A group of Western Springs residents is asking that the village not create a new zoning designation for the development of the old Tischler’s grocery.
The residents fear that the proposed MXD zoning, which allows for taller buildings and more dense developments, could become the standard that other developers of downtown properties push for with their projects going forward.
MXD zoning allows building heights of 59 feet, 14 feet above the maximum height allowed for properties with commercial zoning. MXD also allows for multifamily developments to be more dense than 30 units per acre.
The proposed MXD zoning designation would be used on the former Tischler’s grocery site on the southeast corner of Wolf Road and Burlington Avenue. Foxford Communities plans to build 52 high-end apartments at the site on top of 3,800 square feet of commercial space, possibly for a restaurant.
The Tischler and Breen Cleaners site being proposed for redevelopment by Foxford, and the Benak’s property, which is nearby but not part of the Foxford project, are two of nine downtown sites targeted for redevelopment in the village’s 2011 Downtown Plan.
“The benefit of doing Tischler’s and Benak’s under C-1 as opposed to MXD is that the village would not be opening Pandora’s box that could apply to the other seven redevelopment sites,” said Peter Shannon, a longtime resident.
Shannon said the resident group feels because of its location and unique set of circumstance, such as a ComEd substation on the property, Foxford should be given the height, density and parking variances it is seeking. But those exemptions under commercial zoning instead of creating the MXD designation could get other developers calling for zoning exemptions for their sites as well, the group contends.
The group also states that many residents don’t know about MXD zoning. Group members noted that 66 percent of the more than 800 residents they surveyed over a 10-day period said the survey was the first time they had learned details.
Members of the resident group, which does not have a name, say their MXD concerns are not trying to halt the Foxford development, but to make the community aware of what can be allowed under the zoning designation.
Michael Stroka, another longtime resident, said after seeing the survey results, it might be beneficial for the village to reach out to the community for more input.
“I don’t think the village has failed to inform residents. It has been in the village newsletter. There is a sign up at the (Tischler’s) site,” Stroka said. “I think the village has used every tool in its toolkit, but a survey could inform even more people” on what’s being proposed.
Shannon and Stroka contend the survey results show residents seem more comfortable with the 2011 Downtown Plan rules than the MXD allowances.
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The residents’ survey results show:
* 68 percent of surveyed residents said the village should follow the Downtown Plan recommended maximum height of 45 feet instead of the MXD-allowed 59 feet
* 73 percent of surveyed residents want the Downtown Plan followed on multifamily housing density and kept to up to 30 dwellings per acre
* 73 percent of residents want the Downtown Plan followed and have any fourth-story setback be a minimum of 12 feet “to create the appearance of three stories”
* 80 percent of residents felt that the Downtown Plan’s recommendation of 1.25 parking spaces per unit should be followed
“Village staff and the Village Board are doing a great job. What residents want is for the village to make an informed decision based on resident preference,” Shannon said. “Residents view the Tischler’s site as an eyesore and want it redeveloped.
“If that means special treatment to make it work, then let’s do it. It is also clear that residents want that special treatment to occur only on this site because of the unique development barriers and not at the other seven development sites in the village.”
Kevin Beese is a freelance reporter for Pioneer Press.