Housing Commission
Regular MeetingArlington Heights, IL · September 9, 2025
Minutes
APPROVED
MINUTES OF A MEETING OF
HOUSING COMMISSION
COMMISSIONS ROOM, VILLAGE OF ARLINGTON HEIGHTS
SEPTEMBER 9, 2025 - 7:00 PM
IN ATTENDANCE:
Commissioners
Present: William Delea Marina Reynaga
Gabriel Nagy Ken Kiefer - Chairman
Commissioners
Absent: David Miller Dave LoSavio
Janice Krinsky
Staff Present: Nora Boyer, Housing Planner/Staff Liaison
Michael Lysicatos, Asst. Dir. Planning & Community Development
Emily Rodman, Dir. Planning & Community Development
Others Present: Theresa Bateman, Dir. Of Development, Urban Street
Robert Burke, Managing Partner, Urban Street
Tim Wells, Executive VP, Urban Street
Jake Victor, Northpointe Development
Lane Manning, Affordable Housing Partner, Dream Lane Real Estate
Keith Moens, Arlington Heights resident
Fred Vogt, Senior Citizens Commission
Peg Lane, Arlington Heights Resident
Brian Harrison, Disability Commission
Linda Wayne, Southminister Presbyterian Church
George & Kathy Motto, Southminister Presbyterian Church
Jean Wood, FUMCAH
Rob Brodecki, Resident & Safe Streets Alliance
I. CALL TO ORDER
The meeting was called to order at 7:00 pm by Commissioner Kiefer.
II. ROLL CALL
Present: W. Delea, G. Nagy, M. Reynaga, & K. Kiefer
Absent: D. Miller, J. Krinsky, & D. LoSavio
III. APPROVAL OF MINUTES
A motion was made by Commissioner Delea, seconded by Commissioner Nagy to
approve the minutes of the August 20, 2025 meeting with a few typographical
corrections. The motion was approved by voice vote 4-0.
Commissioner Kiefer addressed the people for acknowledging Nora Boyer’s retirement
and thanked her for her 30+ years of service to the community and the wonderful job
she has done.
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IV. REPORTS - None
V. OLD BUSINESS - None
VI. NEW BUSINESS
A. Affordable Housing Plan Review – Golf Crossing Apartments/Urban Street
Group/International Plaza/TIF IV
Introduction
Commissioner Kiefer thanked the public for their attendance, and explained that tonight the
commission is the audience for the developers for the housing ordinance, and they will have
many more approvals to gain. Most recently this project received Design Commission
approval. Public comment will be heard and asked that the comments be respectful of
everyone’s time.
Staff Presentation of Staff Report
Ms. Boyer briefly summarized the staff report that was in the Housing Commission packet
online. The developer has been working with the Village on this development. A mixed-use
development, and this meeting is in regards to the affordable housing component of the
proposal, but there are commercial spaces in the overall development. The residential
component is 7 buildings, one of the which is reserved to be affordable senior housing, as a
standalone building. The Village has been working with the developers since 2022. The
developer has been through a number of preliminary reviews in 2022, including Conceptual
Review Committee of the Planning Commission, the Housing Commission, and most recently
the Design Commission. The Village Board approved a Memorandum of Understanding in
November, 2023. The affordable housing plan for the senior housing building has been
received.
The staff report reflects the Housing Commission is charged with reviewing the proposal’s
compliance with the Village’s Inclusionary Housing Ordinance and Inclusionary Housing
Guidelines. A table has been prepared in the staff report comparing the proposal with the
Ordinance. The Ordinance requires the affordable units created be affordable in perpetuity.
The petitioner has agreed the units in the affordable building would be for persons 62 years
or older and to keep the affordable units affordable in perpetuity. The number of required
affordable units is 31, based on 10% of the total number of proposed residential units in the
development. The proposed building is actually 40 units, so that it includes 31 units that are
affordable. According to the Villages definition in the Ordinance this means units will be
affordable at 60% of area median income or below. There are some units planned that are
affordable at 80% of area median income and below, totaling of 40 units. The developer is
proposing 12 units affordable at 30% of area median income and below, and 19 units 60% of
area median income and below for that total of 31 units, and then also 9 units at 80%.
The Ordinance also requires the units be dispersed throughout the development. The proposal
differs from that requirement, and is therefore non-compliant. Exterior and interior
appearances, features, and materials proposed are compliant. The proposed senior building
will have the same exterior appearance as the other 6 market rate buildings, and they have
also agreed the interior finishes will be comparable. The Ordinance has requirements
regarding floor area and minimum sizes of units as compared to the market rate units in the
development. The proposed development is compliant with this requirement. The Ordinance
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requires that the bedroom mix for the affordable units (meaning the percentage of studio/one
bedroom/2 bedrooms/3 bedrooms), be the same for the affordable units as the market rate
units. The proposal is not compliant on that point, but the petitioner did provide justification
as to why that bedroom mix would be different in this case, which is tied to it being a senior
building rather than a family or larger households.
The Ordinance requires the affordable units be constructed simultaneously with the market
rate units, unless it is demonstrated that is not feasible. The petitioner has provided a phasing
calendar. The construction of the affordable building would occur in the second phase,
whereas some of the other building the market rate buildings are beginning in a first phase.
This is due to the calendar of the Illinois Housing Development Authority with regard to the
low-income housing tax credit financing and approval, the petitioners will explain this further.
The proposed parking is compliant and will be provided at no additional cost beyond the rent
for the unit. The affordable guidelines expressed those preferences for the affordable units is
to be given to persons with disabilities, senior citizens, current Arlington Heights residents
and employees of Arlington Heights businesses. The proposal does comply with the preference
for veterans and persons with disabilities, but the primary intended financing source for the
affordable building from the Illinois Housing Development Authority does not permit the local
residents’ priority or the local business priority. What was provided instead was that along
with the tenant selection plan they've provided a marketing plan, which illustrates how
information will be readily available to the Village residents so they can be kept aware of when
the waiting list open and when applications are being taken. The residents will receive
information about the availability of units as soon as possible in order to access those units.
Staff has received the tenant selection plan and that marketing plan. Finally, the petitioner
providing affordable units under the Ordinance is required to do a compliance reporting on an
annual basis. The petitioner has agreed to do provide these reports, so they are compliant.
Staffs’ recommendation is that the Housing Commission recommend to the Village Board
approval of this affordable housing plan.
Commissioner Kiefer reiterated that any developer that comes to the Village to build a multi-
unit structure, has to come before the Housing Commission so the Commission can review
the proposal’s adherence to the Inclusionary Housing Ordinance. This is a unique where the
developer is seeking approval for partial compliance with the Ordinance, and the developer
will address those issues in detail in their presentation.
Applicant Presentation
Ms. Bateman introduced Golf Crossing, located at the northeast corner of Arlington Heights
Road and Gold Road. She noted that with staff’s help, they have discovered the obstacles the
site had both physically and financially, and have learned about the Villages objectives and to
create a mixed-use community that will serve a wide range of residents and commercial
retailers The 17.6-acre development includes a commercial/retail component along Golf Road
and seven residential buildings, with six market rate and one affordable housing building. This
community would have a maximum total of 304 dwelling units with 40 of them designated
senior affordable housing. The petitioner has partnered with Northpointe to develop the
affordable housing component.
This distinctive property has one major access point up along Golf Road and will have 2
additional secondary entrances North and South access along the Arlington Heights western
border. The property is also been revised to incorporate more additional open space, amenity
areas, pedestrian friendly walkways. All seven buildings will look and operate similarly.
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The petition provided a detailed overview of the buildings, models, and amenities.
Construction will start with the multifamily buildings and will be completed two years. Phase
2 of the development will include the construction of the retail lots. The affordable housing
portion of the development will be started upon receiving the affordable housing funding from
IHDA.
Mr. Victor with Northpointe Development thanked the Village for the opportunity to bring
affordable housing to Arlington Heights. He explained this will be a development serving
seniors 62+ years of age, with high quality finishes. He noted senior veterans and persons
with disabilities (62+) will have a preference, with back ground checks, rental history checks,
etc. He explained how Northpointe will work with the community to lease up the property.
