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Minutes - 02/18/2002 - Plan CommissionVILLAGE OF OAK BROOK PLAN COMMISSION MINUTES February 18, 2002 1. CALL TO ORDER The meeting was called to order at 7:30 p.m. MEMBERS PRESENT: Chairman Stelios Aktipis Members Paul Adrian Arrived 7:38 p.m. Samuel Girgis Surendra Goel Barbara Payovich MEMBERS ABSENT: Anthony Tappin ALSO PRESENT: Village Trustee Alfred Savino Village Trustee Susan Korin Village Trustee Elaine Miologos Director of Community Development Robert Kallien Village Attorney Richard Martens A quorum was present. IL APPROVAL OF MINUTES Member Payovich moved, seconded by Member Goel, to waive the reading of the October 15, 2001 Plan Commission Meeting minutes and to approve them as amended. VOICE VOTE: All in favor. Motion passed. Ill. CREDEDIO — 3308 MIDWEST — MAP AMENDMENT FROM R -1 to R -2 John Brechin, attorney for the petitioner, John Crededio, property owner of 3308 Midwest Road reviewed the request. The petitioner is seeking rezoning of the property from R -1 to R -2, which they believe is consistent with the character of the area. A letter from Mr. Brechin dated January 11, 2002 (page D of the petition file) enumerates the factual basis and establishes the propriety of the rezoning and addresses the various factors set forth in the Zoning Ordinance. Mr. Brechin reviewed the surrounding zoning of the property. Immediately to the south and west of the property is the Midwest Club subdivision zoned R -3 (25,000 square foot lots). To the east is Trinity Lakes subdivision and is also zoned R -3. Immediately to the west is a single - family residence zoned R- 1. To the north is property owned by Oak Brook Christian Center, a portion of their property immediately abutting this parcel is zoned R -1, the rest of the church property immediately north of that is zoned R -2. Except for the church, the area is uniformly residential. R -3 appears to be the predominant zoning. Many consider the R -1 zoning to be the holding zone to remain R -1 until an appropriate use can be made for the property. They believe that R -2 is a more appropriate use because of the existence of Trinity Lakes and Midwest Club and importantly, Midwest Road. Traffic volumes on Midwest Road in PLAN COMMISSION Minutes February 18, 2002 PC -MTG. 02- FEB.doc 'S C_ 1993 exceeded 16,000 vehicles per day. Because of that traffic, this site is really not an ideal site for development as R -1. The parcel contains 2.81 acres and measures 330 x 390 feet. It is a beautiful lot. It could probably be developed as R -1 if it were on Breakenridge or along Spring Road, or some other area with less traffic. They are requesting rezoning so that the property can ultimately be subdivided into two lots. Both lots will comply with all the requirements of the R -2 zoning district. Mr. Brechin said that Mr. Crededio has been trying to sell the property for a long time, but because of its size, it is not sellable as R -1. The only way to make it viable is to allow the R -2 so that two lots can be created, that will equal or exceed the zoning requirements of the village. They do not believe that the rezoning will have any adverse impact on the remaining R -1 property. The R -1 property is totally surrounded by R -2 or R -3 so the precedent is already established for smaller lot size zoning in this area. The R -2 zoning is a very good transition from the R -1 and R -2. The plat of survey shows the frontage as 396 feet with a depth of 330 feet. They do not know how the eventual subdivision will be done. It could be divided equally into two parcels of approximately 1.4 acres or two different size lots that will still comply to the ordinance. The property has remained vacant as zoned for 15 to 20 years, and one of the major reasons it remains vacant and undeveloped is because of the R -1 zoning. R -1 zoning on this property at this location just does not fit. R -2 is an appropriate zoning and is consistent with the character of the area and they seek a favorable recommendation. No one in the audience spoke in support of in opposition to the request. None of the members had any further questions of the petitioner. Member Goel moved, seconded by Member Adrian, that the petitioner has met the requirements necessary to recommend for approval the Map Amendment as requested. ROLL CALL VOTE: Ayes: 4- Adrian, Goel, Payovich, and Aktipis Nays: 0- Absent: 2- Girgis and Tappin Motion Carried. IV. DUPAGE HOUSING AUTHORITY - 3400 ST. PASCHAL DRIVE - PRELIMINARY AND FINAL SUBDIVISION PLAT TO SUBDIVIDE 6.189 ACRES FROM THE MAYSLAKE FOREST PRESERVE PROPERTY - TEXT AMENDMENTS and SPECIAL USE IN THE CR DISTRICT to CONVERT THE EXISTING FRIARY BUILDING INTO A SENIOR CITIZEN ASSISTED LIVING FACILITY Director of Community Development Kallien recommended that the discussion be focused upon the text amendments and special use request. Village Engineer Durfey has not yet completed his second review of the plat and any discussion would be premature. Chairman Aktipis advised the audience that the Plan Commission is an appointed board of the Village and they are part of the process to review projects that relate to development within the Village. During the hearing, the proposal will be evaluated according to the provisions of the Zoning Ordinance. The Plan Commission recommendation will be forwarded to the Zoning Board of Appeals and the Village Board. The Plan Commission and Zoning Board of Appeals go through the process and make a recommendation. The Village Board is responsible for making the final decision on the matter. He welcomed all the residents who came to be part of the process and said that their input is valued. John Howlett, Attorney for the DuPage Housing Authority, introduced those that would be providing information on the petitioner's behalf, including: Arthur P. Donner, Chairman, DuPage Housing PLAN COMMISSION Minutes February 18, 2002 2 PC -MTG. 02- FEB.doc ��C Authority Board of Commissioners; John E. Day, President, DuPage Housing Authority; Terrence R. Russell, LZT /Filliung Partnership, Project Architect; and Arnold Germain, DuPage Housing Authority Director of Development. He reviewed the requests as follows: • Text Amendment to Section 13 -5 -3 to allow Senior Citizen Assisted Living facilities owned and operated by an Illinois municipal corporation, or an instrumentality of an Illinois municipal corporation, as Special Uses which may be permitted in the Village's Conservation /Recreation District. • Text Amendment to Section 13 -5 -4 (c) to permit a maximum floor area ratio of .50 for Senior Citizen Assisted Living facilities permitted as a Special Use in Section 13 -5 -3 and located adjacent to open space of not less than 75 acres. • Text Amendment to Section 13 -5 -4 (E) (1) (b) to allow for a yard setback