East Central Reporter

City of Olney Plan Commission met Aug. 1.

Here are the minutes provided by the commission:

AGENDA #1 “CALL TO ORDER” The meeting of the Plan Commission was called to order at 7:30 p.m. in the Council Chambers of the Olney City Hall, 300 S. Whittle Avenue, Olney, Illinois, with Steve Eichhorst presiding.

AGENDA #2 “ROLL CALL” The following Plan Commission members were present: Zachary Holder, David Abell, Brandy McKinney, Pat Everette, and Steve Eichhorst. Elliot Brazil, Scott Jones, and Wesley Tolliver were absent. Vicki Lobacz entered shortly after the meeting was called to order. Also present were Code Enforcement Officer Dallas Colwell, and City Clerk Kelsie Sterchi.

AGENDA #3 “APPROVE MINUTES OF THE PLAN COMMISSION MEETING ON MAY 3, 2021” Mr. Everette moved to approve the minutes of the Plan Commission meeting on May 3, 2021, seconded by Mr. Holder. Mr. Holder, Mr. Abell, Mrs. McKinney, Mr. Everette, and Mr. Eichhorst voted yes. There were no opposing votes. The motion carried.

AGENDA #4 “SWEARING IN” Mr. Eichhorst asked that anyone wishing to testify on behalf of the items being discussed to stand and be sworn in. City Clerk Sterchi asked those standing to raise their right hand and “swear to tell the truth, the whole truth and nothing but the truth so help me God.” John Cronin was sworn in.

AGENDA #5 “REZONING: 200 W. ELM STREET FROM R-3 (TWO-FAMILY RESIDENCE DISTRICT) TO R-4 (MULTIPLE DWELLING DISTRICT)” John Cronin came before the Plan Commission to request rezoning of 200 W. Elm Street, Property Index Number 11-03-150-033, from R-3 (Two-Family Residence District) to R-4 (Multiple Dwelling District). The petitioner was requesting the rezoning in order to construct Central Park Townhomes.

No comments had been received by the City Clerk for or against the rezoning request.

Mr. Cronin told the Plan Commission that he was petitioning the rezoning on behalf of North Arrow Partners. North Arrow Partners (Partners) was a team comprised of developers, architects, and general contractors looking to develop 200 W. Elm Street. The Partners had recently completed some senior living projects in the area over in Newton, Illinois, and Robinson, Illinois. The Partners were interested in the Olney site in order to create new residential townhomes. The townhomes would not be restricted to senior living. The proposed project would include 31 townhomes in 4 separate buildings. The townhomes would range from 1 to 3 bedrooms.

Currently, the only structure on the site was the old gymnasium from Central School. The Partners were interested in rehabilitating the old gym to possibly offer a space for the management offices, community gymnasium, or possible business incubator.

Financing for the project would come from housing programs to where the Partners could apply for Federal tax credits as a means to generate equity, however there was no guarantee that tax credits would be awarded.

Mr. Cronin continued to explain that at least five of the units would be fully accessible. He felt this was important because accessibility rules were frequent to change. Additionally, the Partners were interested in green and sustainable building. Their goal would be to achieve Green Certification through the National Green Building Standards, or similar agency. All materials used would be sustainable and energy efficient.

Mr. Cronin also made it a point to say that the Partners would make a substantial effort to purchase and hire locally. The Partners would not self-perform the construction.

Should everything go to plan, the Partners hoped to prepare initial application to the Illinois Housing Development Authority (IDHA) in the Fall of 2022 with the official application being submitted after the first of the year.

Mrs. Lobacz asked if the townhomes would be available for rent or purchase. Mr. Cronin replied that the townhomes would be leased.

Mr. Abell asked if the Partners had handled similar projects. Mr. Cronin indicated so. Other projects were not exactly the same as this proposed project, but then again architects typically were not interested in exact replicas. The Partners currently had a townhome development in Highland, Illinois, that had been successful. Another townhome development would be taking place later in the month in Dwight, Illinois.

Mrs. Lobacz asked for price ranges on rent. Mr. Cronin stated that official prices were not yet finalized, but he believed rent would be charged at about $850 per month for a one bedroom unit, $1,000 per month for a two bedroom unit, and $1,100 per month for a three bedroom unit.

Mr. Eichhorst asked for a plat of the proposed layout. Mr. Cronin directed Mr. Eichhorst to the submitted documents which did include a site plan, floor plans, elevations, and renderings.

Mr. Cronin then told the Plan Commission that there would be some on-site parking available for tenants, but that there should also be a bit of street parking available.

Mr. Eichhorst did not believe that parking was available on the east side of Camp Avenue. From the audience, RCDC Executive Director Lauren McClain said that parking was available on both sides of Camp Avenue.