The unit mix for senior housing include one and two-bedroom units. Mr. Victor explained
seniors in communities Northpointe has previously built don't just want one-bedroom units,
they want space for storage when they're selling their home, space for their grandchildren to
sleep. Northpointe believes it is important there is a diversification of one and two-bedroom
units throughout the property. He then provided an overview of the rent and income for the
senior building compared to the market rental.
Public Comment
1. Ms. Peg Lane, retired Special Education teacher, expressed a dislike of the placement
of the location of the senior housing building, not part of the other buildings on the
property.
2. Ms. Linda Wayne, would like to see the affordable housing integrated throughout the
7 buildings, not just in one building, and all built at the same time and not in phases.
3. Mr. George Motto, resident, sated it is a wonderful project, and noted this is the type
of project he hears people in the Village want. His concern is the development cannot
happen until building 7 is complete. The Village of Arlington Heights Board of Trustees
has set their 2nd Strategic Priority for affordable housing, so he thinks we need to make
this a priority to get the building built.
4. Mr. Keith Moens, resident. He believes if this project happens in phases, it will weaken
the intensity of our inclusionary housing ordinance. He is very concerned about the
correct number of affordable units and the allocation of TIF funds. He feels the project
is bad for the affordable housing of the Village of Arlington Heights and is non-
compliant with the Ordinance.
5. Mr. Rob Brodecki, resident. He noted his is concerned about the phasing of the building
and that Building seven may not ever get built. He wants to know how the Village
guarantees TIF money [so support the overall project] when the petitioner cannot
guarantee the affordable development will be built.
6. An resident who did not identify herself asked what would guarantee the affordable
housing would be built?
7. Mr. Fred Vogt, resident. Expressed concerns with the phasing of the project. He
wondered if Building Seven would ever get built. He suggested development of
Buildings four, five and six could be tied to the construction of Building Seven. He
suggested building seven be moved further east to give it more of a community feel.
Commissioner Kiefer closed the public comment, and asked the developers to come forward
to address the questions asked during public comment.
Mr. Burke explained that Urban Street was approached by the Village to bring a solution for
this location. Initially, they did not see a solution for it, but they were able to reach an
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understanding with the Village on how the property could be developed. The delays in this
process have been financial and Urban Street is currently. negotiating with the Village on
timing, as part of the Redevelopment Agreement. Urban Street agrees there has to be a
guarantee the affordable bousing component will be constructed.
Ms. Bateman acknowledged that it was a great suggestion to move Building seven east of
where it is on the drawings to make it feel more inclusive to the other buildings.
Mr. Victor explained that Building Seven has to be on its own property because it will have
different ownership/investors. The property will need to be managed independently, but will
have some shared amenity spaces.
Ms. Rodman explained that Urban Street has been an active negotiation with the Village for
a couple years now, and has picked up the pace in recent months related to the redevelopment
agreement. The redevelopment agreement is the document that will govern the public
financing component of the development, so it commits Urban Street and their partner
developers to delivering a certain product. It also commits the Village to providing a certain
amount of public financing should they deliver the product as outlined in the agreement. This
agreement falls strictly under the purview of the Village Board and those are ongoing
negotiations that cannot publicly share at this point in time. She reiterated that that from
the Village’s perspective, it is very important to us that these affordable units be delivered as
part of the project. This is an entire project the Village is potentially financing through TIF.
The Village is not financing only the commercial portion or only the multifamily portion, it is
a complete project and the expectation is the entire project will be delivered. The Village is
working to come to an agreement with Urban Street to provide assurance the product does
get delivered and if not, that there is an appropriate recourse for the Village to take so Village
has the opportunity to secure this product through some other means. She noted she cannot
go into those details but that is something the Village is very concerned about.
Ms. Rodman further explained the redevelopment agreement will be considered by the Village
Board at the same time the of the petitioner’s entitlements. The Housing Commission is one
portion of this project consideration, they also have to go through the Plan Commission for
their land use approvals to actually construct the project. The Plan Commission will make a
recommendation on the land use/zoning requests, which will then go the Village Board for
consideration. This will occur at that same meeting the Village Board considers the
redevelopment agreement. The redevelopment agreement would be included in the agenda
packet and made public at that point in time. This would be the opportunity for the public to
comment on the provisions of that agreement.
Ms. Bateman shared that in creating a solution for the Village and this property, Urban Street
felt it was advantageous to work with a specialty development partner [Northpointe
Development] to present the affordable housing for the project in its best ability for the
community.
An unknown male asked about the time clock on the TIF for the property. Ms. Rodman
explained the TIF expires in 2035. TIF districts are in place for 23 years so this one is about
11 years left. The Village’s policy as it relates to public financing through the TIF, is to provide
only TIF dollars that are generated by the project itself that we are funding. TIF law would
technically allow us to use TIF dollars that are generated anywhere within the District towards
financing certain improvements. However, the Village’s policy which is typical of many
municipalities, is the project has to generate the funding itself. In order for the project to do
that it has to be constructed with enough years left in the TIF for it to generate the revenue
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that then comes back to the project to help finance it. The later in the TIF, the closer to the
sunset of the TIF you get, the less time there is for those dollars to be generated to then go
back into financing the project.
Commissioner Kiefer opened comments to the other Housing Commissioners.
Commissioner Nagy expressed how this project should attract the seniors to stay in the
community. He does not feel segregation builds community. He believes have closer
generates greater value, and neighbors look after each other. He would like to have diverse
units within the project, offering support and a welcoming feeling. He believes this generates
more respecting for the senior population.
Commissioner Reynaga sated she would like to better understand why the units are not being
dispersed amongst the market rate unis, as well as, having the bedroom mixes being similar
to the other units. She asked if one-bedroom units are most common? She inquired as to
what would happen if the petitioner was unable to lease all 40 units.
Ms. Bateman explained through their many models, market availability for the community,
these were the solutions that we developed that would best be successful.
Mr. Victor stated that providing the correct amount of mix of units is what is most important
and based on other similar projects they’ve built, there is a preference for one-bedroom units.
He noted that the is always a waiting list for these types of developments, and the State of
Illinois currently has a waiting list of 350 applications, so they have no concerns about their
ability to rent the units.
Commissioner Delea asked how many of the projects that apply for funding get approved.
Mr. Victor replied approximately 50-55% get approved.
Commissioner Delea stated he is worried that if this project does not go through it will send
the wrong message to the next developer. He feels it is important the Village follow the
Ordinance we have in place.
Commissioner Keifer asked about how the tenants are selected for the 12 units at 30% AMI.
He inquired about whether there are restrictions on how they can lease space because the
funding they will be receiving?
Mr. Victor responded there are no restrictions around where they can or cannot draw folks
from. They market it to local organizations and engage the local community to ensure local
seniors are put on a wait list or interest list. Specifically with the 12 – 30% AMI units, working
with the Illinois Housing Development Authority, eight of those units have to be enrolled in
the Statewide Referral Network, which is where they have to draw those residents for those
eight units. The need for affordable housing will create a large wait list.
Commissioner Keifer asked Urban Street about the hardship that necessitates why they
cannot comply in full with the Inclusionary Housing Ordinance.
Mr. Burke listed purchase price, site condition, utility improvement, rental rates, and the
commercial element requested by the Village.
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Commissioner Keifer reiterated the reason for the Housing Commission to review the project
at hand. This project has a lot of good elements, and the Village has worked hard to bring
this project in this location. He encouraged the Housing commission to look at this project for
what we are here for, to look at it wholistically, and he reiterated he wants this project for
the community.
Commissioner Nagy reiterated that he would like to see the 40 units integrated in all seven
buildings.
Mr. Burke stated Urban Street is not taking this project lightly and they are working to make
the project the best it can be. He explained that it took years of work to get to this point and
they are not backing down. They will continue to move forward because of the level of
engagement they’ve already done engineering the site.
Ms. Rodman reminded the Commission the Village does have the MOU that is in effect. Urban
Street is being held to deadlines within that MOU that obligate them to move this project
forward. In addition to that, the Village has a ticking clock on the TIF that necessitates this
project moving forward through the process. It is not realistic to go back and rework the
affordable housing component of this plan at this point in the process. She made it clear that
staff has pushed them extremely hard in the last couple of years to look at this project from
every angle. She reiterated the Village’s preference would also be to see the affordable
housing units integrated into the site in accordance with the Inclusionary Housing Ordinance.
