Planned Hinsdale Developments Draw Opposition

HINSDALE, IL — Opposition is building against two proposed developments on the northwest side of Hinsdale. One is a 46-unit single-family housing subdivision, and the other is a 262-unit apartment complex for seniors.

The two developments would be on the campus of the Institute in Basic Life Principles, a non-denominational Christian organization that is selling the property.

Residents have formed a group called Save Fullersburg Woods. They want to prevent what they call the "overdevelopment" of Hinsdale.

Minneapolis-based Ryan Companies is proposing the retiree development for the northwest corner of Ogden Avenue and Adams Street, while Burr Ridge-based McNaughton's project is slated for the northeast corner.

In an email to Patch, Megan Richards Martin, a member of the Save Fullerburg committee, said the zoning in the area calls for at least 20,000 square feet of land for each unit. McNaughton, however, is seeking exemptions to the zoning code to allow for far smaller lots, she said.

"This will result in a density that is 800% higher than currently exists in our neighborhood and, to the best of our knowledge, will set a new low standard for single-family housing in all of Hinsdale and Oak Brook," Martin said.

Meanwhile, she said, Ryan Companies is proposing senior housing that will include a large three-story building that will be larger than the IKEA in Bolingbrook.

Martin also said the developers must address the impact on traffic and schools. The Basic Life Principles property, she said, is largely a FEMA floodplain, but she said her group has yet to see provisions dealing with neighborhood impact from the new developments.

The Village Board has yet to vote on either development, though Village President Tom Cauley said in a meeting in the spring that he was a "strong no" on the McNaughton project.

In an interview, John Barry, McNaughton's land acquisition manager, acknowledged that lot sizes in the proposed development — known as Heather Highlands — are less than what is required under the village ordinance. But he said the development includes a lot of open space outside the two clusters of houses.

The development would include 23 two-story houses that are expected to cost about $1.1 million, and an additional 23 ranch homes are set to start at $950,000, Barry said.

He said his company expects little impact on the local schools and that it has completed a traffic study.

As for the floodplain, Barry said the company has hired an engineer who is dealing with drainage issues. The engineer's work, Barry said, will be checked by village and county engineers, with the plans going to the state as well.

Martin contended that real estate values in Hinsdale and Oak Brook for the past several years do not support a large addition of new houses. Barry disagreed.

"Our price points will be exactly what the market wants," he said.

Representatives of Ryan Companies spoke at a Village Board meeting in January about their plans. At the meeting, Trustee Luke Stifflear, who heads the zoning committee, called the senior development the "largest real estate project that we have looked at in more than a decade."

According to the company's plans, the buildings fronting Ogden Avenue would be two floors. Farther away from Ogden, the structures would rise to three stories. That may become a significant issue, officials said, because building heights have been a hot topic before.

On the website for the senior development, Ryan Companies said its traffic at full capacity would be less than the Basic Principles complex and less than what could be built under current zoning rules.

As for drainage, the website states, "There is currently zero stormwater management systems in place to control rainwater in this area. There is also an undersized pipe that drains stormwater from south of Ogden beneath the existing building. The proposed investment will improve the current stormwater drainage."

At last week's meeting of the Hinsdale High School District 86 board, members discussed whether they should have a position on McNaughton's plan. The developer has presented updates twice in the last six months to the board's finance committee. Officials said McNaughton is seeking the district's support.

The board received a report that said the district would gain $1.2 million in property taxes over two decades as a result of the development, which works out to $60,000 a year.

Most of the board members opposed the idea of weighing in, saying it was a village issue.

"I think it is kind of self-serving of (McNaughton) to come to us possibly begging us for a recommendation," member Marty Turek said.

Member Kathleen Hirsman said the district should stay out of it.

"The developer is trying to garner our support to have more leverage with the village," she said.

Board members said the district received 50 emails from opponents of the McNaughton development.