Cary Board to discuss Pedcor project ... again

Board could reverse approval of housing

CARY – The Cary Village Board this week could have a change of heart on the proposed 60-unit apartment complex at First and Pearl Streets.

On Tuesday, the Village Board is scheduled to consider whether to rescind an ordinance that allows Pedcor Investments to build the $18 million affordable housing apartment complex.

There has been vocal opposition to the project, which was approved by the Village Board on June 17 in a 4-2 vote. Village President Mark Kownick and Trustees Rick Dudek, David Chapman and Bob Bragg voted for the project. Trustees Karen Lukasik and Jeff Kraus voted against it.

Trustee Bruce Kaplan recused himself from the discussion and vote because he is the listing agent for the property.

A website, carymatters.com, and corresponding Facebook page, has led a campaign and online petition calling for the board to reverse its decision.

The group has set up billboards that say “No Cary Low Income Apartment Housing. We came, we spoke, the Mayor didn’t care.” Billboards are being placed at almost every major entry and exit point in town, as well as in Lake in the Hills and Fox River Grove, said website administrator Jim Cosler.

The group also has distributed fliers and conducted an Illinois Housing Development Authority letter campaign, Cosler said.

Cosler added the group has retained an attorney to explore legal remedies against the project.

“Honestly the response is overwhelming,” Cosler said in an email to the Northwest Herald. “It has been a true testament to the strength of our community.”

Village Administrator Chris Clark said the village has not received any threats of lawsuits pending a decision on Tuesday.

Pedcor Investments Executive Vice President Thomas Crowe did not wish to comment for this article.

The development of one-, two- and three-bedroom apartments is projected to bring 131 people, according to village documents.

To help build the apartment complex, which would be next to the Oak Knoll Apartments, Pedcor hopes to receive federal low-income-housing tax credits through the Illinois Housing Development Authority. The tax credit program, which was created in 1986, is meant to allow developers to offer lower rents.

Applications for the next set of tax credits are due to IHDA by July 25.

Adding the 60 units of affordable housing would help the village work toward a state mandate for each municipality of at least 1,000 people to have at least 10 percent of housing units be deemed “affordable.” Currently Cary has 6.9 percent affordable units, according to IHDA.

The 10 percent mandate is set up under the 2003 Affordable Housing Planning and Appeals Act.

No concerns from the school district

District 26, the kindergarten through eighth-grade district that went though financial difficulties in recent years, has no objections to the Pedcor proposal in Cary, said Superintendent Brian Coleman.

According to village estimates, the complex would add nine students to District 26. Those nine students would have minimal impact, Coleman said.

District 155 could see an additional three students.

For kindergarten through fifth grade, the District 26 students would go to Three Oaks School, which is estimated to have an average class size of 22 students for next school year, below the district average of 25, Coleman said.

“The classroom average is pretty reasonable at this point,” Coleman said.

Those numbers may change when numbers are finalized after the school year begins.

The school districts also would receive impact fees. District 26 would receive about $57,000, which would go toward its day-to-day operations, Coleman said.

He said any other financial impact, such as additional state aid for a possible increase in average daily attendance, would be minimal.

“Either way you look at it, it’s really a minimal impact on our district,” Coleman said.

By the numbers

Estimated revenue impact

Property tax: $84,168 (Figure provided by Pedcor. Amount would be split among various taxing bodies. The latest property tax bill for the proposed 4.5-acre location was $26,380.)

Additional sales tax: $6,551.90

Additional motor fuel, income tax and use tax: $18,266.46 (These taxes are figured on a per person basis. Additional revenue wouldn’t come until after the next census.)

Projected fees to be paid by Pedcor

District 26: $57,441.80

District 155: $30,930.20

Park district: $195,852

Fire district: $30,000

Library district: $24,300

Village building permit: $53,546.48

Village water/sewer tap-on: $111,648

Municipal building fund: $250,000

Source: Village of Cary

If you go

What: Cary Village Board meeting

When: 7:30 p.m. Tuesday

Where: Village Hall, 655 Village Hall Drive

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