The developers of the Arlington 425 project in downtown Arlington Heights were given another six-month extension to start construction on a vacant 2.9 acre site, but village trustees emphasized at the October 21, 2024 Village Board meeting that there are no guarantees of future extensions.
The developers, who have faced a number of obstacles with the project, may find themselves in a friendlier situation by considering building in the likely bonanza of residential housing properties that may become available at the 326-acre Arlington Park property — Chicago Bears stadium or no Chicago Bears stadium.
Arlington 425 developers were met early with opposition by residents in single-family homes nearby, concerned with …
buildings towering over their homes with lack of a buffer,
overcrowding and traffic issues,
noise, and
the inclusion of affordable housing units in the residential buildings.
Village planners were tone deaf to the concerns of the nearby neighbors. However, an astute village board at least recognized that garbage removal might be complicated as garbage trucks maneuver on the east side of the project, discovering that personnel might have to roll dumpsters a considerable distance of travel from their storage location near the first level of the parking garage to the garbage truck during trash pickup. Former library board president Deb Smart, while affiliated with the Arlington 425 project, indicated in the early review of the project that the garbage pickup would not be an issue.
The current mixed-use development has been planned for about 80 percent of the large lot on the block bordered by Campbell Street, Highland Avenue, Chestnut Avenue and Sigwalt Street. The site is also located just west the Vail Avenue parking garage (22 South Vail Avenue). The plans call for a 10-story building at 225 W. Campbell, a five-story building at 33 S. Chestnut, and a parking garage (up to 479 parking spaces/stalls). The development also includes approximately 7500 square feet of commercial space (Note: There is a discrepancy of total residential units where one village indicates there are a total of 319 residential units planned, and another page indicates a total of 296 residential units planned).
“I really think we owe it to the community to try to get this property developed. We’ve been put in a tough place because if we don’t grant this extension and they have to walk away it’s going to be another five or six years before anything is built there. I feel comfortable that there has been enough progress demonstrated that we are going to get a shovel in the ground sometime next year (2025).”
— Arl Hts Mayor Tom Hayes
The original Planned Unit Development (PUD) for the project named Arlington 425, which now includes the 10-story building at 225 West Campbell Street and the 5-story building at 33 South Chestnut Avenue, was approved by the village board in May 2021.
OPPOSITION
The Arlington 425 plans were opposed by neighbors of the project — mostly related to housing density issues adjacent to single-family residences. The concerns of residents were mostly ignored by village officials.
Disregarding the protests of nearby neighbors …
the Chestnut Avenue building plans changed from at 54-unit, four-story building to an 88-unit, five-story building (directly across from single-family homes on the west side of Chestnut Avenue); and
the Campbell Street plans changed from a 182-unit, nine-story building to a 208-unit ten-story building.
These were apparently concessions for the developer because the plans for a seven-story Highland residential building above a six-story parking garage (total 13 stories) were changed to a four- or five-story parking garage in the same footprint.
Also attending early planning meetings, were outside activist/advocates (people who do not live in Arlington Heights) who pushed for a higher number of affordable housing units than were acceptable by the Arlington 425 developers seeking realistic and profitable financial conditions for their project. The higher number of affordable housing units were also not acceptable to neighbors in single-family homes who live nearby the potential project.
Partly due to the COVID-19 pandemic and financing issues, extensions were requested by the Arlington 425 developers, and were granted by the Village of Arlington Heights.
In April 2023, the developer was granted a one-year extension to the PUD and preliminary plat of subdivision.
In April 2024, a second extension — this time six months — was granted to allow the developer more time to obtain building permits for the first phase of the project, which includes the on-site parking garage adjacent the existing 22 South Vail Avenue village parking garage, and the building at 225 West Campbell Street.
In October 2024, a third extension — also six months — was granted.
The project has pros and cons …
PROS for Downtown Project
The project would bring more residents and foot traffic to stores and restaurants in downtown Arlington Heights (but could backfire by adding too much density to downtown Arlington Heights).
