First and typical floor plans for Cleland Place at 1925 Wilmette Avenue, Wilmette; image from the Village of Wilmette website
WILMETTE – Affordable housing developer Housing Opportunity Development Corporation (HODC) held its first community meeting on September 7, sharing with residents a new plan for the former American Legion Post site at 1925 Wilmette Avenue.
HODC’s original plan submitted to the village in September 2015 was met with strong opposition from the community and was withdrawn in December. Executive director of the nonprofit, Richard Koenig, held a series of community meetings throughout the winter, seeking feedback from residents before formulating an alternative proposal.
In outward appearance the new plan for Cleland Place is pretty similar to what was first submitted to the village in September 2015. Most of the changes were made to the interior. “On the inside it is much different,” Koenig said.
The new plan includes a three-story, 16-unit rental building, instead of the original 20 units in the first proposal. In response to residents’ expressed desire for family friendly housing, this proposal includes six two-bedroom and 10 one-bedroom apartments located on the second and third floors. Studio apartments have been completely eliminated from the plan. “We have geared it toward the community’ proposal for more families,” Koenig explained. The plan will still include four set-asides for veterans and disabled tenants.
Wilmette’s code permits two people per bedroom, which would allow a family of four to live in a two-bedroom unit, or two people to live in a one-bedroom unit. The one-bedroom units will be rented for $615/month and the two-bedroom units for $800/month. Koenig said the rentals were priced at no more than 30% of an individual’s income.
“I am charging a rent that I think people seeking this type of housing can afford,” he said. Tenants would earn less than 60% of the area’s median income.
One of the main differences in the new plan is the number of parking spaces. The revised plan includes 24 parking spaces: 20 on-site spaces located in a covered area in the first level and four spaces at neighboring Wil-Ridge Plaza. Koenig worked out a deal with the plaza owner that provides for a permanent easement for the parking spaces, in exchange for allowing plaza tenants and customers to drive through the Cleland Place property.
Since the new proposal includes fewer apartments — and HODC secured a deal with Wil-Ridge — the revised plan falls within the minimum number of parking spaces the village’s zoning code requires. Koenig thinks the new traffic pattern will also improve traffic flow.
While the revised plan includes fewer allowances for variations to the zoning code than the prior plan, HODC will still be seeking three allowances:
- the building is within height allowance but is three stories, versus the permitted 2 1/2 stories
- the floor area ratio is 1.03 versus the 1.00 that is allowed
- parking spaces are at grade instead of underground
The Planned Unit Development (PUD) process requires HODC to show that it is providing a benefit to the community in exchange for these allowances. Koenig pointed to bioswales reducing stormwater run-off, fewer curb cuts and impervious spaces, affordable housing, ADA accessibility that exceeds requirements, and sustainable design as public benefits.
Koenig explained that the plan includes many of the same features and amenities. HODC will continue to target Wilmette residents, using a concentric strategy. “Think concentric, we start marketing in Wilmette and grow out from there,” Koenig said.
HODC also plans to utilize a rigorous tenant selection process, but will also include in the new plan an on-site satellite office that will regularly be staffed by HODC. Koenig said that the satellite office will add an additional layer of safety, in response to residents’ concerns on this issue. “(We’re) using it as a pro-active approach with people there regularly,” he said.
To integrate apartment residents with the neighboring community, HODC also plans to hold events in the community room located on the first level to encourage neighbors to meet each other.
Questions from residents who attended the meeting mainly centered around how HODC would market to Wilmette residents and the funding of the project. Koenig said that before seeking federal and state money to finance the project — the primary source of funding is a federal low-income tax credit — HODC needed to secure approval from the village. At this point he does not have a target break-ground date. “It is counted in years, not days,” Koenig said.
Koenig also dispelled any rumors regarding HODC’s plans to build a larger building at Wil-Ridge Plaza. He told residents he had no plans to acquire the plaza and build a larger building, rather his plans were for the proposed 16-unit building. “This is really truly what I want to do. This is not a bait and switch,” he said unequivocally.
A second community meeting is scheduled on September 13 at 7 p.m. at the Community Recreation Center. To view HODC’s pre-application materials go to www.wilmette.com.