of twenty (20') feet from the right -of -way of any street for a Senior Citizen Assisted Living facility permitted as a Special Use in Section 13 -5 -3 and located adjacent to open space of not less than 75 acres. • A Special Use Permit to develop and operate an Assisted Living facility at 3400 St. Paschal Drive. • An application for the Trinity Lakes Subdivision within the Mayslake Forest Preserve located at 3400 St. Paschal Drive to operate a 6.189 acre Senior Citizen Living Facility to be known as the Friary Residences at Mayslake. Arthur P. Donner, Chairman, DuPage Housing Authority Board of Commissioners, briefly explained how this development meets their mission statement of providing affordable housing in DuPage County. Their policy at the DuPage Housing Authority has always been one of open inclusion with the communities and citizens of an area for which they try to assist. The Commissioners of the DuPage Housing Authority are appointed by the County Board Chairman and approved by the County Board. Their mission includes providing decent, safe, and affordable housing for the greatest asset of DuPage County, its senior citizens. They believe this development meets their mission. Their oversight agency, the Department of Housing and Urban Development mandates that many developments use a mixed income approach with respect to multi - family redevelopment. Unlike the mixed income approach used to deconcentrate the despair of multi - family public housing, this development uses a mixed income approach for another reason. The income levels of the market rate units would enable the Housing Authority to finance this project through their bonds. Unfortunately, due to the cost of bringing this wonderful development online with the latest building and safety features, this development will allow them to provide only 19 units as affordable and 74 units at market rate. Despite this 80 %- market/20 %- affordable -unit ratio, they believe the 19 units still meet their mission statement to provide affordable housing for seniors in DuPage County which is why they are here. On behalf of the Commissioners and staff of the DuPage Housing Authority, he thanked the citizens and municipal officials of Oak Brook for allowing them to present this development. John E. Day, President, DuPage Housing Authority, presented background information. In 1992, the voters of DuPage County approved the acquisition of the Mayslake Forest Preserve by the Forest Preserve District. According to the Forest Preserve website, saving historic buildings was an important consideration as to why they wanted to acquire the property. In 1994 -1995, the Forest Preserve District entered into a long term lease with Atelier International to develop and provide the citizens of DuPage County with an educational /cultural facility. At that time, the Forest Preserve District requested and received a change in the zoning from R -3 to CR (Conservation /Recreation) District. With the building still vacant, the Forest Preserve District issued a request for proposals in August 1998. Thirteen (13) responses were received with four finalists selected that December. An assisted living facility for seniors as proposed by the Housing Authority was selected in early 1999. The cost of carrying the building by they Forest Preserve is averaging well into the six figures every year as sitting vacant, and in addition, the demolition of the building would run upwards to a million dollars, so the Forest Preserve PLAN COMMISSION Minutes 3 PC -MTG. 02- FEB.doc February 18, 2002 District was interested in having something happen with the site so as to not incur additional ongoing costs. The structure is magnificent. The Friars partially used the structure as a school to train people in their order to do construction so that it could be used in mission work in other parts of the world. All four sides of the building have a different architecture. There is a place in front of the garage where a gas pump was bricked up and looks like something that should be outside of Buckingham Palace. The inside of the structure is full of hand carved oak. The entryway has a two -story walk up consisting of hand carved walnut. The friars had the time to do the work and they did it right. The structure itself is solid and built of cinder block, and in the cinder block, they poured cement. Realizing there was a lack of affordable assisted living in the County, the Housing Authority pursued this proposal and was successful. There have been a lot of new assisted living developments built throughout the county in the last several years, but the number of affordable units in all of those is miniscule. The market is not doing this so they are stepping up to help provide some affordable units for the people. The firm of LZT /Filliung was retained for architectural services. It is the same firm the Forest Preserve retained when they considered moving their offices into the building. In addition, the firm was also working on the Graue Mill, so they were familiar with this area. They painstakingly measured every square foot of the 117,000 square foot building, did a structural analysis and design work. Senior consultants were brought in, market studies were done, a financial analysis, an RFP was done and an investment banking firm was selected to help. They created a stronger project. The Forest Preserve through their bond council has been able to review the applicable bond laws. Terrence R. Russell, LZT /Filliung Partnership, Project Architect, said that he has been working on the project for approximately two years. He provided a general overview of what the project entails. There are two main buildings on the site. One is the Friary building and the other is an existing garage that the Friars built. Each building will be restored. The main building has been vacant for a number of years, which has been somewhat of a detriment to the structure and it has started to deteriorate rapidly. Emergency measures were done about a year ago and holes on the roof were repaired to keep it from deteriorating further. Part of what they intend to do is to completely restore the exterior. The main building is approximately 110,000 square feet and it takes almost an hour and a half just to walk through the building. The exterior changes to the building are minimal. Most of the work will take place on the south wing of the building. Every wing on the building is approximately three stories in height, so they will be adding a third story to the south wing. All of the proposed changes would be consistent with the architecture of the building. The same types of material and the same color brick would be used. The other major portion of the work involves the construction of a new 3500 square foot dining room in the