Arlington 425 Proposed Development

Location of Block 425 and Arlington 425 Proposed Project

The proposed Arlington 425 project is located on the northern three-quarters of Block 425 in the Downtown. Block 425 is the only vacant block of land in the Downtown on Campbell Street, between Highland Avenue and Chestnut Avenue. 

Update: Village Board Approves Arlington 425, $150 million project for Downtown

Arlington 425, a three-story, mixed-use development was unanimously approved by the Village Board at its May 13th Board meeting. The project will be the largest new development for Downtown in 20 years. 

The three-building development will include 361 units and over 44,000 square feet of commercial space on the northern portion of the long vacant Block 425,  bordered by Highland Avenue, Campbell Street, Chestnut Avenue and Sigwalt Street. 

Arlington 425 includes a four-story, 54-unit residential building facing Chestnut; a nine-story, 182-unit apartment building with commercial space on the bottom two floors on Campbell; and a 13-story, 125-unit apartment building on Highland that would include a six-story parking garage. The developer has also included 565 parking spaces on site, which is above the 455 spaces required by code. The development plans for Arlington 425 are in character with the Village’s downtown master plan.

The Village Board also agreed to an affordable housing plan that was previously discussed between Village Staff and the developer, CCH LLC and was recommended by the Housing Commission. The housing plan includes 18 affordable units, or 5% of the 361 total units, for those making at or below 60% of the area median income. The affordable units, which will include studio and one-bedroom units, will be in the Campbell and Highland buildings. Preference for the affordable units would be given to current Arlington Heights residents, veterans, and employees of Arlington Heights businesses or organizations.

In addition to the inclusions of affordable residential units, the proposed development includes substantial economic benefits to the community. The current property taxes on the vacant property are just over $40,000 annually. Upon completion of the estimated $150 million development, property taxes are projected between $1.5 and $2 million per year. Other economic stimulus include an estimated annual spending within a 3 miles radius of over $5.2 million annually.

Renderings:
Overall
Chestnut Building
Campbell Building
Highland Building

Arlington 425 Project Goes to Village Board  May 13 for Final Review

A special meeting regarding discussion of final approval for the proposed Arlington 425 project is scheduled for the Village Board on Monday, May 13 at 7 p.m. in the Board Room. The Arlington 425 development is a three building. mixed-use development planned for the northern portion of Block 425 in the Downtown. The long vacant Block 425 is bordered by Highland Ave., Campbell St., Chestnut Ave. and Sigwalt St.  


The project’s final review will include several zoning approvals and variations recommended by the Plan Commission as well as consideration of the Housing Commission’s May 6 recommendation regarding an affordable housing plan for the development. 

The Housing Commission’s recommendation concurs with a recommendation made by Village staff that proposes having 18 affordable units, or 5% of the 361 total units, for those making at or below 60% of the area median income. Preference for the affordable units are to be given to current Arlington Heights residents, veterans, and employees of Arlington Heights businesses or organizations.

The Housing Commission’s recommendation also includes a preference that nine additional units, or 2.5% of the total, be provided at 80% of the median income instead of the developer providing a fee to the Village Housing Trust Fund.  Staff’s recommendation to the developer was to make a payment in lieu of nine additional affordable units, or 2.5% of the total units, at $25,000 per unit (total of $225,000) to the Village’s Housing Trust Fund.  

The plan by CCH LLC for Arlington 425 includes 361 units and just over 44,000 square feet of commercial space. If approved, three buildings would be developed in the Downtown including a four-story, 54-unit residential building facing Chestnut; a nine-story, 182-unit apartment building with commercial space on the bottom two floors on Campbell; and a 13-story, 125-unit apartment building on Highland that would include a six-story parking garage. The developer has also included 565 parking spaces on site, which is above the 455 spaces required by code. 

