Elmhurst may tweak city planning update to address neighbor concerns
Residents of an unincorporated area near Elmhurst who have been raising questions about proposals to update the city's comprehensive plan now say they believe their concerns are being heard.
Neighbors in the West Yorkfield subdivision near Elmhurst Hospital say they've gotten the attention of aldermen on the development, planning and zoning committee who are considering the documents, called subarea plans.
At issue is one of the five plans, which spells out potential improvements for York Street and Butterfield Road. Developed by consultant Houseal Lavigne Associates during the past 18 months, the plan suggests the city gradually annex unincorporated properties and look to replace houses with multifamily housing, medical offices, assisted living centers or mixed-use commercial buildings, depending on the site.
West Yorkfield resident Dan Cusack said he and his neighbors want to ensure the city takes some responsibility for acquisition and redevelopment of unincorporated properties and offers "safeguards" to residents who otherwise would fear the difficulty of selling their homes.
"They seem to be trying to get out from under that" responsibility, based on the language of the proposed subarea plan, Cusack said.
So during a meeting of the city's development, planning and zoning committee Tuesday night, Cusack suggested several ways he and his neighbors hope the York and Butterfield plan can be adjusted.
He said they would like to see language added that would prevent "piecemeal development;" and they'd like a reference in the subarea plan to removing and replacing single-family homes eliminated. He said West Yorkfield residents seek limits to multifamily development in the area and no reference in the plan to the idea of annexing unincorporated properties.
"The neighborhood came away from the meeting cautiously hopeful," Cusack said. "If nothing else, we got their attention at this point."
Mark Mulliner, one of the three aldermen on the development, planning and zoning committee, said he understands why West Yorkfield residents are sounding the alarm about the proposed density and traffic of their area in the future, as well as concerns about who would buy their properties and when.
But Alderman Michael Honquest, chairman of the development, planning and zoning committee, said it's not accurate to say the city is going to "start tearing down houses and building buildings."
"This is a plan," Honquest said. "It's the best practice of any well-run city to put together plans for their different areas, which is all we're trying to do."
That's why city staff members are working with Houseal Lavigne to see if tweaks can be made to address the one subarea that is creating concern. Honquest said he did not yet know what potential changes could be.
Mulliner said the York and Butterfield area encompasses a more highly residential site than the other, mainly commercial areas, making resident concerns a more pressing priority.
"That's a legitimate reason for us to make sure, as we look at this, we listen to what their concerns are," he said.
Aldermen say they have not heard any opposition to the other four subarea plans, which offer suggestions for the business district at York and Vallette streets; the Lake Street corridor between Route 83 and York Street; a one-block area at First and York downtown; and the intersection of North Avenue and Route 83.
Mulliner said the plans offer good ideas to slow traffic on Lake Street and address the "hodgepodge" of businesses; how to improve safety and profitability at the busy corner of North Avenue and Route 83; and how to potentially create a new public plaza downtown. But it all comes down to phasing and implementing the ideas.
"You've given us a broad sweeping plan, but maybe there's things we should do incrementally," Mulliner said. "None of these things will happen overnight."
Honquest said he views the subarea plans favorably as "templates" for developers, giving an idea of what the city would like to see. He called beautification ideas in the plans a "no-brainer" to improve visual appeal.
The subarea plans are expected to be discussed again during the development, planning and zoning committee's next meeting Nov. 26.