courtyard, solely for use by the residents. None of it will be seen from the outside. The building is built entirely of masonry and concrete. It will take a tremendous effort to restore it. Part of the interior restoration and renovation includes bringing the building up to current codes. It will have a sprinkler system, proper exists, and a number of elevators added for the convenience of the residents. All of the mechanical systems will be removed and replaced. Building number two is the building the Friars used as a garage. This building will retain its character but will be enclosed for ancillary uses for the benefit of the residents. There will be extensive landscaping done on the property. The north terrace is completely overgrown, and they will completely rebuild and landscape the fagade that faces Mayslake. The rest of the building will get similar landscape treatments. The courtyard will be completely redesigned for resident use. Arnold Germain, DuPage Housing Authority Director of Development, said that the DuPage Housing Authority had extensive marketing studies done to determine the needs along with a number of people from the industry to help design the facility to meet those needs. There is a need within the community for an assisted living facility. The County senior population will be up 59 %. Oak Brook is one of the two PLAN COMMISSION Minutes E PC -MTG. 02 -F E B. doc '_�ZCC February 18, 2002 communities in the County that had its population decrease between 1990 and 2000, yet the 65 -year- old population is growing and is up to 20% of the population of Oak Brook. The 75- year -old population in Oak Brook is anticipated to be up another 8% by 2006. Part of the needs assessment was to determine market rates and how the units would be rented. The proposed rental rate is neither high nor low. The 93 units will consist of: 22 studios, 12 alcove, 55 one - bedroom and 4 two- bedroom units. The services offered are those that are offered in most assisted living facilities. They expect those provided here to be as unique as the property. They will provide three meals per day and snacks, weekly housekeeping, and parking. There will be vans and cars available to take the residents shopping in the local area. Laundry services will be provided weekly, as well as washers and dryers being available on each floor for the resident's personal use. A registered nurse will be accessible during the day for health and wellness monitoring. A great part of the area is devoted to nursing, a clinical area, doctor and dentist examination rooms, therapy rooms and a spa. There will be three elevators, a beauty /barber shop, ice cream parlor, convenience store, and dedicated library space. Part of the existing garage will be converted for physical therapy and community space with a warming kitchen for parties /events for the residents and there will be lounges on each floor. The projection areas have fireplaces in them and there will be several activity rooms. Every room will be handicapped accessible, along with wide corridors. Every unit will have a large accessible bathroom, a kitchen, microwave and refrigerator. John Howlett reviewed the Zoning Amendment Factors as follows: a. Character of the neighborhood. The Friary Residences at Mayslake is surrounded by the 90 -acre Mayslake Forest Preserve which is bordered on the east by Route 83, on the north by 31St Street, on the west by single family residential property zoned R -3 and on the south by 35th Street and single family residential property zoned R -3. b. The extent to which property values are diminished by the particular zoning restrictions. Presently and for the past decade, the St. Paschal Friary has been vacant which condition has the potential for decay, crime and loss of property values in surrounding neighborhoods. c. The extent to which the removal of existing limitations would depreciate the value of other property in the area. DuPage Housing Authority will renovate the vacant 46- year -old Friary into a vibrant assisted living retirement community for senior citizens to serve the growing senior population of DuPage County. The St. Paschal Friary has been a fixture in the Trinity Lakes neighborhood for close to fifty years. Property values were never diminished by the use of the Friary by the Franciscan Friars from 1956 until the early 1990's, and in like manner should not be adversely impacted by the passive use of the Friary for an assisted living facility for senior citizens. d. The suitability of the property for the zoning purposes: The St. Paschal Friary is presently a legal non - conforming structure within the village's Conservation /Recreation District. Presently, the District permits as Special Uses, educational facilities; government services facilities, including municipal civic centers, police and fire stations and similar uses; tennis and swimming clubs; and cultural facilities, including libraries, museums and cultural institutions. They are asking for a senior living facility operated by a governmental unit and surrounded by 75 acres of vacant property. PLAN COMMISSION Minutes February 18, 2002 5 PC -MTG. 02- FEB.doc e. The existing uses and zoning of nearby communities; The site is surrounded on the east by Route 83, on the north by 31St Street, on the west by single - family residential and on the south by 35th street and single - family residential properties zoned R -3. f. Is not applicable to the project. g. The relative gain to the public as compare to the hardship imposed on the individual property owner. The DuPage Housing Authority has proposed this development to preserve the St. Paschal Friary for the people of Oak Brook and DuPage County, and at the same time providing assisted living for the County's growing senior citizen population, both of which intentions are a gain for the people of Oak Brook. h. The extent to which the proposal promotes the health, safety, morals or general welfare of the public: It is their position there can be no question that a development which preserves a local landmark, provides much needed assisted living for senior citizens, allows the general public opportunities to enjoy the property and the surrounding Mayslake Forest Preserve, bring a shut- down structure to life, does substantially promote the health, safety, morals and general welfare of the public. L The relationship of the proposed use to the Comprehensive Plan. The development is not inconsistent with the Oak Brook Comprehensive Plan and in fact compliments the surrounding uses in the area. j. The community need for the use proposed by the property owner. Residents of DuPage County who are over 62 years old will have preference for tenancy in the facility to serve the growing population of DuPage County. Figures show that there