She believes Staff has pushed them probably more than they would have liked to try to make
this work fully in compliance with the Ordinance and Urban Street does not feel like they can
do that. From the Village’s perspective and the feedback staff received early on from the
Village Board, this is a project they would like to see come to fruition.
Commissioner Nagy still has concerns about the lack of integration of the units in the
development. He believes this is going to be an issue when it goes before the Board regarding
those in favor and against integration.
Commissioner Reynaga would like to see the units built, but believes it is a hard decision
because the Ordinance was made for a reason and Urban Street is not meeting the
requirements. With the understanding of the TIF deadline and the need for the senior housing
market, if there is an assurance in the agreement between the two parties to build Building
Seven would be best. She concurs with the idea to move Building Seven east.
Commissioner Keifer made a motion that the Housing Commission recommend to the Village
Board approval of the Golf Crossing Affordable Housing Plan as presented at the September
9th, 2025 Housing Commission Meeting, with Commissioner Reynaga seconding the motion to
open for discussion.
Commissioner Nagy continued to express his opposition of the 40 units not being integrated
across the development.
An amendment to the motion from Commissioner Keifer is the recommendation to the Village
Board to approve the Golf Crossing Affordable Housing Plan as presented at the September
9th, 2025 Housing Commission Meeting, with the understanding that the Village Board will
include a suitable guarantee in the redevelopment agreement, and recommend that the
developer reevaluate moving Building Seven to the east if feasible. Commissioner Delea with
a second. On a vote the motion 2-2, the motion was failed.
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VII. OTHER BUSINESS
A. Next Meeting and Agena Items
The Housing Commission’s next meeting will be on October 15, 2025.
Commissioner Nagy would like to discuss options for senior housing on vacant land in the
Village.
Commissioner Delea asked that there not be any sketches or drawings presented, as he
feels that Commissioner presenting such a proposal that could be overstepping.
Commissioner Nagy questioned that his thinking is a conflict of interest. A disagreement
ensued.
Commissioner Keifer expressed the Housing Commission’s role is figure out how to get a
developer to come in and propose a project, and would not feel comfortable if a
Commissioner came in with an idea and then all of a sudden a developer is presenting the
Commissioner’s idea.
Ms. Boyer acknowledged staff can review what this process may be reasonable to discuss at
a Housing Commission meeting and provide some guidance in the near future.
Commissioner Keifer asked for the conversation to end.
Ms. Rodman notified the Commission she would be the point of contact for the commission
going forward until Ms. Boyer’s replacement is found.
Ms. Boyer thanked all the Housing Commissioners past and present, she expressed it has
been an honor to practice her passion and values as my job for 30 years. She noted that she
knows the Commissioners serve because of what the community means to them. Things
don't always go as planned, and there are different points of view and She expressed
appreciation for the Commissioner sharing their differing points of view and acknowledged
they are here on their own time and they are people who believe in their community and
stand by their community. This is what has kept her going all these years, so she thanks them
for that.
Commissioner Keifer again thanked Nora for all of her passion and commitment to the
Village.
VIII. ADJOURNMENT
A motion was made by Commissioner Delea, seconded by Commissioner Reynaga
to adjourn the meeting. The motion was approved by voice vote. The meeting
ended at 10:01pm.
Next Regularly Scheduled Meeting: Wednesday, October 15th at 7:00 pm
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Agenda
AGENDA
HOUSING COMMISSION
Buechner Room, 1st Floor
Arlington Heights Village Hall, 33 S. Arlington Heights Rd.
Arlington Heights IL 60005
September 9, 2025
7:00 PM
I. CALL TO ORDER
II. ROLL CALL OF MEMBERS
III. APPROVAL OF MINUTES
A. August 20, 2025 Minutes
IV. REPORTS
V. OLD BUSINESS
VI. NEW BUSINESS
A. Affordable Housing Plan Review – Golf Crossing Apartments/Urban Street
Group/International Plaza/TIF 4
VII. OTHER BUSINESS
A. Next Meeting Date & Agenda Items
VIII. PUBLIC COMMENT
Anyone wishing to speak on a subject not on the Agenda may speak at this time. Please limit
your comments to three minutes.
IX. ADJOURNMENT
Persons with disabilities requiring auxiliary aids or services, such as an American Sign
Language interpreter or written materials in accessible formats, should contact the Health &
Human Services Department, at 33 S. Arlington Heights Road, Arlington Heights, IL 60005,
healthmail@vah.com or 847/368-5760.
Packet
AGENDA
HOUSING COMMISSION
Buechner Room, 1st Floor
Arlington Heights Village Hall, 33 S. Arlington Heights Rd.
Arlington Heights IL 60005
September 9, 2025
7:00 PM
I. CALL TO ORDER
II. ROLL CALL OF MEMBERS
III. APPROVAL OF MINUTES
A. August 20, 2025 Minutes
IV. REPORTS
V. OLD BUSINESS
VI. NEW BUSINESS
A. Affordable Housing Plan Review – Golf Crossing Apartments/Urban Street
Group/International Plaza/TIF 4
VII. OTHER BUSINESS
A. Next Meeting Date & Agenda Items
VIII. PUBLIC COMMENT
Anyone wishing to speak on a subject not on the Agenda may speak at this time. Please limit
your comments to three minutes.
IX. ADJOURNMENT
Persons with disabilities requiring auxiliary aids or services, such as an American Sign
Language interpreter or written materials in accessible formats, should contact the Health &
Human Services Department, at 33 S. Arlington Heights Road, Arlington Heights, IL 60005,
healthmail@vah.com or 847/368-5760.
Page 1 of 105
DRAFT
MINUTES OF A MEETING OF
THE ARLINGTON HEIGHTS HOUSING COMMISSION
VILLAGE OF ARLINGTON HEIGHTS, ILLINOIS
August 20, 2025
IN ATTENDANCE:
Commissioners
Present: William Delea David Miller Marina Reynaga
Gabriel Nagy Janice Krinsky
Commissioners
Absent: Ken Kiefer Dave LoSavio
Staff Present: Nora Boyer, Housing Planner/Staff Liaison
Others Present: Keith Moens, Arlington Heights resident
Fred Vogt, Senior Citizens Commission
Christeon Mayfield, Glenkirk
Don Frick, Clearbrook
I. CALL TO ORDER
A motion was made by Commissioner Krinsky, seconded by Commissioner Delea to
select Commissioner Miller to chair the meeting in Chairman Kiefer’s absence.
The motion passed by voice vote.
The meeting was called to order at 7:00 pm by Commissioner Miller. Commissioner Reynaga
was welcomed to her first Housing Commission meeting after recently having been
appointed.
II. ROLL CALL
Present: D. Miller, W. Delea, J. Krinsky, G. Nagy, & M. Reynaga
Absent: K. Kiefer & D. LoSavio
III. APPROVAL OF MINUTES
A motion was made by Commissioner Krinsky, seconded by Commissioner Delea to
approve the minutes of the June 18, 2025 meeting with a few typographical
corrections. The motion was approved by voice vote.
IV. REPORTS
Ms. Boyer gave a status update on the Arlington Heights projects subject to Inclusionary
Housing Ordinance.
• Grace Terrace – Approved by Village Board
• Urban Street Group/International Plaza – A Plan Commission application has not yet
been approved. The Affordable Housing Plan is expected to come to the Housing
Commission soon for review.
• 116-120 W Eastman – No update.
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• 5 N Douglas – The changes in the proposal did not necessitate the project returning
to the Housing Commission for re-review of the affordable housing plan. The number
of affordable units required in the building under the Inclusionary Housing Ordinance
is 6. The petitioner’s Affordable Housing Plan is in full compliance with the
Inclusionary Housing Ordinance.
There was a discussion about whether Affordable Housing Plans that are in full
compliance with the Inclusionary Housing Ordinance should require review by the
Housing Commission. Ms. Boyer stated that projects that are fully compliant have
been brought to the Housing Commission in part because it has been useful for the
commissioners to observe how the Ordinance has been effectuated. The
commissioners stated that they would prefer to continue to receive presentation of
all Affordable Housing Plans.
