United Against Brookside Glen Apartments
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Petition AGAINST the Construction of the proposed 144 Unit Multi-Family Residential Project
(aka The Residence of Brookside Glen)
Parcel identification numbers of proposed 144 Unit Multi-Family Residential Project: 19-09-11-200-015-0000 and 19-09-11-200-013-0000 (commonly known as the properties west of Magnuson Lane and John Michael Drive, Tinley Park, IL.
The object of this petition is to oppose the proposed construction of a 144 Unit Multi-Family Residential Project (aka The Residence of Brookside Glen) on parcels 19-09-11-200-015-0000 and 19-09-11-200-013-0000 as requested by Andrea Crowley of Griffin & Gallagher, LLC on behalf of Karli Mayher and DJM-Vandenberg Brookside Joint Venture. We, the undersigned, as residents of Brookside Glen oppose construction for the following reasons:
1. According to The Plan Commission Staff Report May, 2017, “The Urban Design Overlay District requires a twenty foot (20’) maximum setback for the front yard….Building 1 has a front yard setback that ranges from 14’ to 24’ and Building 2 has front yard setbacks ranging from 22’ to 36’.” We believe the proposed minimum setback criteria is not met. We believe that due to the height, bulk, and scope of the buildings, a 14’ setback would be detrimental to the existing neighborhood design.
2. The proposed 144 Unit Multi-Family Residential Project Site Plan shows two (2) multi-family residential structures (each with 72 dwelling units) and a club house in between the residential structures. “The height of the main ridge line of the proposed multi-family structures are 64’+ with the peak of the roof of the central entrance measuring 71+’. For comparison, the height of the condominium units on Brookside Glen Drive and Greenway Boulevard are 62’ in height” (Plan Commission Staff Report, 2017). The proposed unit’s height exceeds the height of the existing condominium units on Brookside Glen Drive and Greenway Boulevard. Furthermore, the proposed units are 2 large 72 unit dwellings, while the condominium units on Brookside Glen Drive and Greenway Boulevard are separate dwellings. We believe the proposed height, bulk of the buildings, and scope of the 2 (72) unit dwellings are not consistent with the existing neighborhood design and are not in accordance with the village ordinance for height restrictions. Therefore, we believe the proposed development impedes “the normal and orderly development and improvement of surrounding property” (Plan Commission Staff Report, 2017).
3. We believe the proposed 144 Unit Multi-Family Residential facility will be “injurious to the use and enjoyment of other property in the immediate vicinity” (Plan Commission Staff Report, 2017), as such, it will be “detrimental to or endanger the public health, safety, morals, comfort, or general welfare” (Plan Commission Staff Report, 2017) of the current residents. Plans for the proposed 144 Unit Multi-Family Residential Project Site Plan detail a parking lot, outdoor parking garage with a 47’ x 93’ roof deck including seating areas and grilling stations, and dog park for the facility residents located directly behind the current townhomes. We believe that the lighting, noise, and visual line on the roof deck in these areas are considered a nuisance to the current neighborhood and are not in compliance with Zoning Ordinance SECTION VII-Planned Unit Developments Section C. STANDARDS AND CRITERIA FOR PLANNED UNIT DEVELOPMENTS Sub Section 2. Residential Planned Unit Developments, Item (j) which states: “Each Residential Planned Unit Development shall provide for the visual and acoustical privacy of each dwelling unit.” Furthermore, there are currently 62 townhome units directly adjacent to the proposed site. The proposal to add 144 rental units in the area will increase the residential living space by 232%. With a substantial increase in traffic flow in the current residential area, we believe the safety of current townhomes residents will be compromised. Townhome residents walk their dogs in the common areas immediately adjacent to Greenway Boulevard. Additionally, young children in the area often play in the common outdoor areas of the townhome development.
4. We believe the proposed 144 Unit Multi-Family Residential facility does not provide “adequate utilities, access roads, drainage, and/or other necessary facilities” (Plan Commission Staff Report, 2017). We believe construction traffic entering through Greenway Boulevard is considered a nuisance and safety hazard to the current residents. We believe through traffic for 144 units, as well as the entrance/exit to the proposed structure being located within several feet of the lawn of the existing townhomes, is considered unsafe for the current residents. Furthermore, we believe the city approved widening of 80th avenue between 183rd St and 191st street to 4 lanes will cause a bottleneck of traffic immediately south of 191st street. Due to the existent high traffic flow on 80th avenue, current residents have an extremely difficult time entering 80th Avenue northbound. With the addition of 144 living units in the catchment area, traffic will substantially increase. Currently, there are 62 townhome units immediately adjacent to the proposed site utilizing the access road of Greenway Boulevard. Therefore, we believe the proposed development does not provide “ingress and egress so designed as to minimize traffic congestion in the public streets” (Plan Commission Staff Report, 2017). We believe the increased traffic is not in compliance with Zoning Ordinance SECTION VII-Planned Unit Developments, Section C. STANDARDS AND CRITERIA FOR PLANNED UNIT DEVELOPMENTS, Sub-Section 1. General Provisions For All Planned Unit Developments, item (f) which states: “The street system serving the Planned Unit Development is adequate to carry the traffic that will be imposed upon the streets by the proposed development, and that the streets and driveways on the site of the Planned Unit Development will be adequate to serve the residents or occupants of the proposed development.”
5. The proposed 144 Unit Multi-Family Residential Project Site Plan is identified as rental properties. The current zoning for the identified site is R5. According to Zoning Ordinance SECTION V: DISTRICT REGULATIONS, Section A.DESCRIPTION OF DISTRICTS, R5 is defined as the following: “The R-5 Low Density Residential District is intended to provide an environment of predominantly low density single-family dwelling units, including two-family and townhouses in which individual units are privately owned”. Conversely, R6 is defined as follows: “The R-6 Medium Density Residential District is intended to provide for a compatible co-mingling of single-family, two-family, and multiple-family dwellings. Garden apartments and larger multiple-family structures with corresponding proportions of open space may also be developed under prescribed standards of density and open space. In addition to large areas allocated for this district, it has useful application as a buffer or transitional zone along highways, major streets, and bordering shopping centers.” Therefore, the current zoning of the proposed site does not include multifamily apartments. We strongly oppose rezoning of the property to include rental/lease tenants, as these community members are transient and not vested in the property or neighborhood community. The townhomes adjacent to the proposed property has strict HOA regulations regarding the limitations of rental/leasing. Therefore, we believe the proposed project will be detrimental to the “morals, comfort, or general welfare” (Plan Commission Staff Report, 2017) of the current residents. We believe rental facilities will decrease the value of current properties in the area, therefore, rental facilities are not in the general interest of the current residents. Zoning Ordinance SECTION VII-Planned Unit Developments, Section C. STANDARDS AND CRITERIA FOR PLANNED UNIT DEVELOPMENTS, Sub-Section 1. General Provisions For All Planned Unit Developments, item (j) states: j. Any exceptions or modifications of the zoning, subdivision, or other regulations that would otherwise be applicable to the site are warranted by the design of the proposed development plan, and the amenities incorporated in it, are consistent with the general interest of the public.
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