Project Background

On June 3, 2019, the Village Board adopted Ordinance #19-019, which granted Preliminary Plat of Subdivision approval, Planned Unit Development (PUD) approval, and other zoning entitlements to allow the Arlington 425 development on “Block 425” in Downtown Arlington Heights. As required by the Municipal Code, Preliminary Plat of Subdivision approval is valid for a period of 12 months, and PUD approval is valid for a period of 24 months. Accordingly, the Preliminary Plat of Subdivision approval is set to expire on June 3rd of this year, and the PUD approval is set to expire on June 3rd of 2021.

Request

The petitioner has requested a 12-month extension to both the Preliminary Plat of Subdivision approval and PUD approval. Per the Municipal Code, up to 12-months’ worth of extensions to both approvals can be granted by the Village Board. Any subsequent request for further extension beyond this initial 12-month period would be required to appear before both the Plan Commission and Village Board for their consideration.

The petitioner has explained that these extensions are necessary as they are still attempting to obtain financing and the high costs of the development. Further details can be found within the petitioner’s formal extension request letters.

Utility Considerations

Block 425 contains overhead utilities that run through the center of the block, connecting and providing power south of Sigwalt Street, through the center of the Sigwalt 16 property, through the center of the Arlington 425 site, and west across Chestnut Street connecting to existing overhead lines along the western side of Chestnut. The overhead utilities within Block 425 will need to be relocated in order to allow for the proposed Arlington 425 development, as well as the Sigwalt 16 rowhome development located on the southern side of the block.

In preliminary conversations last year between ComEd and the Village, a tentative concept for utility relocation was discussed, which would relocate the overhead utilities requiring dedication and/or an easement from Arlington 425. There has been little resolution to this issue and recently Mayor Hayes forwarded correspondence to ComEd seeking their attention to this matter. As part of Subdivision approval, and as required by Village Code, Arlington 425 is required to dedicate 8’ of land for public Right-Of-Way along the eastern side of Chestnut as part of Final Plat of Subdivision approval. This land dedication could help facilitate utility relocation. However, until Arlington 425 completes Final Plat of Subdivision approval, this land will not be dedicated (unless the developer agrees to dedicate it earlier). A small utility easement along the eastern side of Chestnut and part of the Arlington 425 site may also be necessary, pending final design from ComEd. It is unclear what other alternatives ComEd has for utility location. Arlington 425 has indicated that they are concerned about the potential impact on the construction of their proposed development without seeing a detailed utility plan and exploration of options and alternatives.

Options

The Village Board has the authority to grant an extension of a Preliminary Plat of Subdivision approval and PUD approval. 

The Village Board could consider the following options.

1. Grant the 12-month extension as requested.

2. Grant a 90-day extension to see if an acceptable plan is provided by ComEd to relocate the overhead utilities running through the property and the Village Board may grant further extensions at that time.

3. Grant a 12-month extension conditioned upon Arlington 425’s dedication of the Right-of-Way once an agreed upon utility relocation plan has been provided and accepted.

Recommendation

Staff recommends that the Village Board proceed with Option #2, to grant a 90-day extension to see if an acceptable plan is provided by ComEd to relocate the overhead utilities running through the property and the Village Board may grant further extensions at that time.