V. OLD BUSINESS
A. Single-Family Rehab Program
Ms. Boyer reported provided the following updates:
SFR Case 25-01 is a window replacement project that is proceeding. The work is under
contract.
SFR Case 25-02 is a project with a wide-ranging scope of work. Ms. Boyer has been working
with the homeowner to prioritize the work items, and the homeowner is collecting contractor
proposals.
SFR Case 25-03 is a roof replacement only project. The homeowners are eligible for the
program.
SFR Case 25-04 was not approved. The applicants’ annual household income exceeds the
maximum under the program for eligibility.
There was a discussion of trying to get the project 25-03 completed before the end of the
program year on September 30, 2025. However, the project (roof replacement) will likely
need to return to the Housing Commission for approval in September or later.
B. Affordable Housing Trust Fund
Ms. Boyer stated that staff is continuing to work on the draft application and process for the
Affordable Housing Trust Fund. The review criteria for proposals is the final focus on the staff
review prior to bringing a draft to the Housing Commission.
VI. NEW BUSINESS
A. Group Home Rehabilitation Grant Program – 2025-2026 CDBG Grant Requests
Ms. Boyer explained that two grant applications were received in April 2025, during the open
CDBG grant application period, for renovations to group homes. They were from Glenkirk and
Clearbrook.
Glenkirk: Ms. Christeon Mayfield presented Glenkirk’s grant application. The application is for
$13,078 to replace a front door at one group home and the driveway at another group home.
The front door at the first group home is worn and the replacement door will include sidelights
for enhanced security. The driveway at the second group home is work in part due to the
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weights of the large van that is used to transport the residents. The driveway now presents
trip hazards and is difficult to use by residents who use wheelchairs.
Glenkirk has owned the homes for about 20 years. There are currently 6 residents in each
home.
The commissioners commented that this is a reasonable request and that the cost is also
reasonable.
Ms. Boyer commented the Housing Commission may wish, later in the program year, to open
a new application period under this program if it finds there is a sufficient balance in the
program to warrant a second round.
A motion was made by Commissioner Nagy, seconded by Commissioner Krinsky to
approve Glenkirk’s request for up to $13,028 for the replacement of the front door
at the Kingsbury home and the replacement of the driveway at the Chestnut group
home. This approval is contingent upon compliance with all program requirements
and HUD’s approval of the Village’s 2025-2026 Annual Action Plan and the Village
receiving its 2025-2026 CDBG grant from HUD.
The motion was approved by voice vote.
Clearbrook. Ms. Don Frick presented Clearbrook’s grant application. The requested CDBG
funds of $27,950 would be used to renovate the kitchen at one of Clearbrook’s group homes.
The renovations would make the kitchen more accessible to current and future residents who
have disabilities. Modifications to assist with managing food items for residents with dietary
restriction and other food issues would be included.
This home is a ranch style which is ideal for residents with disabilities. The home was built
new by Clearbrook approximately 20 years ago. There home was built for up to 8 residents,
and there are currently 6 male residents, two of whom use wheelchairs.
A motion was made by Commissioner Krinsky, seconded by Commissioner Delea to
approve Clearbrook’s request for up to $27,950 for the proposed kitchen renovation
at the Eastman home. This approval is contingent upon compliance with all program
requirements and HUD’s approval of the Village’s 2025-2026 Annual Action Plan and
the Village receiving its 2025-2026 CDBG grant from HUD.
The motion was approved by voice vote.
VII. OTHER BUSINESS
A. PUBLIC COMMENT
Commissioner Miller acknowledged that Ms. Boyer has submitted her resignation to the Village
due to her retirement that is to start in late September. Ms. Boyer was congratulated.
Mr. Fred Vogt said that the Senior Citizens Commission conducted a survey of senior
citizens on the subject of their housing needs. 80 responses were received. 30% - 40% or
respondents said that they have difficulty making financial ends meet. A draft of the results
was email by Ms. Boyer to the members of the Housing Commission. The Senior Citizens
Commission is putting together a more formal report with a target date from completion of
August 31st and would like to present the report to the Housing Commission at one of its
future meetings.
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Planning-Teams/Boards_Commissions/Housing Commission/2025/2025.9.9/III. 8.20.2025 Draft Minutes
Page 4 of 105
Commissioner Nagy said that he has developed a proposal for utilizing the 712-716
Frederick Village-owned lots for affordable housing. He said that he would like to discuss the
concept to the Housing Commission. He provided copies of the proposal to Ms. Boyer. He
also intends (as an individual not a Housing Commissioner) to discuss the concept with the
Plan Commission.
There was concern expressed about the potential conflict of interest if a development
proposal is brought forward by a commissioner particularly if it could be profited on. It was
recommended that this could be added to agenda is staff finds it is appropriate and when
the Housing Commission is also looking at other proposals. It may be that a more formal
approach needs to be taken with regarding what to do with the Village-owned lots.
Ms. Boyer said that she provided Commissioner Nagy’s written concept to Emily Rodman,
Director of Planning & Community Development, who will provide guidance on how this
should be procedurally handled.
B. Next Meeting and Agena Items
Ms. Boyer requested that the Housing Commissioners who have not already done so let her
know if they would be available for a special Housing Commission meeting on September 9,
2025 regarding the Affordable Housing Plan for the Urban Street Group/Northpointe
Development/International Plaza/Golf Crossings/TIF 4. If this meeting is held on September
9th, the regularly scheduled monthly meeting on September 17th may be cancelled.
VIII. ADJOURNMENT
A motion was made by Commissioner Nagy, seconded by Commissioner Krinsky to
adjourn the meeting. The motion was approved by voice vote. The meeting ended
at 7:45pm.
Next Regularly Scheduled Meeting: Wednesday, September 17, 2025 at 7:00 pm
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Page 5 of 105
9/9/2025
Item: Affordable Housing Plan Review – Golf Crossing
Apartments/Urban Street Group/International Plaza/TIF 4
Department: Planning & Community Development
Item Description:
ATTACHMENTS:
1. Staff Report HC Golf Crossing Apartments final
2. 1 Cover Letter 07-24-25
3. 2 NorthPointe - Affordable Housing Letter Pricing Strategy
4. 3 Site Plan
5. 4 Unit Counts by number of BRs
6. 5 Bedroom Mix Letter
7. 6 Pricing Schedule 08-15-25
8. 7 Community Amenity and Finishing Examples
9. 8 Golf Crossing Tentant Selection Plan
10. 9 Marketing Plan
11. 10 Golf Crossing Reporting Verification
12. 11 Golf Crossi Elevations and Floor Plate
13. 12 Golf Crossing Floor Plans 2025-07-10
14. 13 Golf Crossing Project Phasing
15. 14 2022.8.3 Staff Report to Housing Commission
16. 15 2022.8.3 Housing Commission Meeting Minutes
Page 6 of 105
Village of Arlington Heights
Staff Report to the Housing Commission
Project Title: Golf Crossing/Urban Street Group/International
Plaza Redevelopment
Address: 100 E Golf Road, Arlington Heights, IL
To: Housing Commission
Prepared By: Nora Boyer, Housing
Planner
Meeting Date: September 9, 2025
Action: Review of Affordable Housing
Developer Representative:
Teresa Bateman
Urban Street Group, LLC
2250 Progress Parkway
Schaumburg, IL 60173
Background
Background
Urban Street Group (petitioner) has submitted an Affordable Housing Plan with respect to
the proposed Golf Crossing development on the former International Plaza site. The subject
property incudes multiple parcels and is located at the northeast corner of Golf Road and
Arlington Heights Road, within the TIF IV Redevelopment Area. The petitioner is proposing
to construct a mixed used development. The development would include approximately
39,000 square feet of commercial space fronting Golf Road, and 305 multi-family rental
units, across seven buildings. Forty of the units, located in a singular building, would be
restricted for affordable senior housing. The remaining 265 units would be market rate.
The Village has been working with the petitioner since 2022, providing them preliminary
feedback on the proposed development and discussing the potential for a public/private
partnership to assist with the redevelopment of this challenging site. Below is a timeline of
how the project has progressed through the Village’s development review process:
On June 22, 2022, the petitioner appeared before the Conceptual Plan Review
Committee (CPRC) to present their conceptual plans and obtain initial feedback from the
Committee. Feedback from the CPRC was favorable.
