Crescent Place Development Provides Affordable Housing For Arlington Heights; Village council to consider on Monday
A long vacant lot on the southeast corner of Chestnut Avenue and Rand Road is set to become the latest test in Arlington Heights’ attempts to expand affordable housing into the upper-middle-class suburb.
The proposed Crescent Place project would span 2.46 acres at 310 W. Rand Rd. The 40 one- and two-story units of the four-story building would be designated as affordable housing, with 32 units reserved for families. earning no more than 60% of the region’s median income (MAI) and eight apartments for those earning 30% of the MAI. The rent for 60% AMI units would be $ 871 per month for a one-bedroom or $ 1,047 for one-to-two bedrooms, while the rent for 30% AMI units would be $ 384, according to documents from the town.
The Village of Arlington Heights Board of Directors will review Crescent Place at their meeting on Monday, September 20.
The project will cost $ 16 million, of which $ 15 million will come from the Illinois Housing Development Authority and the remaining $ 1 million from Cook County. In return for public funding, the developer, Florida-based Housing Trust Group, agreed to keep all units in the building affordable for at least 30 years.
The project has garnered support from village staff and boards, as well as affordable housing advocates in the area, such as the League of Women Voters of Arlington Heights-Mount Prospect-Buffalo Grove. However, some neighbors of the project opposed it throughout the various stages of the approval process. The most common argument has been that the project would overload already congested traffic on Rand Road and Chestnut Avenue, with many residents disputing a traffic study that predicted the project would add only 14 additional vehicle trips during rush hour. morning and 18 additional vehicles in the evening journey. Housing Trust Group retorted that the vehicle traffic expected from the multi-family development would still be much lower than that of a commercial development such as a restaurant which would see a constant flow of customers.
Neighbors also expressed concern that the project would contribute less to property taxes than commercial development. However, the land has been vacant and undeveloped for two decades, and even residential development is expected to generate more property taxes than maintaining the long-standing status quo, according to testimony to village commissions.
Others said they just didn’t want welfare recipients or low-income people living near them because they would bring crime and drugs to the neighborhood, a point that angered Planning Commission chair Susan Dawson at a meeting on the project in June. “It’s not some sort of criminal element, and believing that someone who earns less than $ 40,000 is somehow automatically a criminal / drug addict / going to ruin our community is extremely disappointing to me, that’s the opinion, ”she told the meeting. “So clearly I’m very pissed off, and I am. I am very disappointed with much of what I heard today.
Housing Trust Group said the project would be aimed at small families and young professionals who want to live in the area where they work.
While the village council will need to consider the friction between its stated goal of making affordable housing more available and the residents’ desire to maintain the integrity of their neighborhoods, the trustees will also consider some changes to the zoning of the property. The two lots on which the project is located are currently zoned primarily as a B-2 business district, with a small portion that is in an R-6 multi-family residential area. The trustees will have to approve the zoning change, as well as the update of the overall village plan to reclassify the property from commercial to multi-family at moderate density. Finally, they will consider whether to approve the consolidation of the property into one lot to be developed.
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