The long-awaited and now-revised redevelopment plans for International Plaza on Golf Road in Arlington Heights call for the dismantling of the former 1980s mall and the construction of a 302-unit apartment complex and three retail outlets. commercial.
Schaumburg-based UrbanStreet Group came up with the latest concept to transform the aging mall, where redevelopment has stalled for decades amid lawsuits and economic recession.
Although the developer has been working behind the scenes with village officials for months, the new proposal is expected to receive its first public review tonight at a meeting of the concept plan review committee. The advisory committee, a subset of the planning commission, meets at 6:30 p.m. in the village hall before the commission’s plenary meeting at 7:30 p.m.
UrbanStreet proposed the construction of seven 4-story apartment buildings totaling 400,000 square feet on nearly a dozen acres at the rear of the site. The builder would place three commercial spaces totaling 37,000 square feet on almost 6 acres in front of the Golf. These commercial lands, which would be the last to be developed, could include retail, restaurant, service or office uses, depending on the preliminary plans.
At the request of the village, the developer has included a future plaza at the northeast corner of Arlington Heights and Golf roads, according to the plans. There is also a swimming pool and a pergola in the center of the apartment complex.
Six of the seven apartment buildings would be leased at market price. The seventh, at the northwest corner of the site near Arlington Heights Road, would have 44 units rented at lower rates and would be co-developed with an affordable housing developer, UrbanStreet said.
Under the Village’s Inclusive Housing Ordinance, 10% of housing must be considered affordable. The 44 apartments represent 14.5% of the total, so the project is compliant, village officials said.
UrbanStreet’s preliminary schedule foresees that the seventh building will not be built until after the start of work on the first six. Generally, village rules require the market rate and cheaper units to be built at the same time, but authorities may allow a delay.
“In order to justify any delay, the developer will be required to demonstrate that said delay is necessary to take into account the different funding and financing needs, economies of scale and/or infrastructure needs applicable to the development of rate units market and affordable units,” wrote Sam Hubbard, the village development planner, in a report prepared ahead of the committee meeting on Wednesday.
The village is asking UrbanStreet to complete a series of studies and reports before a formal appearance before the planning commission, including market research to illustrate demand for 302 multi-family rental housing units. Arlington Heights also wants a written plan addressing the layout of existing businesses in the multi-tenant plaza and the possibility of relocating them, as well as preliminary landscaping, traffic/parking, and engineering plans.
But Hubbard said village staff have been generally supportive of the project so far. The residential component meets height, setback, and density regulations, the 465 on-site parking spaces are a dozen more than required by code, and the overall village plan calls for a mixed-use development such as offers.
In the summer of 2020, Ryan Companies submitted concept plans for a 3-story, 188-unit seniors’ residence on the back eight acres of the mall site. But those plans were put on hold and less than a year later the village council approved changes to a future land use map which called for the property to be developed with a variety of mixed uses, including apartments, restaurants and doctors’ surgeries.
UrbanStreet – which is the main developer of the sprawling former Motorola property in Schaumburg – is expected to formally request a rezoning of part of the Arlington Heights site from commercial to residential, and also go before the design and housing commissions. The village council would have the final say on the project.
The schedule calls for construction to begin in about a year, with first move-ins by October 2024 and commercial lots complete by the end of 2025.