How many people are “too many”?
We’ve asked that question in a variety of different ways over the last several years in posts about residential development, mixed-use development, retail, façade improvements, and all the other land-use issues that have come up during that time.
Or put another way: How many people are “enough”? And why?
That question has surfaced once again in connection with the 20-story apartment building Gart Partners LLC wants to build on part of what is now the site of the Farmers’ Market, on Prairie between Main and Garden. Last Tuesday night Gart brought its “concept plan” to the Planning & Zoning Commission (“P&Z”) to make its pitch for the zoning changes needed to make its project a reality.
Can you say 195 units on a site that would qualify for only 34 units if it was given the highest (R-5) residential rating provided in the Zoning Code? How about a 210-foot height where the maximum R-5 height is 45 feet? And because the structure would be in Target Area 4 of the Uptown TIF, it might also require amendments or exceptions to the existing TIF plan, which contemplates no residential structures higher than 5 stories.
Gart’s selling points for this structure are its agreement to pay $117,000 annually as an “apartment tax”; as much as $700,000 a year worth of additional property taxes; and the prospect of another $180,000/year in revenues if the City were to apply the “apartment tax” to its existing 300 apartment units.
Gart described it as “a whole new way of living for that side of the tracks.” And indeed it would be. Actually, it would be a whole new way of living for the entire City of Park Ridge.
The six P&Z commissioners present at the meeting seemed to view it with a mix of “you gotta be kidding me” and “just go away.” Which is what we expected.
But the way Gart dangled that carrot of $817,000 in annual additional taxes it claims just its own project would generate, we suspect these kinds of pitches will continue so long as (a) developers perceive Park Ridge as offering valuable development opportunities, and (b) the City struggles to keep annual property tax increases to under 5% while continuing to stagger under the weight of the Uptown TIF’s black-hole deficits and an estimated cost of $300 million (plus?) to implement a plan of city-wide flood control.
So it’s probably a good time to start a community-wide discussion of, in the first instance, just how many people we believe is optimal for this community, either in its “as is” condition or with a different configuration. Would we as a community like to add another 1,000, 3,000, 5,000, or more residents? And, if so, would we like them to be property owners or renters – assuming that distinction matters to a significant number of people.
Fifteen years ago the Uptown Advisory Task Force (the “UATF”) was created and began hatching its plan for the Uptown TIF, ostensibly to add a substantial retail, dining and entertainment component that would bring “vibrancy” (the unofficial buzzword for that development) to Uptown. At that time, a survey of approximately 2,500 people revealed an aversion to tall buildings and multi-family residential.
But by the time folks like former city manager Tim Schuenke, former mayor Ron Wietecha, a handful of true believers on the UATF and City Council, and hired-gun consultants like Trkla, Pettigrew, Allen & Payne, Inc. got done manipulating and massaging the Uptown redevelopment process to conform to their collective wills, we were left with the tallest and densest multi-family residential project in the City that, with one notable exception – Houlihan’s – rolls up its sidewalks by around 8:00 p.m. every night.
And not a lick of Uptown “entertainment” was added to supplement the movies the Pickwick has provided for decades.
In addition to publicly discussing what we want Park Ridge to be when it grows up, it might also be time to revisit the Zoning Code and how it does or doesn’t provide developers with reasonable, predictable guidelines as to what likely can and can’t be built in our City. Eliminating uncertainty in the zoning and permitting processes would go a long way toward eliminating any remnants of the “unfriendly to business” reputation Park Ridge allegedly acquired back in the Wietecha/Schuenke era.
That way, less time might be wasted by the various arms of City government – and by developers – on projects whose specs are so off the charts that our P&Z folks assume they are typographical errors, or outright jokes.
And, in the process, we may learn a little more about what the people most invested in this community, its residents, see in its future.
To read or post comments, click on title.
22 comments so far
Bet those 20th floor units will have great views of the fighting in Hinkley Park!!! I know, droll, very droll!!!
The roar of planes would bombard 20th floor units. One of the commissioners deadpanned that Gart Partners could add a 20’ tower on that development to keep the planes away.
EDITOR’S NOTE: Or an anti-aircraft emplacement on the roof.
It will be interesting to see how a mayor who values Park Ridge’s old-time ambiance more than just about anything except more money to address our many problems will react to this temptation. But I’m with those who wonder what the developer is smoking. 20 stories? People are still plotzing over a 5-story Uptown redevelopment, yes? Maybe it was a typo. Wouldn’t that be droll?
EDITOR’S NOTE: The only vote Mayor Schmidt will have on this project is if (a) the Council deadlocks on it and he has to be the tie-breaker vote; or (b) the Council passes it and the mayor vetoes it. So it’s less about what the mayor wants and more about what P&Z and the Council want.
