Developers of Addison Project Tackle Residents' Concerns at Public Hearing

A public hearing Thursday night provided an opportunity for the developer of the Addison Avenue project, a proposed mixed-use development of retail, office space and parking, to answer myriad questions brought up by Elmhurst residents.

Over the past two months, representatives from Addison Corridor LLC have examined hundreds of pages of transcripts and categorized the questions and concerns brought up at the original Feb. 28 public hearing. The developer is requesting a variance for a six-story building and associated setbacks on the site, at 135-149 N. Addison. Following are some of their responses presented Thursday to address residents' concerns.

Who has the option to build a third-level office in the development?
The option for the third-level office would be executed by the city, not the developer, said Lee Stellakis, director of operations for ARCO/Murray, the construction company for the project.

Will ARCO/Murray be the tenant of the office space, as was implied at the previous hearing?
"There has been ongoing dialog between the developer and the City Council about how the development of the office would take place," Stellakis said. "There has been a litany of different proposals over the last 18 months, but they have been just proposals. There is no guarantee ARCO/Murray will be the tenant."

How many on-street parking stalls would be lost due to this development?
Fourteen, no matter what the height of the building, Stellakis said. A four-story structure with retail and parking-only would add 406 parking stalls, and a six-story structure with retail, office space and parking, would add 534, he said.

What consideration was given to the affect a six-story building with office space might have on any future development in the area?
The city's downtown plan makes reference to a desire to create an "environment with elevated parking," Stellakis said. "The development of this project moves the downtown toward its goal ... and unlocks surface property (the parking lot on the west side of Addison) for future development."

What is the demand for office space in Elmhurst? Is there any study saying it's crucial to add office space?
"I've seen occupancy numbers, studied the market," said Brad Dannegger, vice president of ARCO/Murray. "This is a very unique opportunity. There is nothing similar in the marketplace to compare it to. It becomes the crown jewel of Elmhurst, in my opinion. It will be the upper echelon of the market when it comes to office space, associated amenities and adjacent parking. I'm confident there's going to be a strong demand."

Who commissioned a traffic study of the downtown?
"The city of Elmhurst is our client," said Jim Woods of Civiltech Engineering, which conducted a traffic study.

Is the level of traffic in the area less today than it was in a previous study in 2002? If so, why?
Yes, traffic is about 15 percent less there now, due primarily to the economic downturn, Woods said. "People are driving less, telecommuting, taking public transportation," he said, adding that traffic would not be negatively impacted by the development.

How much more traffic would be generated in the area of the new development?
The proposed project will add about 300 to 325 vehicles during morning or evening peak hours, Woods said. That's two to four additional cars per minute, or a new vehicle every 15 to 30 seconds. "We feel good about traffic patterns," Woods said, adding the streets can handle more traffic without any additional capacity improvements.

What about the traffic impact of future development in the area, for example where the parking lot is on the west side of Addison?
"It's kind of like first-come, first served," Woods said. "A new traffic study would have to be done."

What would be done to guarantee pedestrian safety?
There is a "blind area" where visibility is poor near the alleyway on Second Street, Woods said. Possible solutions include improved signage and adding a 4-foot walkway in the alley, so pedestrians will have a more direct route to business to the north, like Starbuck's, Woods said. "Those things are going to be looked at as we move into the design stage," he said.

Will semi-trucks be allowed in the alley for deliveries?
Semis will not be allowed in the alley, Woods said, because it is impossible for them to navigate the "doughnut hole," which is the parking area between Addison and York behind the existing retail properties. Whistler disputed this claim, stating he sees semis in the alley frequently now, and it does create a traffic hazard as they attempt to exit the doughnut hole onto Second Street. He requested more information.

Where would a loading dock go?
That is something that will have to be worked out in the design phase, Woods said. Deliveries usually occur in off-peak hours, however.

Does the fire department approve?
Yes, said Elmhurst Zoning Administrator Than Werner. A new development will not encroach on the alley any more or less than the previous building did. Residents disputed the notion that fire department access would not be affected.

Does the developer's definition of building height match that of the city's definition?
International building code defines building height as the "highest occupied floor elevation," said Louis Vandeloecht, project architect. In the case of a six-story building, that would be 68 feet. It does not include cupola or parapet height.
According to Werner, "The city's definition of building height is from grade to the highest point of the roof structure, which is the top deck. It's the same." Residents questioned that answer, stating Werner's definition does not sound the same as the architect's, and they wanted to know how high cupolas or parapets might be.

How will the structure affect stormwater runoff?
The developer submitted a report from V3 Engineers of Chicago that states the project will meet the requirements of the DuPage Flood Plain ordinance, and runoff will not be increased.

Will it be a "green" development in terms of using recycled products, and it being bike friendly and energy efficient?
"We know the city is passionate and proud" of its efforts toward green building, and the developer promises to take direction from the city in that area during the planning phases, Stellakis said.

RELATED:

• Residents' Opinions of Downtown Six-story Structure Unchanged After Public Hearing
• Developer of Addison Project is Granted More Time to Prepare for Hearing on Building Height

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