1. Has the Village read the online reviews from residents at other Pedcor Projects?
Response: Yes. Pedcor has provided the following response:
“Pedcor deals with over 27,412 current customers in any one day and it is our policy
to address each and every complaint at the property level and if not resolved, it is
then referred to the area manager level. It is acknowledged that we cannot please
100% of the current or past residents 100% of the time. However, the greater
number of positive comments and reviews by our current and past customers
certainly outweigh the relatively low number of negative complaints.”
2. Why was this project passed so quickly? Why did Pedcor need to have approvals in place before
July 11, 2014?
Response: The following provides a timeline of events:
February/March 2014- Pedcor contacted the Village with interest in acquiring the
property at First and Pearl. It should be noted that around this same time, the Village
was contacted by another developer looking to complete an Affordable Housing
project on the same property.
March/April 2014- Pedcor indicated that they have a contract to purchase the
property and would like to have a “concept review” by the Village of Cary’s
Committee of Whole. At this time, it was noted that the Illinois Housing and
Development Authority (IHDA) application was due in July, 2014. They also noted
that they needed to have their entitlements completed by the end of June in order to
meet that timeline.
April 14, 2014 Northwest Herald Article- The Northwest Herald published an article
about the proposed project. The article noted the upcoming Village of Cary’s
Committee of the Whole discussion on April 15, 2014 and also indicated that the
public hearing was proposed for May 22, 2014.
April 15, 2014 Village of Cary Committee of the Whole- Pedcor presented their
concept plan before the Village of Cary’s Committee of the Whole. As part of their
presentation, both Village staff and Pedcor identified the following timeline:
o Step 1- Conceptual review from the Village of Cary’s Committee of the
Whole (April 15, 2014 discussion)
o Step 2- Finalize land plan and publish legal notice in newspaper (no
later than May 7, 2014)
o Step 3- Public hearing before Cary’s Board of Zoning, Planning &
Appeals (May 22, 2014)
o Step 4- Final decision on entitlements to be made by the Cary Village
Board (J une 3, 2014 and/or J une 17, 2014 Board meetings)
o Step 5- Pedcor to submit application to IHDA (J uly 11, 2014)
April 16, 2014 Northwest Herald Article- The Northwest Herald published an article
summarizing the discussion at the April 15, 2014 Village of Cary’s Committee of the
Whole meeting. The article also indicated that the public hearing was proposed for
May 22, 2014.
April 24, 2014 Comprehensive Plan Steering Committee- Village staff provided an
overview of the project to the steering committee members including members from
most of the taxing bodies.
May 6, 2014 Public Notice Letters- As required by Ordinance, a copy of the public
notice was sent to all property owners within 250’ of the proposed development.
May 7, 2014 Public Notice in the Northwest Herald- As required by Ordinance, the
public notice was published in the Northwest Herald on May 7, 2014.
May 8, 2014-May 23, 2014 Village Website- Information related to the pending
Pedcor public hearing was on the front page of the Village’s website under “News”.
May 9, 2014 Cary News Weekly- The Village sent out a “Cary News Weekly” e-blast
describing the project and inviting residents to attend the public hearing on May 22,
May 16, 2014 Cary News Weekly- The Village sent out a “Cary News Weekly” e-
blast describing the project and inviting residents to attend the public hearing on May
May 21, 2014 Northwest Herald Article- The Northwest Herald published an article
describing the project. The article also highlighted the upcoming public hearing on
May 22, 2014.
May 22, 2014 Board of Zoning, Planning & Appeals (ZPA) Meeting- The public
Hearing before the ZPA was held. Due to the large amount of testimony, the meeting
was continued to June 5
May 29, 2014 Community Wide Comprehensive Plan Workshop- Approximately 40
residents participated in the workshop and provided feedback on the proposed Pedcor
project as part of the Community Wide Comprehensive Plan Workshop.
J une 3, 2014-J une 5, 2014 Village Website- Information related to the Pedcor public
hearing was on the front page of the Village’s website under “News”.