In addition to the inclusions of affordable residential units, the proposed development includes substantial economic benefits to the community. The current property taxes on the vacant property are just over $40,000 annually. Upon completion of the estimated $150 million development, property taxes are projected between $1.5 and $2 million per year. Other economic stimulus include an estimated annual spending within a 3 miles radius of over $5.2 million annually.

The Village Board will review all aspects of the proposed Arlington 425 along with the recommendations from the Plan Commission, Design Commission, Housing Commission and Village staff.

Housing Commission Reviews Project 2nd Time, May 6

The Arlington 425 proposed project will appear before the Housing Commission a second time on Monday, May 6 at 6 p.m. in the Buechner Room of Village Hall. The Commission will discuss how many of the residential units of the project must meet the Village's affordability standards. 

The project developer has recently agreed to Village Staff's recommendation on the affordable housing plan for the project. It is anticipated that the project will go to the Village Board at a special meeting held on Monday, May 13 for final review.

Review details on the affordable housing recommendation.

Meeting materials for the Housing Commission meeting will be available online on the Meetings & Agenda page on the Friday afternoon prior to the meeting.


Village Board's Early Review of Arlington 425 Held October, 2018

Review of the proposed Arlington 425 development was presented to the Village Board for an Early Review at the October 1, 2018 Village Board meeting. The developer, CCH, LLC, proposed plans to redevelop the northern three-quarters of the only vacant block of land in the Downtown on Campbell Street between Highland Avenue and Chestnut Avenue. The block has been vacant for over 20 years.

The Village provides an online video of the October 1 Village Board meeting, if you would like to view it.

What's Next
If the developer so chooses, the next step would be submittal of a formal application to begin the public hearing process. As part of this process, the Arlington 425 project will be reviewed by the Conceptual Plan Review Committee and then the Plan Commission, which would entail a public hearing process. The proposal would also require review by the Design Commission and Housing Commission. The proposed project also requires the completion of several studies including a detailed traffic and parking study that will be vetted during the review process.

After consideration by these Village Commissions, Arlington 425 would be presented again to the Village Board for review and final action. Updates on the path of this project will found under “Trending” news articles found on the Home Page of vah.com and will be posted on the Village’s Facebook and Twitter.  

Background Materials on Proposal
In the folders below, you will find renderings of the proposed development that were considered for Early Review by the Village Board in October, 2018. You will also find under the renderings folder, new concepts of the development given preliminary review by two Village commissions in December, 2018.

Background information regarding the Village Board's preliminary comments on the proposal that went for Early Review in October, 2018, a summary of comments from Neighborhood Meetings held, and Village staff input provided to the developer are also found below.

Early Review Memo & Preliminary Feedback

The Village Board was given an Early Review Memorandum that provided background on the proposed Arlington 425 development and explained the Early Review Process, which the developer had requested in September, 2018.

Prior to the Early Review session held by the Village Board, members of the Board reviewed the conceptual plans in one-on-one meetings with staff. A summary of the Board's preliminary comments are included for review.

Village staff also held several meetings with the developers regarding the proposed plans in May, 2018. Attached is an overview of Village staff preliminary comments and the developer's responses on the proposed Arlington 425 project.


Renderings

The Arlington 425 proposal involves the construction of three buildings on a vacant block of land in the downtown.

One building is proposed along Chestnut Avenue, one building along Campbell Street and one along Highland Avenue.

The exhibits below are the latest renderings given preliminary review by the Design and the Conceptual Review Committees in December, 2018.

Overall Rendering updated December, 2018
Campbell Building, rendering 1 updated December, 2018
Campbell Building, rendering 2 updated December 2018
Chestnut Building updated December 2018

Exhibits below were proposed for Early Review in October, 2018.

Site Plan from October, 2018
Rendering 1 from October, 2018
Rendering 2 from October, 2018
Rendering 3 from October, 2018




Neighborhood Meeting Summary

In September, 2018 two neighborhood meetings were held regarding the proposal for Arlington 425.

A summary of the meetings cover the overview of the project that was presented by the developer as well as a Q & A session.