The project would bring increased real estate tax revenue.
CONS for Downtown Project
Arlington 425 causes too much density in an area that is too ambitious for the limited space available in its footprint.
Arlington 425 lacks a buffer from dense housing to the quiet single-family neighborhoods to the west and south — especially to the west.
Arlington 425 adds density to an area that is already a concern by businesses and village officials regarding excess pedestrian traffic during events near Harmony Park.
The Arlington 425 private parking garage may cause confusion for people seeking free parking at the village parking garage, since the two parking garages would be adjacent to each other and could appear to be a singular parking garage to uninformed visitors. The private parking garage plans include access to residents and visitors (including downtown restaurant clientele, for example) with a more complex gate and ticket situation.
Arlington 425 removes availability of green space that is often used for people to gather for special events, such as the Santa Run and other running races and events. The space is a natural area for a park, and could be a preferred space for music events compared to Harmony Park, where the popularity of music events have outgrown the available space, and the noise levels from outdoor music have interfered with Nonny’s music events.
Arlington 425 would cause excess congestion where the existing village parking garage is used for shelter from weather elements (both solar and precipitation) during special events nearby.
Construction inconveniences with dust and debris would negatively affect outdoor diners and downtown businesses at Arlington Alfresco; and construction traffic, staging and supplies storage would negatively affect nearby neighbors and businesses. (The downtown construction project compares negatively to construction activities anticipated at Arlington Park where multiple construction sites would be developed simultaneously with less issues with occupied properties.)
The downtown project at its current site choice near Campbell Street and Highland Avenue lacks potential opportunities and design freedom that likely will become available along with many other properties that can satisfy housing demand at the Arlington Park development.
The project involves an extra engineering expense of $30,000 regarding the parking garage near the existing village parking garage.
Arlington 425 might be a more successful project at the Arlington Park location.
Since the fate of Arlington Park might become more clear or completely revealed in 2025, perhaps the Arlington 425 developers have found it a good strategy to stall the project, and potentially switch sites if Arlington Park has more opportunities with less headaches for the Arlington 425 developers. If they’re not considering the Arlington Park location for their site, perhaps they should be.
Meanwhile, at the downtown Arlington Heights site, Arlington 425 has ongoing obstacles to overcome, according to Steve Messutta, general counsel for Arlington 425. Messutta explained that the discovery of numerous utilities located underground at the site have caused some design modifications, and the Arlington 425 project team was still working to finalize building permits and agreements to use the surrounding streets to stage construction equipment and supplies.
Also, the Metropolitan Water Reclamation District and ComEd, still need to complete their reviews, while about 85-90% of the total permitting process is complete.
An estimated $30,000 in additional study costs are related to the close proximity of the village parking garage to the private parking garage, while the village board is becoming increasingly concerned whether the Arlington 425 project will reach completion. Village Board Trustee Thomas Schwingbeck suggested the village add a condition to the extension that the developer would need to pay the village up to $30,000 within 30 days of being invoiced for the additional review expenditures expected. Attorney Messutta and developer Bruce Adreani agreed to Schwingbeck’s request.
Village Board trustees on October 21, 2024 unanimously voted to grant the extension with the condition proposed by Schwingbeck. Trustee Jim Tinaglia recused himself from the discussion and the vote because his architectural business designed the Arlington 425 project.
October 21, 2024 – Board of Trustees Meeting – Village of Arlington Heights, IL (See New Business segment beginning at 16:30 for Arlington 425). YouTube Tips ⓘ
See also VAH sources …
Arlington Park Redevelopment Project: Chicago Bears Football Club Property
^^ MOBILE? USE VOICE MIC ^^
facebook …
Please ‘LIKE’ the ‘Arlington Cardinal Page. See all of The Cardinal Facebook fan pages at Arlingtoncardinal.com/about/facebook …
Help fund The Cardinal Arlingtoncardinal.com/sponsor
THANKS FOR READING CARDINAL NEWS