are over 35,000 seniors that live in the surrounding area that could make use of this facility. The Village also has factors that are related to Special Uses. 1. Is the development of the type described in Subsection A -1 of Section 13 -4 -9, and is it deemed necessary for the public convenience at that location? The Village's Subsection A -1 deals with uses operated by a public agency or publicly regulated utilities or uses traditionally effected with the public interest. The DuPage Housing Authority is a Illinois municipal corporation and body politic. They are a government, like Oak Brook with ordinances that are passed and are here to serve the needs of people who need safe, sanitary and affordable housing in the county. The proposal involves the rehabilitation of the St. Paschal Friary, which has remained vacant for the last ten years. They plan to breathe new life into the Friary and renovate the structure into a vibrant assisted living facility for senior citizens. The DuPage Housing Authority will equip the Friary with the latest technology while maintaining the integrity of a small community housed in a gothic -like structure. The goal of the Housing Authority is to provide a comfortable and safe living environment for seniors in an ideal setting. They are providing 93 units, 19 of which will be at affordable rates. They will provide on -site management and security through their own authority and its affiliate, the DHA Management, Inc. The ownership of the facility will be vested in the DuPage Housing or an instrumentality of the Housing Authority. PLAN COMMISSION Minutes February 18, 2002 6 PC -MTG. 02- FEB.doc T�iEt Residents of DuPage County who are over 62 years of age will have preference for tenancy in the facility, of which their marketing studies has shown there is a great need for senior assisted living in DuPage. 2. Is the development so designed, located and proposed to be operated that the public health, safety and welfare will be protected? They are preserving a local landmark for the people of Oak Brook and DuPage County, providing assisted living for the growing senior population and bringing a shut -down structure to life does substantially promote the health, safety, morals and general welfare of the public 3. Whether or not the development would cause substantial injury to the value of other property in the neighborhood in which it is located? The passive use of the Friary by the Franciscan Friars did not diminish the property values in the area. A high quality senior citizen assisted living facility would not depreciate the property values in the surrounding areas. The special use they are seeking is not too dissimilar to what is allowed currently. Currently, the CR district allows: educational facilities, government service facilities, including municipal civic centers, police and fire stations and similar uses; tennis and swimming clubs; and cultural facilities, such as libraries, museums and cultural institutions. They believe Oak Brook will be proud to have this project because they will run a first class facility. Market rents will be charged and a quality population will occupy the building. Mr. Howlett said that concludes their presentation, and they are open to questions. Chairman Aktipis opened the floor for public comment. Constantine Xinos, 149 Briarwood, president of the Briarwood Lakes Homeowners Association had several questions, as follows: How much will this cost? John Day responded that the construction cost is anticipated to be about 12 million dollars. They intend to finance the project through the issuance of tax exempt bonds. There are additional costs, architectural fees, and so forth, so several million dollars can be added on top of that. Mr. Xinos commented that it would cost $20 million until the first resident moves in. Mr. Day said that they have not gotten a final cost estimate, but you could say that. Mr. Xinos said that assuming there are 19 subsidized units and the balance would be paid at market price, how much is expected to be taken in as revenue and how much will the operating expenses be? Mr. Day responded that operating expenses were pegged at 53 -54% of the income, which is approximately the standard for the industry. Mr. Xinos questioned what the average cost would be for someone to live there. Mr. Day responded that the numbers they are using are underwriting at this time, for a studio is $3300 per month, an alcove - $3600, a one - bedroom - $4000 and a two - bedroom $4400. This is inclusive and should handle 90 -95% if the cost for the entire month. Mr. Xinos asked if that is the market cost for the private sector? Mr. Day answered that it was. Their market study showed that the range for a studio was $2400 -5200, they are $3300; alcove $2400 -3800, they are $3600; one - bedroom $2600 -5600, they are $4000; a two- bedroom $3300 -5200, they are at $4400. PLAN COMMISSION Minutes February 18, 2002 7 PC -MTG. 02 -FE B. doc /�� Mr. Xinos asked if this is being done for people who cannot afford it, or if there are no openings available in any private facilities? Mr. Day answered that the general age of the people going into these units is not someone in their 60's, but rather someone in their 80's. There was concern about overbuilding the industry, but it bottomed out in December and they are at 85% utilization and they anticipate it growing. The number of people aged 75 and older is going to continue to grow in this county. Mr. Xinos asked how much the 19 affordable units would be rented for. Mr. Day responded that those figures have not been finalized, but will be somewhere between $2000 -3000. Mr. Xinos asked who would pay for the rest? Mr. Day responded that they do not get taxpayer money. It will be paid with bonds. Mr. Xinos said that the Forest Preserve bought this property. They kicked out a reputable builder with a contract to build first class housing. The Forest Preserve District knew they were buying the Friary and Peabody mansion. Ten years later, the people have ended up with a project that originally was going to cost $1.5 million to renovate, that id now is at $4 million. The County bought it by selling the taxpayer on open space, now they do not know what to do with it. This proposed project will not be built. The building will be demolished. The whole thing is designed for Newspeak. Newspeak - shortfall means that you are broke; affordable means its welfare. Someone will subsidize the project. Someone with money does not want to live with someone who does not have money. Someone who can afford to have dinner at Tuscany does not want to sit next to someone who just came out of a soup kitchen. Somewhere along the way, the free market is going to take that 3000 - 6000 persons and put them in a private place. The county will