Albion Development Plans Gets Preliminary City Council Nod

HIGHLAND PARK, IL — Plans for an apartment building on the site of the Karger Center received preliminary approval Monday, as the City Council granted preliminary approval to designs for the 171-unit Albion at Highland Park development at 1850 Green Bay Road. Council members voted 4-2 in favor of advancing the plans Monday after about three hours of discussion, with neighbors worried the five-story structure would overshadow their homes and real estate professionals suggesting the addition of downtown rental units could help rejuvenate local businesses.

A preliminary planned development and design for the city-owned 2.6-acre site, which the City Council agreed to sell for $3.76 million to a joint venture of a homebuilder and development company in January 2018 was approved by Mayor Nancy Rotering and members Michelle Holleman, Alyssa Knobel and Adam Stolberg. Councilman Tony Blumberg was absent and members Kim Stone and Dan Kaufman voted against the plan.

"This is not, by any means, a vote on final action. There are significant pieces of this legislation that still need to be provided to us," Rotering said.

Representing the developers, Park District of Highland Park Commissioner Cal Bernstein said city staff had been considering a possible development on the Karger Center site since 2009. The project before the Council was the brainchild of Highland Park resident Keith Jacobs, the third-generation chief of North Shore homebuilder The Jacobs Companies, Bernstein told members of the council. He said Jacobs was a well-known local developer track record with work on developments such as The Legacy Club, Hibernia and Heritage on Lake Cook Road.

"He understands there's a need that we all acknowledge for additional customers and foot traffic for our downtown business district. So when this property went on the market 18 months ago, Mr. Jacobs partnered up with Albion Residential to try to find what the highest and best use for this property is," Bernstein said. "And they determined that apartments is what this town needs in order to put more bodies on the street to help support the downtown businesses."

Albion Residential is a subsidiary of Dallas, Texas-based Sammons Enterprises focused on developing luxury rental apartments in the Midwest. It is currently developing projects in Evanston and Oak Park.

"Jacobs thought this was a perfect marriage, so to speak, of Albion's expertise in apartments and his understanding of the local market," Bernstein said.

During public comment, several real estate professionals and Highland Park residents expressed support for bringing more people to downtown, as others voiced concerns about a negative impact on the surrounding neighborhood and called for a reduction in the scope of the design.

Amy Corr, who manages more than 200 residential real estate agents on the North Shore, said it was time for Highland Park to "catch up" with neighboring communities, pointing to apartments included in the Mellody Farms in Vernon Hills and the creation of a Wheeling town center.

"The dynamic of the consumer has changed quite a bit when it comes to real estate," Corr said. Downtown rental developments appeal to both empty-nesters and younger residents."What we need to realize is there is a demand for this type of product. People want newer turn-key product, whether it's for purchase or for rentals."

Eddie Adler said it would enhance the community and help fill downtown vacancies and generate crucial property tax revenue.

"I, for one, am tired of driving up and down the streets on a regular basis and watching more businesses leave than are coming. There are several vacancies in our community that have been there for multiple years and I think that's very, very concerning," Adler said.

Real estate broker Richard Kahan, who said he specializes in retail space, said more people and foot traffic were needed to support the city's shops and restaurants.

"This is important. Density is important. I have a hard time leasing space. For years this was the cat's meow of downtowns. It's changed today. We need to do something to help really bring it back to life," Kahan said. "I think this is going to be a good opportunity for other developers to see how the process gets done, and that you will encourage future development, which is always help bring downtown Highland Park back to its vitality."

Louise Conway said neighbors were united against the "industrial-looking" building following an "ardous and challenging" planning committee process.

"We submit that the development is in direct violation of a number of city codes and ordinances and in direct conflict with the city's comprehensive master plan. In addition, we believe the applicant has failed to meet a substantial number of the findings of fact prepared by city staff," Conway said.

"It is terribly disturbing to see what is unfolding here and the detrimental impact that this mega-development will have on our beautiful village. No matter what the amount of money is offered to the city, it is not worth the devastating impact it will have on our community and neighborhood," Conway said. "No amount of money can compensate me for losing the quality of life that I currently experience on Sheehan Court."

Larry Dunlap said the process was flawed and the plan should go back to the plan and design commission, which he said had hoped to recommend the reduction of the bulk and density of the project.

"Many, if not all, of the commissioners stated at the last hearing, prior to it being given to you, that they wanted to make many changes," Dunlap said. "They didn't think they could legally do it because of the interpretation by corporate counsel."

Bivan Kischer said the buildable area of the city-owned property would allow for a maximum of only 90 to 115 units.

"Offering this property by the city as both the approver and the seller at 171 units and a 2.6-acre property is disingenuous and I think it's unfortunate that it's gone this far," Kischer said, questioning the value of public benefits proposed by the developer and suggesting it did not meet the standards for a planned development. "And the calculation for the lot that you have proposed to sell is based on spurious factors, and is not billable in my opinion."

"That's not true," the mayor said. "Spurious factors are not what we use in the City of Highland Park."

Read more about plans for 1850 Green Bay Road from the City of Highland Park »
Watch discussion at Jan. 28 meeting of the Highland Park City Council »

Ahead of the vote, Rotering said she appreciated the time and engagement of residents who attended numerous neighborhood and committee meetings and participating in the process.

"Many of the people who are sitting up here started where you are, in the audience concerned about a situation, and spoke their minds and worked with their government to try to move things in a better direction."

Several councilmen thanked members of the public for remaining involved in the process.

"I just want to thank everyone for all your input on all sides of this issue. All the letters, the phone calls, the photos make the whole process so much better, it's invaluable," Kaufman said. "It's a lot of time and effort that you all have put into it and I know it's important for all of you as it is for us too."

Noting the project was a large development with a lot of moving parts, Stolberg thanked owners who objected to the project for voicing their concerns with "class and respect," showing the process was functioning well.

"I believe the developer has left the door open for further discussion to further accommodate some of the neighbors," Stolberg said, noting the four items of relief requested by the developer were "relatively insignificant."

Knobel looked to assuage concerns flooding in the area might be exacerbated by the structure.

"Everything we've read, everything we've heard at the Plan Commission meeting says the opposite," Knobel said. "There is no flood mitigation right now, but you will be providing it in several ways."

Stone said she was generally in support of the project and increased downtown density but expressed concerned about the impact on the neighbors.

"I'm concerned that this did not go to the Housing Commission prior to coming to us and that that recommendation is a contingency in this approval," Stone said.

City staff will draft documents which will return to the plan commission, with the matter expected to return to the City Council by June.

Earlier:

• Plan Commission Recommends Albion Development Despite Complaints
• Luxury Rental Development Plans For Karger Center Revealed
• Highland Park Gets Bid To Build 171 Units At Karger Center
• Karger Center Listed For Sale At $3.5 Million