I spoke with Fairview Village executive vice president Steve Stewart late last week to better understand why the senior adult community postponed the presentation of its petition to the plan commission last week.
Stewart’s demeanor was professional and thoughtful, but it was also clear he is frustrated by the controversy surrounding plans to build four eight-family units in the residential neighborhood on the west side of Fairview Avenue. Citing the need to consider additional information, the village council in June remanded the proposal to the plan commission, which had earlier recommended in favor of it.
Fairview Village bought the failed Green Acres subdivision on Lynn Gremer Court with the goal of building four two-story buildings on the seven lots facing the cul-de-sac. The senior community also bought an additional five lots on Davane Lane, which it has since put up for sale.
“The only way the mortgage company would sell us the (seven) lots would be if we also bought the additional five,” Stewart explained.
While some neighbors are convinced the senior community has designs to expand further into the neighborhood, “we won’t build a project that doesn’t front on Fairview,” Stewart said. “We own a couple of more houses on Fairview, but the fact is, Fairview Avenue is not Davane Lane.”
The plans call for 32 senior adult apartments with entry fees in the $600,000 range. The buildings will conform to current setback requirements, but will be lower and have smaller footprints than the million-dollar homes that had been planned for Lynn Gremer Court. One of the two new homes that were built at the location — but which never sold — will be maintained as a club house for residents.
The only change Fairview Village is asking for involves density — zoning would be changed to R-5a townhouse residential from the current R-3 single family — but it’s a whopper for the folks who live nearby.
Neighbors have expressed concerns about the development’s impact on late-night noise and disruption (assuming more ambulance calls to the senior residences), stormwater, traffic and home values.
Fairview Village has successfully allayed the first three issues, Stewart said, but the matter of home values continues to be a sticking point.
Stewart said the senior community engaged Tracy Cross and Associates Inc., which provides regional housing data to the Chicago Tribune, to analyse the potential impact of the project. “Their conclusion was that there would be no detrimental impact on local home values.”
Nevertheless, village staff has recommended the plan commission deny the development because Fairview Village “has not demonstrated the impact of the proposal on adjacent property values.”
The senior community intends to gather additional data and meet with planning staff before the matter comes before the plan commission yet again on September 8.
“I’m not saying it will increase values, but I’m saying it won’t negatively impact them,” Stewart says of the project. “We’re not trying to hide anything.”
Fairview Village has been in existence for more than 100 years, although it moved to Downers Grove in 1973. It has expanded multiple times, including adding 56 cottages in 1992 and 218 apartments in 1995. Another 197 appartments, a new nursing home and fitness center are planned for 2010. To date all the construction has been on the east side of Fairview Avenue.
Clearly, the demand for the services Fairview Village provides is growing, with waiting lists for some of its facilities of up to two years.
“There are for-profit competitors where seniors can move in tomorrow,” Stewart says. “People want to be at a non-profit, religiously sponsored campus like Fairview Village. ”
The senior community wants to continue to be a good neighbor and has invited local residents and their attorney, Bill White, to attend the Sept. 8 meeting.
“We’re trying to take the high road,” Stewart said. “A single-family development was tried there and failed. We believe our plan would be great for Downers Grove.”
Fairview village needs to be stopped. This is a ridiculous use for this land. These people bought homes here under the impression that the neighborhood would be upscale and family friendly. A retirement community or any apartment community would detract from that premise. It’s not about Downers Grove wanting these seniors to live there or not. It has to do with the character and feel of the community. If even one person who is a qualified buyer doesn’t want to buy one of these homes then it detracts from the homes values. The village NEEDS to reject this plan and keep it single family residential.
It appears to have been focused down to the appropriateness of the zoning change. The Future Use Map as a guideline, and the Comprehensive Plan being updated soon, seem to have been given weighting.
I think this is a great use of the land. My home is near this property. The updated drawings and sight plans have been improved. This property in question is on Fairview Ave. A 3 lane commercial street. Besides it is a great buffer to these homes. I would not say these homes are upscale. They are above average DG homes. That is why the $ million home idea did not work here. Who wants to build a $ million home on Fairview filled with trucks and cars?
There is nothing in the code which prevents it from moving from “senior” rentals to rentals of other demographic groups in years to come. Rental housing in the long run is an impediment to single family home value growth…. Lets see the Northsiders vote to have rental housing put in by Lacey road and Ogden….you’d definitely see the pitch forks come out then!
Supporter,
Just so you know the homes in that subdivision are valued well above the median home value in Downers Grove. The median home value in DG is about $330-340k. I am having my doubts that you are a neighbor in that area. Not one neighbor who was not already living at FV showed up to support FV. I think you are a FV rep trying to get your big money project pushed through.
Chad your wrong again. Not everyone has agreed to be part of the group that is fighting Fairview Village. I know where I live and I know how much these homes cost. You are right that they do not cost $350k. They are $500 to $700. If FV on the West side is so bad then why has there been no support from residents that live in Darien Club who back up to FV? Besides those homes cost a lot more then these. There is no suppport because they know that this is a good use for this vacant land.
I will drive the area again and look. I thought Darien Club was a gated community with some buffer between FV. I am sorry you feel that way.
There are no gated communitties in Darien. Sweetbriar backs up to FV. These homes start at $700 and go to $950 with a property tax bill starting at $15k.
I was just looking at the aerial view on yahoo maps. The east side of the street has very mature trees and a decent buffer. I don’t see the ability to put that much of a buffer in on the west side, nor do I see any mature trees to block the view. At least 4 to 5 homes would have this apartment building in their back yard. I guess that is not the case for you, so why should you worry about it. It’s not in your back yard. Either way I am in support of the residents who were at that meeting last night. If you are not that is your choice. I don’t think there will be a block party next summer!
The trees and buffer was placed there by FV during construction. Same thing that they are proposing to do on the Westside.
Yes there will be a block party next year.
Upscale means different things to different people. Senior living is in demand now, but apartments usually do not add value to most any area – even if they are upscale/senior/condos-rentals etc. A large apartment complex can quickly affect single family home values.
The northside has a number of rentals at Belmont and Ogden and along the tracks already, can’t image we need anymore.