On August 3, 2022, the petitioner sought a preliminary review from the Housing
Commission on their proposed affordable housing approach for the development. There
was a robust discussion on the proposal and feedback was provided by both the Housing
Commission and the general public, however, no formal direction was provided. A copy
of the August 2, 2022 staff report and meeting minutes are attached to this report for
reference.
1
Page 7 of 105
On August 15, 2022, the petitioner sought Early Review from the Village Board.
Feedback from the Village Board was favorable and the petitioner was encouraged to
continue through the review process.
On August 23, 2022, the petitioner appeared before the Design Commission for
preliminary review of the proposed architecture for the residential component of the
development. The Design Commission provided feedback on suggested modifications
and enhancements to the structures.
Following these preliminary meetings, Village staff continued to engage with the petitioner
on potential terms for a public/private partnership. The Village and the petitioner entered
into a Memorandum of Understanding (MOU) on November 20, 2023 outlining the
preliminary (non-binding) terms of such a partnership. In June 2024, the Village provided
the petitioner with a draft Redevelopment Agreement (RDA) for their review and
consideration. It should be noted that while both the MOU and draft RDA are closely
intertwined with the petitioner’s development proposal, the content of these documents are
not within the purview of the Housing Commission.
In February 2025, the petitioner re-engaged with the Village on the draft RDA and indicated
they were ready to proceed with the formal entitlement process for the proposed
development. Village staff has been working closely with the petitioner to refine the
proposed development concept and design in order to be responsive to the preliminary
feedback received by the CPRC, Housing Commission, Design Commission, and Village
Board. On June 24, 2025, the petitioner appeared before the Design Commission for a
second time, seeking a formal recommendation for the residential component of
development (seven buildings). The Design Commission unanimously recommended
approval of the design to the Village Board.
The next step in the process is for the petitioner to seek a recommendation from the
Housing Commission on the residential component of the development, after which, they
will submit for Plan Commission review for the entire development. As it relates to the
Housing Commission’s purview, the petitioner in proposing a stand-alone, 40-unit,
affordable, senior, rental building as an alternative to meeting requirements of the Village’s
inclusionary Housing Ordinance (Ord. 2020-025 as amended) and associated Inclusionary
Housing Guidelines.
This overall proposed residential/commercial Golf Crossing development has requested TIF
funding (public funding), and the proposed affordable housing is anticipated to include
public affordable housing financing (Low-Income Housing Tax Credits). Therefore, this
development falls under the requirements of publicly funded covered projects under the
Inclusionary Housing Ordinance.
2025 Affordable Housing Plan
Below is a comparison of the Village’s inclusionary housing requirements to the stand-alone
affordable building proposed by the petitioner. The Village Board may grant relief from the
strict application of the standards set forth in the Code upon finding that due to specific and
unique circumstances which are set forth in writing undue hardship would be caused by the
strict application of the standards and requirements.
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Page 8 of 105
Village Inclusionary Housing Proposed Golf Crossing Apartments
Requirement (affordable building)
Affordability Period. Units required by the Compliant.
Inclusionary Housing Ordinance are The senior building (all residents 62+ years of
required to be affordable in perpetuity. age) will meet the affordability requirements of
the Village’s Inclusionary Housing Ordinance and
Guidelines in perpetuity.
Number of Affordable Units. For publicly Compliant.
assisted development, 10% of the total Number of units proposed in the senior building
number of units in the development must is: 40
be affordable on-site units and affordable in
perpetuity. The number that will meet the Village’s definition
of an affordable unit (affordable at 60% of Area
Total Units including affordable Median Income (AMI) or below): 31
building: 305
x .10 The building must remain affordable according to
30.5 the Village’s Inclusionary Housing Ordinance and
30.5 affordable units required, Guidelines in perpetuity.
rounds to 31 affordable units.
Inclusionary Housing Ordinance Section 7-1707(b)(3)
Affordability. The maximum gross rent, Compliant.
including a utility allowance for utilities not Proposed Affordability Levels:
included with the rent, shall be the gross -12 units at 30% AMI (8 Statewide Referral
rent affordable to households with annual Network Units)
incomes at 60% of area median income -19 units at 60% AMI
devoting no more than 30 percent of their -9 units at 80% AMI
gross incomes to monthly housing expenses
as calculated ty the Illinois Housing The total number at or below 60% AMI: 31
Development Authority based on the affordable units
number of bedrooms in the unit.
Inclusionary Housing Ordinance Section 7-1707(b)(4) The petitioner provided rent samples. The rent
samples comply with the maximum rents for
2025. The rents would be adjusted annually at
initial occupancy and thereafter as per the
Inclusionary Housing Guidelines.
Disbursement. Affordable units shall be Non-Compliant.
disbursed among the market rate units. The petitioner proposes a stand-alone affordable
Inclusionary Housing Ordinance Section 7-1710(a) senior building.
Exterior Appearance. The exterior Compliant.
appearance of the affordable units shall be The affordable building is proposed to have the
compatible with the market rate units. same exterior appearance as the market rate
Inclusionary Housing Ordinance Section 7-1710(b) buildings.
Interior Features. Affordable units may Compliant.
differ from market rate units with regard to The petitioner has provided sample images of
interior finishes provided standards in the interior finishes that are comparable to the
Ordinance are met. sample market rate finishes. Compliance would
be determined upon completion of building
Interior features, amenities, and structural specifications and prior to permits being issued.
elements shall be contractor grade or
higher. Affordable units shall have the same
energy efficiency features as the market
rate units.
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Page 9 of 105
Inclusionary Housing Ordinance Section 7-
1710(c)(1)&(2)
Floor Areas. Interior gross area for Compliant.
affordable units shall be no less than 75%of The petitioner has proposed floor areas for the
the gross floor area of market rate units for one- and two-bedroom affordable units that are
units with comparable numbers of bedroom the same as for the market rate units.
or the minimum size requirements of the
Zoning Code.
Inclusionary Housing Ordinance Section 7-1710(c)(3)
Bedroom Mix. The bedroom mix of Non-Compliant. Justification Attached.
affordable units shall be in equal proportion The proposed bedroom mix for the senior
to the bedroom mix of the market rate building is:
units unless otherwise approved by the - 75% one-bedroom units
Village. - 25% two-bedroom units
Inclusionary Housing Ordinance Section 7-1710(c)(4)
This bedroom mix varies from the mix of the
market rate units:
- 42% one-bedroom units
- 49% two-bedroom units
- 9% three-bedroom units
The petition has provided a letter, included with
this report, explaining the rationale for the 75%
one-bedroom and 25% two-bedroom units based
on the senior tenant type.
Construction Phasing. Affordable units shall Compliant based on IHDA LIHTC Calendar.
be constructed with the development of The petitioner has proposed a two-phase project
market rate units. Construction phasing of plan. The first phase would include all site and
affordable units shall not be delayed unless infrastructure work, including that for the pad for
authorized by the Village and only after it the affordable building, and the start of
has been demonstrated by the developer to construction of the market-rate apartment
the satisfaction of the Village that a delay is buildings. The second phase would include the
necessary in order to account for the construction of the affordable building and the
different financing and funding construction of the retail lots. A later start date is
requirements, economies of scale and/or consistent with the IHDA calendar for projects
infrastructure needs applicable to the requesting low-income housing tax credits.
development of the market rate and
affordable units.
Inclusionary Housing Ordinance Section 7-1710(c)(5)
Parking. For rental projects where a fee is Compliant.
charged for parking (i.e., parking spaces Parking is included in the rent with no additional
are leased) separately from the monthly fee.
rent for the housing unit, the monthly
parking fee shall be reduced by the same
proportion as the tenant’s monthly rent is
reduced compared to the monthly rent of
an equivalent market rate unit.
Inclusionary Housing Guidelines Section IV
Preferences. Preference for affordable Substantially Compliant.
dwelling units will be given by the The petitioner indicates in the Tenant Selection
developer to qualified households who meet Plan that preferences will be given to veterans
one or more of the following unranked and persons with disabilities which is consistent
qualifications. with the preferences in the Village’s Inclusionary
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Page 10 of 105
- Veterans Housing Guidelines. The petitioner reports that
- Persons with Disabilities IHDA does not permit developers to apply for
- Arlington Heights Residents (at least HUD approval for residency preferences except
past 2 years) from public housing authority sponsored
- Employees of Arlington Heights projects.
business or organizations
Inclusionary Housing Guidelines Section VI
Tenant Selection Plan. A Tenant Selection Compliant.