Mr. Holder asked if street parking would present problems for the Free Methodist Church on W. Cherry Street. Mr. Cronin did not believe so. There would be at least 40 parking spaces available on site which would total out to a bit more than one space per dwelling unit. Additional parking could also be added, if necessary, but the Partners wanted to maximize green space.

Mr. Everette asked if the development would be fenced. Mr. Cronin indicated that could be possible if the City desired, but the Partners would rather have a better connection between the residences and the outside community.

Mr. Eichhorst did not believe that fencing considerations should be a matter for the Plan Commission. Mr. Everette did not see a need for the development to be fenced. Mr. Eichhorst felt that if the area was fenced, chain link would not be desired.

Mr. Cronin then advised that when applying for financing through the IHDA, there would be a requirement for income verification. Residents could not be over a certain income threshold. Even so, Mr. Cronin reported that the initial market read for the area showed that almost exactly one-half of the existing households in Olney would have income that would qualify for eligibility.

Mr. Holder asked what income range would qualify. Mr. Cronin did not have all of the data with him this evening, but recalled that an income of about $50,000 or less would be eligible.

A management company would be retained for day-to-day management of the residences. Mr. Everette asked if the management company would also provide maintenance. Mr. Cronin believed so, or at least the management company would hire out for maintenance.

Mr. Cronin then advised that the Partners were going to be in the venture for “the long haul.” They were not interested in selling the property off in 18 months or so for someone else to handle.

Mr. Holder asked if a property manager would be on site. Mr. Cronin indicated so. The manager should be on site at least three days per week, but would be available to contact at all times. The manager might even live on site.

Mr. Holder then asked when construction could begin. Mr. Cronin replied that if the Partners were awarded financing, they should find that out around May of 2023. Construction would then be slated for the Fall of 2023 and should take about 12 to 15 months to complete.

Mr. Eichhorst asked if the Partners had yet purchased 200 W. Elm Street. Mr. Cronin advised that no purchase had yet been made. Mrs. McClain added that the City of Olney currently held a real estate option on the property for this particular project.

Mr. Eichhorst indicated that Mrs. McClain should be sworn in. Mrs. Sterchi asked Mrs. McClain to raise her right hand and “swear to tell the truth, the whole truth and nothing but the truth so help me God.” Mrs. McClain was sworn in.

Mrs. McClain told the Plan Commission that when RCDC had taken a strategic look at the future of Richland County, the one problem that kept coming up was the need for housing. It was not possible to prospect new businesses to hire 50 to 75 people because there would be no place for those people to live. In addition to providing more housing in general, Mrs. McClain felt the project would give hope for the future when looking at industrial and commercial development.

Mr. Eichhorst agreed that this project was desperately needed and acknowledged that Olney had a housing crisis. He also believed that the project would improve the overall neighborhood and increase property values in the area.

Mr. Everette moved to approve the recommendation for rezoning of 200 W. Elm Street from R-3 (Two-Family Residence District) to R-4 (Multiple Dwelling District), seconded by Mrs. McKinney. Mr. Holder, Mr. Abell, Mrs. Lobacz, Mrs. McKinney, Mr. Everette, and Mr. Eichhorst voted yes. There were no opposing votes. The motion carried.

The recommendation for rezoning would be heard by the City Council on August 8, 2022, at 6:00 p.m. for a final decision.

AGENDA #6 “PUBLIC COMMENTS/PRESENTATIONS” No one from the public wished to speak.

Mr. Eichhorst then referenced a listing of considerations for a zoning request. He asked if the Plan Commission believed that the rezoning would have a reasonable relationship to the public’s health, safety and morals. The Commission believed so.

Mr. Abell asked Mr. Eichhorst if the considerations should have been discussed before the vote. Mr. Eichhorst replied no. Mr. Abell disagreed and explained that the Board of Appeals discussed those same considerations in their meetings before a vote took place.

Mr. Eichhorst said that he wanted to get everything out of the way, that this was for future consideration, and reminded Mr. Abell that this was not a meeting of the Board of Appeals.

Mr. Abell wondered why the considerations were being discussed at this point and not before the vote. Mr. Eichhorst replied that he had read through the list of considerations a few times and did not see much need to question or discuss the items. He had never liked the idea of having to go through the considerations at all and felt that was enough said.

AGENDA #7 “ADJOURN” Mrs. McKinney moved to adjourn, seconded by Mr. Everette. Mr. Holder, Mr. Abell, Mrs. Lobacz, Mrs. McKinney, Mr. Everette, and Mr. Eichhorst voted yes. There were no opposing votes. The motion carried. The Plan Commission meeting adjourned at 8:00 p.m.

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