J une 5, 2014 Special Meeting of the Board of Zoning, Planning & Appeals
Meeting – The ZPA heard additional public testimony on the project. Following their
deliberations, the ZPA recommended approval by a vote of 4-2-1 of a
Comprehensive Plan Amendment, Rezoning to R3, Conditional Use, Variations and a
Final Plat of Subdivision for the property located at 225 N First Street subject to six
J une 6, 2014 Northwest Herald Article- The Northwest Herald published an article
summarizing the recommendation by the Village of Cary’s ZPA. The article also
noted that the item would be considered by the Village Board on June 17, 2014.
J une 16, 2014 Northwest Herald Article- The Northwest Herald published an article
describing the project and highlighting the upcoming Village Board meeting on June
J une 17, 2014- The Village Board heard public testimony. After deliberations, the
Village Board voted 4-2 to approve the project.
3. What is the vacancy rate at Oak Knoll Apartments? Currently, how many school aged children
Response: According to representatives from Greenspire Realty, property manager
for Oak Knoll Apartments, there are 99 units and the complex is over 95%
occupied. In addition, the property currently has 38 school aged children
(Kindergarten to 8
4. Can the Village change its code to require that a Public Hearing sign be posted on properties
subject to zoning approvals?
Response: As a separate matter, Village staff will seek the input from the Village of
Cary’s Committee of the Whole regarding an amendment to the Zoning Ordinance
to require that future public hearings be required to post a sign on a property
subject to a request.
5. How will this project impact the sewage system in the area?
Response: The proposed project will not have an adverse impact on the existing
water and sewer system in the area. The project will be connecting to an existing
mainline sanitary sewer located in First Street. Furthermore, the Village’s
wasterwater treatment plant has sufficient capacity to accommodate the Pedcor
development as well as other future developments.
6. What research was done on Pedcor?
Response: Research was done on other Pedcor projects both online and on-site
visits. Village staff and its consultants reviewed submittals including building plans,
preliminary engineering plans, site plans, traffic narrative and landscape plans
provided by Pedcor.
7. Has Village representatives visited other Pedcor projects?
Response: Yes. Village representatives did visit Pedcor’s project in Waukegan, IL
and Pedcor’s project in Crystal Lake, which is currently under construction.
8. It was indicated that Cary has 6.9% affordable housing. How was this determined?
Response: In 2003, the Illinois General Assembly adopted the Affordable Housing
Planning and Appeals Act (“Act”). According to the Act, its purpose is to encourage
counties and municipalities to incorporate affordable housing within their housing
stock sufficient to meet the needs of their county or community.
The Act establishes a criteria requesting that every community in Illinois have a
minimum of 10% affordable housing. The Illinois Housing & Development
Authority (IHDA) has determined, by using calculations defined by state law, 6.9%
of owner-occupied and renter-occupied housing units in the Village of Cary are
deemed affordable per Section 20(b) of the Act. According to IHDA’s calculations,
the Village of Cary has 5,939 occupied housing units and 407 units were deemed
affordable. To meet the 10% goal, a total 594 units are required. Because Cary is
currently under the 10% threshold, the Village is being requested to prepare and
submit an Affordable Housing Plan to IHDA by June, 2015.
9. What are the long term financial guarantees for Cary?
Response: The project will be governed by Ordinance O14-06-01 which requires
Pedcor to develop and maintain the property in accordance with the approved
plans. Furthermore, the addition of new residents into Cary may generate
additional revenue for the Village in terms of sales tax and per capita revenue from
the State of Illinois for Motor Fuel Tax, State Use Tax and State Income Tax.
10. What are the next steps?
Response: On June 17, 2014, the Village Board voted 4-2 to approve
Ordinance O14-06-01. At the July 1, 2014 Village Board meeting, the Village
Board received public comment regarding the proposed Pedcor project.
Following the discussion, a motion to rescind Ordinance O14-06-01 has been
placed onto the July 15, 2014 Village Board Agenda for consideration by the
Village Board. The Village Board agenda for July 15, 2014 does include the
following item for consideration:
“Motion to rescind Ordinance No. O14-06-01, adopted on J une 17, 2014, granting a
Comprehensive Plan Amendment, Map Amendment, Conditional Use, Variations &
Final Plat of Subdivision for the property located at 225 N First Street, Cary, Illinois.”