then come back and say that the 19 units are filled, but the rest of the units cannot be filled, because you cannot get someone to live next to someone who turns in a social security check. It will be necessary to put more of the affordable people in there. The world and the country is divided into classes. He does not want to live next to someone who cannot afford to live in Oak Brook. He would not ask the public to put him into a $5000 a month unit if he could not afford it. The county is talking about spending $15 -20 million dollars for 19 people. The top floor of the Drake could be bought, put the 19 people there, give a doctor $150,000 a year and a nurse. The existing building does not offend him or his 349 neighbors. It is not an eyesore or a hazard. It will not take one million dollars to tear it down; he could get someone to tear it down for a half million. The County pays retail for everything because it is not your money. No one cares about taking a tour of the Peabody mansion. The county is stuck with a property that should not have been bought in the first place. The building is not functional. They should take the interest on the $20 million and take care of the 19 people, if they need being taken care of. This project is incapable of breaking even. The Atelier organization was well meaning people that thought they would get financial support. When it came time to come up with money, they had $1500 in the bank, because no one cares. Leave the building alone. When the revenue does not pay for the interest or the principal to retire the bonds, who will pay? The Forest Preserve District will, and then the taxpayers pay the increase. Audrey Muschler, 55 Yorkshire Woods said that the people of DuPage County voted to preserve Mayslake, all 90 acres along with a historic site. This proposal is a very similar to the facility in Mayslake Village. There is a waiting list of 1400 people and they have stopped taking names. They are adding on to that facility and providing a wonderful service to DuPage County. She spoke in favor of the preservation and use of the Friary as an assisted living facility. It is a marvelous use providing a solution to a need. It is a preservation of our heritage. A priest architect named Renee Edelbrook designed the building,. The design was copied from a castle that he had seen in Germany. The Friars built the building by hand in the early 1950's. They brought the stone in from Chicago. They went to Westmont, loaded brick from railway cars, and carted it to the site to construct the building. They were trained at the site and learned to do the trades, then went around the world and built churches. In the late 1960's, the Friary became a nursing home for the Friars who became elderly and could not continue their work. It was used as a nursing home from the late 1960's until July 1991. It will not have an impact on Oak Brook and she commended the people who found a marvelous use for the building. PLAN COMMISSION Minutes February 18, 2002 8 PC -MTG. 02- FEB.doc �' V Terry O'Malley, 30 Breakenridge Farm, said that he believes that this proposal would be a major mistake for the community. South of the Oak Brook Hills Resort, on Cass Avenue, they are building brand new structures with assisted living facilities and doing it for a lot less money, approximately, $100,000 per unit. The numbers the Housing Authority is using is a minimum of $200,000- 250,000 per unit. In the end they may be up to $500,000 per unit and will be a financial disaster. As a developer that was involved in the development of the Trinity Lakes subdivision, they had tried to develop unit 3, which is St. Stephens Green, and make it into a townhouse development similar to Briarwood Lakes. They were literally opposed by the Village for doing so. People who bought into Trinity Lakes knew it was for single - family development and were assured by the Mayslake property that was around it, that it was a quaint historical area. To develop the property would change the aspect of that and we will be sitting with another dinosaur. Oak Brook as a community needs to take care of assisted living and housing for the elderly that live in the community, but there are better ways to spend the money. The money could be spent wiser in areas that are designed for that. This area is not designed for anything, but a residential area, and the community wants the area as open space. The project was sold as open space for a forest preserve and it should not change from that perspective. He respects the hard work they have done, but believes there is a fatal flaw as it relates to the economics of this project. They have not presented a proper economic picture of the project. He believes the building is falling down. It is a beautiful building, but to try to make it into something that it was not conformed to be is a major mistake for the community. Years ago they tried to build Whitehall, they tried to make them into large townhouses. The building had to be torn down, because the economics did not work. That was twenty years ago when the costs were a lot less than today. A contractor will not be found to give this development a guaranteed fixed price. Vern Miller, 141 Briarwood Lakes, said that he is 77 years old. He said that the previous gentlemen covered everything he wanted to say. He asked what the benefit of this project is to the residents of Oak Brook. He questioned what any governmental agency would be doing by trying to compete with the private sector? If there is a demand for assisted living, then the private sector will take care of it. It appears that this is being built for the 19 units that will be below the market rates. It was stated that the current operating expense of the facility is about $100,000 per year and it is estimated that it would take about one million to tear it down. That is about a ten - percent return on an investment, which is not too bad of a deal these days. Village Trustee, Susan Chase Korin, 6 Camelot Drive, identified herself as a trustee, but said that she was at the meeting to gather information. She asked if the DuPage Housing Authority owns other property? Mr. Day responded that the only property they currently own is their offices. They prefer not to own property directly because of being viewed as a government with deep pockets, so they prefer to have instrumentalities of nonprofits own the property. Ms. Korin asked what was the benefit of owning this property? Does the Housing Authority manage any other assisted living properties, and who would run it? Mr. Day responded that it would be owned through a nonprofit instrumentality of the Housing Authority. They do not manage any other assisted living properties. Because of the requirements of the bond issues, they run it themselves through