Plan is to be provided as part of the The petitioner has provided a Tenant Selection
Affordable Housing Plan. The Tenant plan using the standard Illinois Housing
Selection Plan is to contain at a minimum Development Authority (IHDA) template. The
1) the marketing plan for the affordable Tenant Selection Plan addresses preferences,
units, 2) how the preferences in the wait lists, and procedures for eligibility
Affordable Housing Guidelines will be verification. The petitioner has also provided a
applied, 3) how the wait list will be marketing plan.
managed, and 4) the procedure for
verifying income-eligibility and income
recertification.
Inclusionary Housing Guidelines Section I
Compliance Report. Compliance Reports are Compliant The petitioner has agreed to the
due annually on March 1. Village compliance reporting requirements.
Inclusionary Housing Guidelines Section IX
Recommendation:
The Housing Commission recommends to the Village Board approval of the Golf Crossing
Apartments Affordable Housing Plan as presented at the September 9, 2025 Housing
Commission meeting.
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Page 11 of 105
July 24, 2025
Ms. Nora Boyer
Village of Arlington Heights
33 S. Arlington Hts Road
Arlington, IL 60005
Re: Affordable Housing Plan Application
International Plaza – Golf Crossing Redevelopment
NE Corner Arlington Hts Rd & Golf Rd
Dear Ms. Boyer:
We are pleased to submit our Affordable Housing Plan Application for the redevelopment project known as
International Plaza Golf Crossing located at the northeast corner of Arlington Hts Rd and Golf Rd.
Our plan includes the necessary documents needed for review and discussion with the Commission to support village
board approval. You will find we have provided or uploaded into system the following documents.
• General description of the master development
• The total number of market rate dwelling units and affordable housing units
• Project Plan Matrix – Indicating number of bedrooms for the affordable housing and the match market rate
units, square footages
• Site Plan – Master Development - Building #7 showing location of affordable units
• Northpointe Affordable Letter sharing pricing strategy for the development
• Proposed Pricing Schedule for each affordable dwelling unit and parking spaces per Northpointe Letter
• Project Phasing
• Community Amenity and Finishing Examples – Interior Finishes
• USG-AHGC Elevations and First Floor Plate – Exterior Finishes and designated Amenity space
• Tenant Selection Plan
• Project Reporting Verification
If you should have any questions regarding the information provided, please feel free to contact me. Thank you and
we look forward to meeting with the Commission.
Sincerely,
Teresa Bateman, Director of Development
UrbanStreet Group, LLC – ACQ
tbateman@urbanstreetgroup.com
2250 PROGRESS PARKWAY 312.726.9966
SCHAUMBURG, ILLINOIS 60173 URBANSTREETGROUP.COM
Page 12 of 105
July 16, 2025
Village of Arlington Heights
33 S. Arlington Heights Road
Arlington Heights, IL 60005
RE: Golf Crossing Senior Living
To Whom it may concern,
UrbanStreet Group and Northpointe Development II Corporation have come together in a strategic partnership to
deliver a robust and meaningful response to the Village of Arlington Heights’ Inclusionary Housing Ordinance. As
part of UrbanStreet’s broader 265-unit market-rate development, our proposed 9% Low-Income Housing Tax Credit
(LIHTC) project—Golf Crossing Senior Living—will not only fulfill the Village’s requirement of providing 10%
of units (27 units) at or below 60% Area Median Income (AMI), but will significantly exceed both the quantity
and depth of affordability required under the ordinance.
Through Northpointe’s extensive experience with the LIHTC program, we have structured a solution that allows us
to deliver a total of 40 affordable units, broken down as follows:
• 12 units at 30% AMI
• 2 units at 50% AMI
• 13 units at 60% AMI
• 13 units at 80% AMI or below
This approach not only increases the number of affordable homes available to the community but also ensures a mix
of affordability levels that serve households with incomes significantly lower than the 60% AMI threshold defined
in the ordinance.
Importantly, the affordable units at Golf Crossing Senior Living will be built to the same quality standards as the
market-rate units and residents will have equal access to all on-site amenities—ensuring a seamless and inclusive
community experience.
Northpointe Development has a proven track record of delivering high-quality affordable housing throughout the
Chicagoland suburbs, including Greenhaven Apartments & Townhomes in Palatine, which attracted an interest
list of over 300 individuals prior to opening. The demand for affordable housing across the region is staggering, and
our ability to provide deeper and more extensive affordability through this partnership directly responds to that need.
We applaud the Village of Arlington Heights for its leadership in adopting an Inclusionary Housing Ordinance and
share their commitment to building an inclusive, attainable future. The Golf Crossing Senior Living proposal
represents a meaningful opportunity to go above and beyond in addressing the growing housing crisis—and we are
proud to be part of that effort.
Sincerely,
Jacob Victor
Northpointe Development Corporation
www.northpointedev.com
Page 13 of 105
Page 14 of 105
Golf Crossing Apartments
Senior Affordable Housing (SAH)
Unit Description NRSFTotal Percent Total NRSF
One Bedroom Units
A2 1 Bed / 1 Bath 759 30 75.0% 22770
Total 1 Br Units 30 75.0%
Two Bedroom Units
B1 2 Bed / 2 Bath 1150 5* 12.5% 5750
B2 2 Bed / 2 Bath 1039 5* 12.5% 5195
Total 2 Br Units 10 25.0%
Total SAH Units 40 100.0% 33715
Market Rate Matching Plans
Unit Description NRSF
One Bedroom Units
A2 1 Bed / 1 Bath 759
Total 1 Br Units
Two Bedroom Units
B1 2 Bed / 2 Bath 1150
B2 2 Bed / 2 Bath 1039
Total 2 Br Units
* Qty Plans to be finalized upon permit submittal
7/21/2025
Page 15 of 105
Golf Crossing
Market Rate Unit Mix
8/1/2025
Unit Type Total Percent
One Bedroom Units
Total 1 Br Units 112 42%
Two Bedroom Units
Total 2 Br Units 130 49%
Three Bedroom Units
Total 3 Br Units 23 9%
Totals 265 100%
Page 16 of 105
August 26, 2025
Village of Arlington Heights
33 S. Arlington Heights Road
Arlington Heights, IL 60005
RE: Golf Crossing Senior Living
To Whom it may concern,
On behalf of Northpointe Development, I am writing to provide context regarding the proposed unit mix for the
affordable senior housing component of Urban Street Group’s master planned community in Arlington Heights.
While the adjacent market-rate building includes a range of one-, two-, and three-bedroom units, the senior housing
building has been designed with 75% one-bedroom and 25% two-bedroom apartments. This unit mix is intentional
and reflects both the unique needs of the senior population and the goal of aligning with the Village’s broader
housing objectives.
Meeting the Needs of Seniors
For seniors, one-bedroom apartments are overwhelmingly the preferred unit type. Many seniors are downsizing
from larger homes, prioritizing affordability, accessibility, and ease of maintenance. A one-bedroom unit provides
the right balance of space and independence while allowing residents to live comfortably without the burden of
unused square footage. By predominantly offering one-bedroom apartments, we ensure that the building serves the
largest segment of the senior population who are seeking efficient, affordable, and well-designed homes.
Providing Flexibility Through Two-Bedroom Units
At the same time, we recognize that not all seniors have the same housing needs. Some residents may require an
additional bedroom for a caregiver, visiting family, or simply for extra space to accommodate their lifestyle. By
incorporating 25% two-bedroom apartments, we are ensuring that the building can meet the needs of a broader
spectrum of seniors—those who want flexibility, multigenerational living options, or room for supportive services.
Alignment with the Market-Rate Building
While the market-rate building includes three-bedroom apartments to serve families and working households, this
need is less relevant in a senior-focused building. Instead, the mix of one- and two-bedroom units in the senior
building reflects an appropriate adaptation of the market-rate unit composition to the unique characteristics of the
senior population. In this way, the two buildings remain complementary: the market-rate building serves a variety of
household types including families, while the senior building prioritizes the distinct needs of older adults.