But we don’t know anybody who’s “still plotzing over a 5-story Uptown” – other than over how it’s a financial black hole because of the stupidity/negligence/kinkiness of prior mayors and aldermen in passing the Uptown TIF and committing tens of millions of dollars in City debt to benefit private developer PRC.
$1M a year if you believe the developer.
Can’t simply ignore that can they?
EDITOR’S NOTE: We haven’t believed any developer since PRC told us about all the great retail it would be bringing into its Uptown project.
146, my reaction was similar to the that of the Commissioners, although I may have also added some colorful language to my comment. One of the reasons I moved to Park Ridge was because it did not have 20 story apartment buildings. If I wanted to live in a place that has a downtown which looks like Des Plaines or Evanston or Arlington Heights, then I would have move there instead.
A 20 story development isn’t going to be built in park ridge. Some pie in the sky greedy developer want to build as large a structure as it can – because that’s what developers do.
The real story we should be discussing is the conversion of Embers into 10 single family lots. Do we really need 10 new 3,500 sq single family McMansions (basement space included) complete with turrets, fake stone facades and paver brick patios? My goodness the horrid Moldovan or former eastern block inspired architecture – which is nothing more than a mish mash of othe equally awful styles – is the true blight of the town. I’ve watched beautiful but worn mid centuries and Victorians torn down so some nuveau rich finance consultant can buy his or her very own cinderblock palace for $800,000 using this years bonus as the down payment. A 20 story tower may be more architecturally appealing than 10 horrendous single family eyesores.
EDITOR’S NOTE: Sounds like you should apply for a seat on the Planning & Zoning Commission, “Serf.” Ready to step up and actuall DO something about the stuff you beef about?
so any new home built must be asthetically pleasing to serf??? I bet there are houses he/she likes that others so not.
EDITOR’S NOTE: And if “Serf” doesn’t think a P&Z would be a good fit for him/her, there’s always the Appearance Commission.
By the way, is serf going to defend ALL the older homes in PR??? some of the older homes I see around are just as hideous as he thinks the new ones are.
EDITOR’S NOTE: We sure hope not – that might be an even more pointless discussion, but one most definitely worthy of the Appearance Commission.
“so any new home built must be asthetically pleasing to serf???”
Do you really want 10 more of these in a row where Embers used to be? Really?
http://www.redfin.com/IL/Park-Ridge/717-N-Lincoln-Ave-60068/home/13650039
EDITOR’S NOTE: We doubt that’s what will be built there, but if the Zoning Code and Appearance Commission allow it then your beef’s with them.
Regarding Serf’s Appearance Commission-worthy comments, two reactions:
1. De gustibus non est disputandum.
2. My real concern is that Borrelli & Co. are already calculating as follows: 10 new homes X $10,000 per year in D-64 property taxes = $100,000 that they can raise the budget on top of the 3% they do every year anyway. (Rubs hands in gleeful anticipation.)
EDITOR’S NOTE: 1. That’s why we try to stay out of those discussions.
2. Unlikely ANY of those homes will generate $10K/year for D-64 – likely no more than $4-5K. But it still pays for some Chromebooks, or some teacher and administrator raises.
If a person buys a piece of land and decides to build a home who are you to judge the looks (with in reason)????
Is the home in the link you provide one that I would build….no. Is it in a realm where the city or you should some how deny a permit to build it????
Are you kidding me???
There are people out there who would disagree with you and I and find that to be a nice looking newer home.
Why are developers continually trying to force Apartments and Multi-Unit developments in Park Ridge? Is this an “Ask for 20 floors and get 10” type of proposal? Because, then it’s a win for the taxpayer, since our government stuck up for us against the big bad developers?
It seems to me that the laws, code, P&Z… make it more profitable to exploit us with horrendous apartments than it is to try and start a business here in Park Ridge. Even though, we are “business friendly” as it is so quoted on here. What does our new ED think about it…oh ya, I guess we will never know. Maybe we need a new AD, an “Apartment Director” in town to help us navigate where to rent?
Ya I know Whole Foods thinks it’s great to do business here.
Lastly- Serf, You’re having a rough posting week. The worst thing about Park Ridge homes are the old, ugly plaque homes with dirty old siding that are revered because some old non-famous person lived there.
I find them architecturally off-putting and really stand out. If you drive through Wilmette, now those are some nice old homes. The ones in Park Ridge are mostly….just old.
If high basements are the cause of flooding, why doesn’t the city council /Mayor change it??????? You know, they are the ones with the power to do it.