someone else who is experienced in the field. Ms. Korin asked if the DuPage Housing Authority would have to pay property tax on the property. Mr. Day answered that if it met the requirements of the state to be a nonprofit organization, they would not. Ms. Korin said that the money needed to refurbish the facility would be raised through bonds, but none would be repaid through taxes. Mr. Day agreed. PLAN COMMISSION Minutes February 18, 2002 9 PC -MTG. 02- FEB.doc Ms. Korin asked what the approximate square footages of the studio and one - bedroom would be? Arnold Germain referred to the market report said that the studio has 360 -sq. ft., the efficiency studio has 400 -sq. ft., the one - bedroom efficiency studio has 460 -sq. ft., and the two- bedroom studio has 768 -sq. ft. Ms. Korin said that the primary market analysis covered a couple of miles surrounding the area, that would use this facility and asked out of the 35,000 how many can really live there. Mr. Day said that the primary market is seven miles and the secondary market goes to Glen Ellyn and Wheaton. The number of people who are seniors that could live in the building is 35,000. Chairman Aktipis asked for a copy of the report so that it can be reviewed. Mr. Germain said that the report was done for the bond council to be sure that the project would be financially feasible to make it work. Mr. Day said that there is a twelve page executive summary that will be made available to all the members of the commission. Ms. Korin asked if any facility run by the DuPage Housing Authority has subsidized housing in it, or is this just part of the facility format chosen? Mr. Day said that the mission statement is to address the affordable housing needs of the residents in the county. Jim Gallagher, 136 St. Francis Circle, Trinity Lakes, said that he had Whitehall and Mayslake in his backyard. His biggest concern is that he did not buy property in Oak Brook to subsidize DuPage County. More traffic will be added onto 31$t Street as more people go into the site. The Housing Authority has said that this would not adversely affect their property. This is the Housing Authority's first time doing this. Whitehall was a beautiful structure, when they tore that down, they were getting $350,000 per lot. He is concerned about the County's affordable housing, making his house more affordable to the public. He asked if studies were done to show how this could increase the value of his property. There is no guarantee that anyone living in Oak Brook will be in the facility. Mr. Day said that in 1990, there were over 60 people in the Village of Oak Brook living in poverty. Preference will be given to people living in DuPage County. Mr. Richard Munaretto, 40 Briarwood, said that of 117,000 square feet, 40,000 square feet will be for living quarters. Mr. Day said that in a typical assisted living facilities there is a lot of common area. In addition, in this particular building there are a lot of larger than normal hallways, rooms for support services, etc. They would like to have more units in there, but cannot. Ken Sullivan, 25 Briarwood, said that $20 million at 5% you can almost tear the building down in one year. The Friars are no longer here. What will it cost Oak Brook, and what are the residents going to get for it. Deirdre Clingen 66 Breakenridge, confirmed that purchase price to be paid for the land from the Forest Preserve is one dollar. She said that the taxpayers having been paying taxes, for ten years to keep the land open space. Mr. Day said that the DuPage County taxpayers could spend one million dollars to remove the building. Member Goel said that he was concerned that the Housing Authority does not have any experience in managing this type of building. He said that we are here projecting the need of this housing and the cost involved. The Friars only used the building for thirty years. He is concerned with the possibility of miscalculation. He said that he believes there needs to be more conviction on the numbers. PLAN COMMISSION Minutes February 18, 2002 10 PC -MTG. 02- FEB.doc LAt Mr. Howlett said that the Housing Authority has been around since the 1940's. They have administered the Section 8 housing assistance programs for people in DuPage County. As time goes on, the philosophy of housing has shifted not only to the people that are poor, but also to those who cannot afford to live in the areas that they work and wish to live in. There are senior citizen facilities that are being built that are affordable, and then there are those that are market. Their Board receives no remuneration for their work. They are distinguished people in the community and county as those in Oak Brook are. They have been directed by the Board to find avenues where the Housing Authority can be of assistance in the area of affordable housing. That is not project housing, or public housing but is affordable housing where someone who could make a rent in DuPage County, if they had some assistance, or rent that would be able to be affordable so they could live here. The DuPage County Forest Preserve bought Mayslake, not the Housing Authority. They are separate entities. There were a considerable number of people that went to the Forest Preserve and said please preserve these buildings. Some people think that it was wise and there are those that think not. That is what happens in government. The economics are that it could never be paid for by filling it all with affordable housing. Having 19 affordable units available to the public is a lot of units, if they Housing Authority does not make this type of housing available, no one else will. These people are not going to crawl in on their bellies into a unit; they are people that do not have all the income in the world. They worked hard and maybe their pension is not huge as well as social security as some of those in the boardroom. They are good people and would make good neighbors. It cannot be built if the numbers do not work. As far as experience is concerned, experts are hired to build the building and manage the building. It is hard when you are doing this type of presentation, when everyone is beating you up, that you fumble a little and say things that you wish you had not said. The fact of the matter is they (Housing Authority) are not crazy, they dedicate themselves to a service to the public and the commissioners of the Board want it to be done. There are people in Oak Brook that may have mothers that want to live close to their sons and they might like to live next to the $700,000 homes. It never bothered the $700,000 homes to have priests that had no money in the bank live there. Chairman Aktipis apologized for the comments that may have been made regarding their dedication and the goals they are trying to achieve