We believe this thoughtful unit mix will ensure the success of the senior housing development by meeting demand,
supporting aging in place, and providing housing options that are both functional and desirable. Most importantly, it
ensures the project contributes to the Village’s vision of creating diverse and inclusive housing opportunities for
residents at all stages of life.
Thank you for your consideration. We welcome any questions or further discussion regarding the proposed unit mix.
Sincerely,
Jacob Victor
Northpointe Development Corporation
Page 17 of 105
Golf Crossing Apartments
Proposed Pricing Schedule Sample**
Senior Affordable Housing (SAH)
Unit Plan Type Qty* NRSF Rent $/Mo** $ Per SF % AMI
One Bedroom Units
A2 1 Bed / 1 Bath 10 759 $ 562.00 $ 0.74 30.0%
2 759 $ 990.00 $ 1.30 50.0%
11 759 $ 1,204.00 $ 1.59 60.0%
7 759 $ 1,631.00 $ 2.15 80.0%
Total 1 Br Units 30
Two Bedroom Units
B1/B2 2 Bed / 2 Bath 1 1150 $ 675.00 $ 0.59 30.0%
0 1150 $ 1,188.00 $ 1.03 50.0%
1 1150 $ 1,445.00 $ 1.26 60.0%
3 1150 $ 1,958.00 $ 1.70 80.0%
Total 2 Br Units
B2 2 Bed / 2 Bath 1 1039 $ 675.00 $ 0.65 30.0%
0 1039 $ 1,188.00 $ 1.14 50.0%
1 1039 $ 1,445.00 $ 1.39 60.0%
3 1039 $ 1,958.00 $ 1.88 80.0%
Total 2 Br Units 10
Total SAH Units 40
Parking Spaces All Included No Fee
Market Rate Matching Plans
Unit Description Qty NRSF Rent $/Mo** $ Per SF
One Bedroom Units
A2 1 Bed / 1 Bath 759 $ 2,095.00 $ 2.76
Total 1 Br Units
Two Bedroom Units
B1 2 Bed / 2 Bath 1150 $ 2,935.00 $ 2.55
B2 2 Bed / 2 Bath 1039 $ 2,775.00 $ 2.67
Total 2 Br Units
** All pricing is approximate and will be based on market and final square footages.
* Qty of Plan types to be finalized upon permit submittal
7/21/2025
Page 18 of 105
Golf Crossing
Featured Community Amenities and Unit Finishes
Community Amenities Market Rate Senior Affordable Housing
Leasing Center/Office
Clubroom with tv and fireplace
Kitchen/Dining area
Fitness
Games (pool table/foosball/shuffleboard, tables)
Package/Parcel Room
In-house trash enclosure
Unit Patio or Balconies (where applicable)
Access to Community Pool/Pool deck/Bathhouse
Page 19 of 105
Unit Finishes Market Rate Senior Affordable Housing
Decorative wood cabinets
Upgraded Cabinet hardware
Kitchen island with overhangs
Quartz Countertops
White Painted Trim
LVT and Carpet Flooring
Full Appliance Package
Refr, range oven, microwave, dishwasher, disposal
Full size washer/dryer in units
Page 20 of 105
Sr. Affordable Housing Unit Finish and Amenity Examples
Page 21 of 105
Fitness
Page 22 of 105
Senior Affordable
Unit Sample Finishes
Page 23 of 105
Market Rate Unit Finish and Amenity Examples
Page 24 of 105
Page 25 of 105
f
Page 26 of 105
TENANT SELECTION PLAN
(For Other Non-Section 8 Program Developments)
Golf Crossing
DEVELOPMENT NAME
IHDA PROJECT IDENTIFICATION NUMBER (PID)
DEVELOPMENT ADDRESS, CITY, STATE AND ZIP CODE
1
Tenant Selection Plan
(Revised 2/2021)
Page 27 of 105
TABLE OF CONTENTS
I. INTRODUCTION
A. Development Description……………………………………………….. 5
B. Tenant Type………………………………………………………………. 6
C. Unit Distribution……………………………………………………………7
D. Rent Structure……………………………………………………………..9
E. Civil Rights and Non-Discrimination Requirements…………………...9
Fair Housing Act………………………………………………………….. 9
Title IV of the Civil Rights Act of 1964…………………………………. 10
Age Discrimination Act of 1975…………………………………………. 10
Section 504 of the Rehabilitation Act of 1973………………………….11
Equal Access to Housing in HUD Programs Regardless of Sexual
Orientation and or Gender Identity………………………………………12
Policies to Comply with Limited English Proficiency and Violence
Against Women Act……………………………………………………….12
II. PREFERENCES
A. Establishing Preferences…………………………………………………13
B. Verification of Preferences……………………………………………….15
C. Selection of Families for Participation…………………………………..15
D. When a Preference is Denied……………………………………………15
E. Exceptions to the Preference Rule……………………………………...15
III. PRE-APPLICATION CARD PROCESSING
A. Distribution of Pre-Application Cards or Pre-Applications…………….16
2
Tenant Selection Plan
(Revised 2/2021)
Page 28 of 105
B. Processing Pre-Application Cards or Pre-Applications………………..16
IV. WAITING LIST PROCEDURES
A. Creation of the Waiting List………………………………………………17
B. Changes in Income or Household Composition………………………. 18
C. Contacting Persons on the Waiting List……………………………….. 19
D. Updating the Waiting List…………………………………………………20
E. Closing and Re-opening the Waiting List……………………………….21
V. THE INTERVIEW AND SCREENING PROCESS
A. Application Requirements……………………………………………….. 22
B. Home Visits……………………………………………………………….. 23
C. Completion of Application Process……………………………………...24
VI. EGILIBILITY REQUIREMENTS
A. Income…………………………………………………………………….. 24
B. Certification of Date of Birth…………………………………………….. 24
C. Certification of Social Security Numbers………………………………. 24
D. Student Eligibility Requirements…………………………………………24
VII. OCCUPANCY STANDARDS……………………………………….25
VIII. SECURITY DEPOSITS………………………………………………26
IX. REJECTION CRITERIA
A. Insufficient/Inaccurate Information on Application……………………. 26
B. Credit and Financial Standing…………………………………………... 27
C. Criminal Convictions/Current Drug Use……………………………….. 27
D. Household Characteristics……………………………………………….28
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Tenant Selection Plan
(Revised 2/2021)
Page 29 of 105
E. Unsanitary Housekeeping………………………………………………..29
F. Exception to Rejection Criteria…………………………………………..29
X. REJECTION PROCEDURES
A. Written Notification………………………………………………………..29
B. Review of Rejected Applications………………………………………..29
XI. SPECIAL OCCUPANCY CATEGORIES
A. Persons with Disabilities………………………………………………… 30
XII. AMENDING THE TENANT SELECTION PLAN……………………. 30
XIII. CERTIFICATION………………………………………………………………30
4
Tenant Selection Plan
(Revised 2/2021)
Page 30 of 105
TENANT SELECTION PLAN
(For Other Non-Section 8 Programs and Developments)
Gold Crossing Senior
DEVELOPMENT NAME
IHDA PROJECT IDENTIFICATION NUMBER (PID)
OWNER’S ORGANIZATION NAME (the “Owner”)
I. INTRODUCTION
This Tenant Selection Plan (“Plan”) outlines the procedures that will be followed
in selecting tenants for the Development. Management is responsible for
implementing these procedures in accordance with guidelines set forth by the
Illinois Housing Development Authority (“IHDA”).
A. Development Description
(Check the one that applies)
The Development does not offer subsidized rents.
✔ The Development offers subsidized rents. This means the rent that a
tenant pays is based upon the tenant’s household income. Therefore,
the rent paid by tenants may vary among individual households and
other tenants. The rents attached to this Plan as Exhibit A reflect the
market or contract rent for the Development and not the typical tenant
portion of the rent. (Subsidized rents are usually made available
through participation in rental assistance housing programs: (i) the HUD
Section 8 Program or (ii) Section 811 PRA. It should be noted that such
programs have household income limitations.