EDITOR’S NOTE: Mariano’s seems to like it here just fine, too. As do numerous other businesses who don’t have failures they need to explain away by claiming Park Ridge was/is “unfriendly” to them.
What “high basements are the cause of flooding”?
Uptown project was “kinky”? That’s a new one, even for you. I guess one can only call everybody stupid and corrupt so often. But maybe you’re saying kinky to create some buzz for economic development? Like, Rosemont with more old houses? I’m sure the then-elected officials, who foolishly believed our six-figure-for-life staff Schuenke and Derfield, are feeling young ‘n frisky already.
EDITOR’S NOTE: When used in this context, “kinky” fills in the gap between “stupid” and outright “corrupt”; i.e., something that might have been just “stupid” except but when done by people who certainly know better – like the City’s coming up with its selling price for some of the most prime commercial property in Uptown without having it formally appraised to confirm that the offering price was right.
Tax Dollar:
You may have to stop referencing WF as a success story. As a company, they missed earnings again and are about 30 bucks of there 52 week high.
On a local level, the PR WF is, by far, the lowest volume WF I have ever been to in my life. It is not even close. I am a WF fan and I go to that store at least 3 times a week including peak times on weekends. I have never seen that store crowded….NEVER. They never even have all the registers open and there are still almost never lines.
Now that is good for me as a consumer….no lines…no crowds…plenty of parking. But I have to believe this store is at risk.
Now on to a point on which we agree. I think your comment to serf about PR housed is spot on!! I am not saying that there are ZERO nice older homes in PR but let’s these new houses are not like putting a mustache on the Mona Lisa.
Hey Serf:
I have an idea. Ya know what this town needs, rather than those houses you seem to hate soooo much??? More park land. You could start a movement…….get a facebook page…..gather signatures. Maybe you could give your movement a catchy name…..like Legacy Parks something or other. But it has to include paddle tennis courts!!!
“1. De gustibus non est disputandum.”
This is avoiding the issue of the disgusting proliferation of mcmansions destroying the character of this town. We as citizens of park ridge have every to tell the carpetbagger developers and builders “Hey, build something in the character of the town.” These 4,000 sq ft monstrosities (often next door to a 1,200 foot well maintained mid-century ranch) are so out of place.
“There are people out there who would disagree with you and I and find that to be a nice looking newer home.”
Yeah, I’m sure there. Congress has an approval rating of 7% too just as probably 7% of the people would find that to be a “nice looking newer home.” But the vast majority of people find it hideous. Yet they keep building them.
Here’s another:
http://www.redfin.com/IL/Park-Ridge/417-N-Redfield-Ct-60068/home/13647357
Been sitting on the market for over a year now..not sold…because it’s out of place and ugly.
Take a look at the google streetview link on the map in the link….this 2,945 sq foot mcmansion is on a block of 1,200 sq foot split levels and ranches…
I understand this is a blight in many chicago suburban towns – but if we as citizens have the power to say that we don’t want dense urban living with 20 story building – we have the same power to say that we don’t want ugly 3,000 sq foot homes on 6,500 lots…i know the FAR ratio is .45 in this town and that’s an improvement over some of the lot line construction in the past but it’s ironic that people complain about one building in the downtown area while every neighborhood in this town is slowly transforming into a soulless mcmansion in-filled Will County suburb.
EDITOR’S NOTE: Then show up at a City Council meeting, alone or with a bunch of other people who feel the way you do, and speak up. Tell the Council you want the Zoning Code and/or the FAR changed so that these “McMansions” can’t be built anymore.
But when you say your name and address, you had better hope there’s not a McMansion on that site, or your credibility might wilt then and there.
“But when you say your name and address, you had better hope there’s not a McMansion on that site, or your credibility might wilt then and there.”
I renovated and brought life back to an older, 1,500 sq ft home in this town when I bought in the earlier part of this decade.
Unfortunately, the lot next to me is 90×130 so the day after my neighbor sells some carpetbagger developer is going to tear down a perfectly good older home and replace it with a 5,265 sq foot cinderblock palace (plus finished basement!) next to my 1,500 sq foot home. What an awesome look for our town!
The one bright side to all of this is that Park Ridge has more or less banned 3 car garages, and they strongly prefer garages at the back of the lot rather than the front. That’s a start. But that won’t stop my home from being overshadowed by the mcmansion.
Maybe I should show up at council meetings …
EDITOR’S NOTE: Why not?
