Panel Rejects Elmhurst Condo Proposal

ELMHURST, IL – An Elmhurst committee on Tuesday voted down a proposed nine-story condominium complex in downtown.

The 4-3 majority took into account neighbors' concerns about the shadowing effect on nearby buildings.

Under the zoning code, the developer could have built a six-story building without going through the Zoning and Planning Commission.

But the developer, Oak Brook-based RSCK Holdings, said it needed nine stories to make the project work financially.

The company offered two scaled-down options for the complex. For either option to work, it said it would need a city subsidy through a special tax district.

The proposal now goes to an Elmhurst City Council committee.

The 28-unit complex is proposed for 196 to 202 N. York St. It would require the demolition of older buildings.

The developer argued that a nine-story building was appropriate. It noted the city's long-term downtown plan opened the door for buildings as tall as 10 stories in the downtown's core, where the building would be.

However, residents of the six-story condo complex to the west, One95, objected to the height of the proposed building, among other things.

During a debate, commission member Kevin Byrnes agreed with the developer, saying the city's downtown plan encourages such development. And he said the word "shadow" was mentioned nowhere in the city's zoning code.

Because the city code allows six stories, he said, the commission should only look at the effect of the additional three.

"If you want to control the view, get an explicit easement or buy the property," he said.

Member Carol Snyder said she was against the request because it would bring a "dramatic disparity" in building heights.

The building, she said, would be the only one higher than the tree line, making it incompatible with the neighborhood.

She also took issue with Byrnes' dismissal of the shadow issue.

"Sunlight has tremendous benefits on mental health," Snyder said.

Member Michael Scarsella said the zoning code calls for "adequate light and air," but fails to define what that means.

"If it's not clear, be conservative," he said.

The commission's chairwoman, Susan Rose, said predictability was important for businesses, including developers. She said the city would lose predictability if it rejected the project, which she said would be contrary to the downtown plan.

Member Melissa Pittman said the city's process was predictable.

"Elmhurst is very friendly to quality development," she said. "We have a very vibrant downtown. We aren't desperate for projects."

Voting against the nine-story request were Snyder, Pittman, Scarsella and Susan McCoyd. Rose, Byrnes and Mark Hoffman were in favor.

"Good people can disagree," Rose said.

The proposal is expected to go to the City Council's Development, Planning and Zoning Commission on Feb. 13.

The full council could vote on the project in early March.