and hope they do not feel unwelcome. The other issue raised to the possibility that the project cannot be successful. They are all- important questions that can be raised by the residents and are worth listening to. The Village hopes that this is the process they are going through and hope that it can proceed in a manner that will make them feel welcome. Mr. Howlett thanked him for his comments and said that they feel welcomed by the board. Member Girgis said that the mission as the Plan Commission is to pursue what the founding father of the Village, Paul Butler had a vision and to promote that and to carry it down the line, god willing. His vision for the village was that it be one -third commercial, one -third residential and one -third open land. How will this alter or achieve this balance? Mr. Howlett said that they are not adding more than what is there. It is a 90 -acre forest preserve. They are going to use 6.189 acres of that. A lot of it is for the retention basin that is required. They are not depleting the open space. There are calculations and they will try to get those. There are not many other governmental facilities that have undertaken assisted living. Member Goel asked what the motivation was to get into this type of project. Mr. Howlett said that it is hard not to love the building. They may be buying the property for one dollar. That may sound terrible but it is not uncommon for governments to work that way between each other. The Forest Preserve looks at it as taking an expense off their books, because they have to keep it up. Their people said that they wanted to conserve the building and needed something of a positive nature PLAN COMMISSION Minutes February 18, 2002 11 PC -MTG. 02- FEB.doc L that would not hurt their bond service. It is a great opportunity for the Housing Authority to provide 19 units in a great building. It could also lead to other developments of this kind. Mr. Day said that looking at Oak Brook as the previously mentioned one - third, If they were to do this it would affect, the amount of open space approximately 1/10 of one percent of the entire area. Member Payovich said that since the bond required the Housing Authority to handle the management of the facility, would a management company handle it or people that directly work for the Housing Authority? What kind of oversight will the Housing Authority have? Mr. Howlett said that they will sub out the work to someone who manages these places, but they will be responsible. The state has just passed a law that regulates assisted living facilities. It is very stringent. Mr. Donner said that since bonds will be issued on this property there will be a financial audit required on this project every year. His understanding, after talking to the bond council and to HUD, is that any surplus cash that this entity would generate would be required to be retained at the entity level. It would have to stay in replacement reserves and residual receipts accounts for the benefit of the property for the entire life of the bonds. Mr. Howlett said that the housing Authority takes care of people. Assisted living is a misunderstood category of lifestyle. The individual resident signs a contract that you will provide certain things they need, from getting to the dining room to assistance in eating. It is not a hospital or nursing facility. However, there will be medical people there. Mr. Howlett said that as far as real estate taxes go, the market units would have to pay taxes, however they should be able to get a tax exemption on the affordable units. Mr. Howlett said that this will not be a drag on taxes. Tax dollars will not be used on this project. They will sell tax - exempt bonds. DuPage Housing Authority does not take tax dollars from the taxpayers pocket. The Housing Authority is financed by administrative fees for serving the Section 8 program for HUD. In that sense the federal tax dollars support the DuPage Housing Authority. This project will be funded by the sale of the bonds. The costs will be more along the $15 -18 million mark. He understands that people are against things because they do not understand them. However, the fact of the matter is that governments are here to serve the public and not everyone agrees with how they do it; but that is what they try to do. He thanked the board for allowing them to appear today. Constantine Xinos asked and was told they would be operated with revenue bonds. If the project does not pay, he asked who would take it over. Mr. Day said that it would go to the bondholders. Mr. Xinos said that if it goes down, anyone could take it over. Director of Community Development Kallien said that if this matter proceeds through the process and is approved, there would be a special use ordinance that will specify the exact parameters for the ownership, operation, site plan, etc. If the project failed, they would have to amend the special use, because the Village would hold them to the special use provisions. Asif Yusuf, 18 Kingsbury Court said that this is a noble and good project and it would help many people. However, he does not think it is going to help the residents or the village of Oak brook in any way. The village would not get any tax dollars out of it. It will increase traffic, and require fire and police protection. It will be an additional strain on the village budget, and cannot put a tax levy in. It is incumbent upon them to look at it from the perspective of what benefit it gives to the village of Oak Brook. Forest preserve space is great for general recreational use. No one expected when the property was purchased that this type of high density living arrangement would come into that facility and it is contrary to the expectations of many people. It will increase traffic and that is a detriment to quality of life. Village Trustee, Elaine Miologos, 1707 Midwest Club, said that she was here as a resident but is a village trustee. She is not clear as to how the interior is planned to be restored. Within the living areas of the residences, what percentage of the woodworking and architectural interior will be maintained. PLAN COMMISSION Minutes February 18, 2002 12 PC -MTG. 02- FEB.doc f Terrence Russell answered that not all of the spaces within the Friary are worthy of restoration. The main 3 -story entrance that leads into a 3 -story atrium with a double walnut staircase and slate flooring, beneath that is a paneled library, all of which will be completely restored. To the north facing Mayslake are some fireplaces, elaborate woodworking and quarry tiled floors which they intend to enhance and restore. The Friars took a vow of poverty and their rooms were considered cells that are basically concrete block with a vinyl tiled floor and there is nothing attractive or worthy of