Why show up at a city council meeting to speak his or her mind. The neighbors of 322 S Vine tried for several years to get the city to do something about the 322 S Vine McMansion that was over built for the lot and violated several city codes such as height of the house, raising the height of the lot causing neighboring homes to flood, pouring an unapproved patio, building a large garage with a second floor that is too tall, finishing the attic without a permit, three air conditioning units on the side of the house instead of in the backyard, connecting downspouts and sump pump to the street sewer, etc etc. The city did nothing about any of these violations and now the neighbors face flooding with nearly every rain storm of any significance. The powers that be only see dollar signs and this often trumps enforcing even the existing codes.
EDITOR’S NOTE: As we pointed out in our 05.03.12, 05.23.12 and 06.04.12 posts, the 322 Vine deal appears to have had some kinks worked into it by former City mgr. Jim Hock, former City building administrator Steve Cutaia and outside consulting engineer Bernie Bono. Unfortunately, it didn’t reach the Council’s radar until almost 3 years after the violations, at which time evidence seemed to have disappeared and the City Attorney decided he didn’t have a winnable case.
We don’t see that happening again under the current mayor, Council and CM.
We’d like to think
Just because the employees allegedly responsible for the screw ups are gone does not mean the city does not have an obligation to make the owner builder occupant of 322 Vine correct ALL code violations because the neighbors are the ones suffering property damage still today. The neighbors tried during construction before occupancy was granted and after to get the city to correct it’s mistake. The city council refused to help.
EDITOR’S NOTE: If you read the posts to which we directed you, you should see that certain individuals acting on behalf of the City appear to have kinked things to the point where it became legally impossible for the City to force the owner of 322 Vine to correct the many problems.
And the owners of the adjacent properties presumably received the same kind of explanation if they consulted their own attorneys to determine their rights against the 322 Vine owner. Hence, no lawsuits have been filed against the property owner or the City.
Did someone say Whole Foods was not “a success story”?? I guess someone forgot to tell Whole Foods.
http://www.chicagobusiness.com/article/20140731/NEWS07/140739957/whole-foods-reveals-next-wave-of-chicago-store-openings?utm_source=NEWS07&utm_medium=rss&utm_campaign=chicagobusiness
Stock price is not necessarily the best measure of corporate success.
Dope.
EDITOR’S NOTE: The EVP is usually the last to know.
I’ve sat in on quite a few pz meetings and they just don’t know how to say no. All but 2 guys up there know what’s going on and they seem to be on different sides.
Each developer comes in asking for an insane variance over zoning and they entertain them. What’s wrong with telling them it’s zoned xx and start from there. Like someone above said, it’s ask for 20 to get 10. Same song and dance. At the developers next meeting the council is all in joy that they only want 10 units over zoning versus 20. Never once have they said you should target it’s intended specifications.
EDITOR’S NOTE: Are you saying the Zoning Code should actually be treated like a…wait for it…CODE?
Frankly, that’s exactly the way we think it should be treated, so that it’s understandable and predictable for ALL developers.
But that would likely require another overhaul of the Zoning Code because, as we’ve already seen, it currently has a bunch of problems built into it that have made some variances reasonable, if not even desirable and necessary.
Behind our small-town, Bedford Falls facade, we actually ARE an infill Will County suburb. “Soulless” may be a bit harsh, but there’s no denying Park Ridge is bland and Babbity, aspirational and derivative, yeah. And we like it that way. A man’s home is his castle, and if he and the missus can afford said castle, they’re going to build it. Dream houses come in all sizes. Midcentury modern furniture, once spurned, has come back into style and perhaps midcentury ranch houses will, too. People have done some really cute things with some really unremarkable little houses in this town, and the big ones shoulder a lot of our high property taxes. If Monsieur McMansion pays $20K a year, that’s half of why you only pay $7K. The Appearance Comission has done a fabulous job of keeping the really ugly, awkward, windowless “designs” (mostly by self-trained carpenters-turned-contractors, not architects) from abandoning all standards. And they’ve given a lot of valuable free guidance, too. I’ve watched them often. The Zoning folks are a different kettle of fish, however. If the City staff makes mistakes and OKs something that was out of code, they should have to make it right. Some kind of penalty, financially, so that the City (i.e. the taxpayer) doesn’t have to hurt either neighbor. Stuff like this makes people not believe in their government. When it hits you, literally, where you live, that’s not acceptable.But unless your neighbor is causing you to flood, I say live and let live. And thank god we’re in a postmodernist period so the really weird stuff is not being built here!
EDITOR’S NOTE: As we understand the 322 Vine debacle, City staff FUBARed that so badly that the City attorney determined there was no legal recourse against the owner. That’s why holding City officials accountable ON A DAILY BASIS, up the chain of command with the buck stopping at the most highly-paid desk – the City Managers – is the only way to go.
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