restoration in those areas. Those rooms will be demolished and converted into apartments. In other areas of the building there is handsome woodwork that will be salvaged and reused. Approximately 20% will be restored. Ms. Miologos asked if the public could tour the friary. Mr. Day said that they encourage it, but they would like to set up times in order to have someone there to provide an explanation of the project. Ms. Miologos asked what the projected impact would be on the fire and police, and to provide a projection of what would be needed for this development. Mr. Howlett said that they do not view a huge impact. They do not see the increase traffic impacts that have been a concern this evening. There will be courtesy vehicles and the amount of private cars will be small. There may be an increase in emergency services. Ms. Miologos asked the DuPage Housing Authority to provide a list of assisted living housing within a 5- mile radius of the friary. Mr. Day responded that he is aware of only one facility in the county that does have some affordable units, which is located in Clarendon Hills. Ms. Miologos asked for a description of the Bethany project (proposed for Butterfield and Meyers Rd), and why it did not come to fruition. She also asked if a project had been planned around the Lyman Woods area. Mr. Day responded that it could be because the person that listed the property became the developer. The property in question, located at Butterfield and Meyers was owned by a religious order in Indiana. They had vacated the property. The Housing Authority was asked by county board members to review it to see if it were possible to turn it into a type of senior assisted living. The County Board chairman had created a committee to look into the property. It never got much farther than showing an interest in the property, at that time the property was already spoken for. A bid was never made and it never got further than the talking stages. Mr. Day said there were no plans for the other area questioned. Ms. Miologos questioned, if the project were not successful, what is their exit strategy? Mr. Day said they have not come up with an exit strategy because they are planning on success. Ms. Miologos asked what the DuPage Housing Authority Management Company is, and whether they manage any other assisted living facilities for the Housing Authority? Mr. Day said that it is a nonprofit affiliate created by the DuPage Housing Authority created to manage property management services for other clients. They do not manage any other assisted living facilities for the Housing Authority. He responded that most assisted living facilities are managed by their own developers. Ms. Miologos asked if there are other areas in the village that have a .5 F.A.R.? Director of Community Development Kallien said that the way the text amendment is written the F.A.R. would only apply to those special uses that met the other qualifications of being an instrument or instrumentality of government and being adjacent to a 75 -acre forest preserve. On the north end, the Peabody mansion is located, but that is controlled by another special use. He stated that there are office buildings in the village that exceed .5 F.A.R. PLAN COMMISSION Minutes 13 PC -MTG. 02- FEB.doc February 18, 2002 Director of Community Development Kallien noted in the staff report, there are at least two items that need to be clarified on the special use. Provide details of the proposed landscaping along St. Paschal Drive, details for the garages and the photos referred to by Mr. Germain. Member Girgis asked how many additional buildings would be located on the property and whether those buildings are included in the requested .5 F.A.R. Mr. Germain responded that 3 more buildings would be located on the property eventually and are included in the requested F.A.R. On the plans is a green house conservatory that they plan to build later. The actual F.A.R. will be .47. Everything proposed has been included on the site plan and is included in the F.A.R. Village Attorney Martens.said the following should be covered at the next meeting. 1. Provide some projection of what the real estate taxes would be. 2. Have someone from the Forest Preserve District to answer questions. 3. The question was raised regarding what is the highest and best use for the property. 4. The selection process the county went through in choosing the DuPage Housing Authority as the developer for this particular project. 5. Have the subdivision plans refined so they can be reviewed and have the Village Engineer present. 6. Provide statistical information on the parking requirements, such as the number of drivers on staff. The number of staff that would be employed or on the premises. 7. Provide information on whether there is a market for this facility? Chairman Aktipis noted that he senses an undercurrent of concern that the Housing Authority will be competing with free enterprise that provides the same services. There is always a concern when government tries to compete with free enterprise to provide the services, because government has certain ways of operating that are not as flexible to be able to compete successfully with them to make the project successful. It could be a disaster if that were to take place. Trustee Savino said that residents raised questions regarding traffic concerns. He suggested that a traffic study be provided and would be beneficial. Director of Community Development Kallien asked that dates be made available to him to provide tours through the facility. There was a brief discussion as to whether it would be feasible to have the next meeting at the friary, but there are many concerns, regarding being handicap accessible and if enough parking would be available. Member Payovich asked if the project ultimately failed, could there be anything added to any negotiations with the Forest Preserve District that they would have to take the property back at that time? Village Attorney Martens responded that would be a possibility and something that could be explored and is a reason that someone from the Forest Preserve District is present at the next meeting. Member Goel moved, seconded by Member Payovich to adjourn to a reconvened meeting to consider this matter at the next regular Plan Commission meeting scheduled for March 18, 2002. VOICE VOTE: All in favor. Motion carried. V. OTHER BUSINESS No other business was discussed. PLAN COMMISSION Minutes February 18, 2002 14 PC -MTG. 02- FEB.doc L Ce- Vl. ADJOURNMENT Member Goel moved, seconded by Member Payovich to adjourn. VOICE VOTE: All in favor. Motion carried. Meeting was adjourned at 10:02 p.m. l Director of Community De 7rnt Secretary March 18, 2002 Date Approved PLAN COMMISSION Minutes February 18, 2002 15 PC -MTG. 02- FEB.doc �� t