5
Tenant Selection Plan
(Revised 2/2021)
Page 31 of 105
In addition, the Development ✔ does does not accept Housing
Choice Vouchers. (Check the one that applies)
B. Tenant Type
The Development is designated as housing for: (check all that apply)
Elderly Near Elderly
Elderly Special Needs Family
✔ Special Needs
If the “Elderly” and/or “Special Needs” designation is selected, the age
restriction, for the units designated Elderly will be: (check all that apply)
55 and above (households whose head or spouse or co-head or sole
member is at least 55 years of age) or;
62 and above (a requirement for all household members) or;
62 and above (households whose head or spouse or co-head or sole
member is at least 62 years of age) or;
The age restriction for the units designated “Near Elderly Family” will be:
(check the one that applies)
50 but below the age of 62 (households whose head or spouse or co-
head, or sole member is a person who is at least 50 years of age) or;
50 but below the age of 62 (households consisting of one or more
persons who are at least 50 years of age but below the age of 62, living
with one or more live-in aides).
Identify all applicable special needs population(s) served by the Development:
(Check all that apply)
Victims of Domestic Violence Foster Care Families
Disabled Transient Families
HIV/AIDS Ex-offenders
Homeless Substance Abusers
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Veterans Mental Illness
✔ Other 8 SRN Units
C. Unit Distribution
1. Development
The Development will offer a total of 40 rental units.
This includes ✔ does not include a management unit.
(Check the one that applies)
The income limitations of these units are as follows:
0 Market rate (no income restriction) units
12 Units at 30 % Median Income
0
Units at 50 % Median Income
19
Units at 60 % Median Income
9
80
Units at % Median Income
Total Number of Management Units
2. Development (Unit Breakdown per Written Agreement)
Per Regulatory Agreement Per Extended Use Agreement:
Program: LIHTC
Market rate units Market rate units
12 Units at 30% Median Income Units at % Median Income
0 Units at 50% Median Income Units at % Median Income
19 Units at 80% Median Income Units at % Median Income
9 Units at60 % Median Income Units at % Median Income
Management Units Management Units
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Per Regulatory Agreement Per Extended Use Agreement:
Program:
Market rate units Market rate units
Units at 30 % Median Income Units at % Median Income
Units at 50 % Median Income Units at % Median Income
Units at 80 % Median Income Units at % Median Income
Units at % Median Income Units at % Median Income
Management Units Management Units
3. Other Agreements
Per SRN Written Agreement Per Section 811 PRA Contract
(if applicable) (if applicable)
Market rate units Market rate units
8 Units at 30 % Median Income Units at 30 % Median Income
Units at % Median Income Units at % Median Income
Units at % Median Income Units at % Median Income
Units at % Median Income Units at % Median Income
Management Units Management Units
Per LTOS Agreement
(if applicable)
Market rate units
Units at % Median Income
Units at % Median Income
Units at % Median Income
Units at % Median Income
Management Units
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D. Rent Structure
The current rent structure for the Development, by unit size and income
distribution, is attached to this Plan (Exhibit A).
E. Civil Rights and Non-Discrimination Requirements
1. General
Federal civil rights laws addressing fair housing prohibit discrimination
against applicants or tenants based on race, color, national origin, religion,
sex, familial status, and disability. The Illinois Human Rights Act addressing
fair housing prohibits discrimination against applicants or tenants on the
basis of race, color, religion, sex (including sexual harassment),
pregnancy, national origin, ancestry, age (40 and over), order of protection
status, marital status, sexual orientation (which includes gender-related
identity), unfavorable military discharge, physical and mental disability, and
familial status.
HUD’s Office of General Counsel issued a memo dated April 4, 2016,
providing guidance on the Fair Housing Act and how it applies to the use
of criminal history by providers or operators of housing and real estate
related transactions.
The remaining paragraphs in this section provide brief descriptions of key
federal civil rights laws regarding fair housing and accessibility.
The owner and management shall be familiar and comply with the
regulations implementing these applicable federal civil rights laws and any
state civil rights laws or local ordinance regarding fair housing and
accessibility.
2. Fair Housing Act
The Fair Housing Act Amendment of 1988 (“Fair Housing Act”) prohibits
discrimination in housing on the basis familial status, disability, religion,
race, skin color, nationality (national origin), and sex regardless of any
federal financial assistance.
Under the Fair Housing Act, the owner and management shall not take any
of the actions listed below based on familial status, disability, religion, race,
skin color, nationality (national origin), and sex:
a. Deny anyone the opportunity to apply to rent housing, or deny to any
qualified applicant the opportunity to lease housing suitable to his or her
needs;
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b. Provide anyone housing that is different from that provided to others;
c. Subject anyone to segregation, even if by floor or wing;
d. Restrict anyone’s access to any benefit enjoyed by others in connection
with the housing program;
e. Treat anyone differently in determining eligibility or other requirements
for admission, in use of the housing amenities, facilities or programs, or
in the terms and conditions of a lease;
f. Deny anyone access to the same level of services;
g. Deny anyone the opportunity to participate in a planning or advisory
group that is an integral part of the housing program;
h. Publish or cause to be published an advertisement or notice indicating
the availability of housing that prefers or excludes persons; and
i. Retaliate against, threaten, or act in a manner to intimidate someone
because he or she has exercised rights under the Fair Housing Act.
The Fair Housing Act provides additional protections for persons with
disabilities. It requires that management make reasonable
accommodations in rules, policies, practices, or services as may be
necessary to afford handicapped persons equal opportunity to use and
enjoy a dwelling. Moreover, it contains specific accessibility requirements
that apply to the design and construction of new multi-unit housing.
Owners of federal assisted housing programs shall display the Fair Housing
Poster as required by the Fair Housing Act.
3. Title VI of the Civil Rights Act of 1964
Title VI of the Civil Rights Act of 1964 (“Civil Rights Act”) prohibits all
recipients of federal financial assistance from discriminating based on race,
color, or national origin.
4. Age Discrimination Act of 1975
The Age Discrimination Act of 1975 (“Age Discrimination Act”) prohibits
discrimination based upon age in federally funded and assisted programs,
except in limited circumstances. It is not a violation of the Age
Discrimination Act to use age as screening criteria in a particular program
if age distinctions are permitted by statute for that program, or if age
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distinctions are a factor necessary for the normal operation of the program,
or the achievement of a statutory objective of the program or activity.
5. Section 504 of the Rehabilitation Act of 1973 (for Federal Programs)
Section 504 of the Rehabilitation Act of 1973 (“Section 504”) prohibits
discrimination based upon disability in all programs or activities operated
by recipients of federal financial assistance. Although Section 504 often
overlaps with the disability discrimination prohibitions of the Fair Housing
Act, it differs in that it also imposes broader affirmative obligations on the
owner to make their programs, accessible to persons with disabilities.
Section 504 obligations include the following:
a. Making and paying for reasonable structural modifications to units
and/or common areas that are needed by applicants and tenants with
disabilities, unless these modifications would change the fundamental
nature of the project or result in undue financial and administrative
burdens;
b. Operating housing that is not segregated based upon disability or type
of disability, unless authorized by federal statute or executive order;
c. Providing auxiliary aids and services necessary for effective
communication with persons with disabilities;
d. Performing a self-evaluation of Management’s programs and policies to
ensure that they do not discriminate based on disability; and
e. Developing a transition plan to ensure that structural changed are
properly implemented to meet program accessibility requirements.
f. Section 504 also establishes accessibility requirements for newly
constructed or rehabilitated housing, including providing a minimum
percentage or accessible units.
If the owner, management agent and/or development company employ 15
or more persons, regardless of their location or duties, a Section 504
Coordinator must be designated.
Does the Section 504 Coordinator requirement apply?
(Check the one that applies)
✔Yes No
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If “Yes” was checked, provide the name of the Section 504
Coordinator: Name:
Telephone Number:
6. Equal Access to Housing in HUD Programs Regardless of Sexual
Orientation or Gender Identity (for Federal Programs)
Effective March 5, 2012, HUD implemented new regulations intended to
ensure that their core housing programs are open to all eligible persons
regardless of actual or perceived sexual orientation, gender identity or
marital status (HUD Notice 2015-01).
Owners and operators of HUD-assisted housing, or housing whose
financing is insured by HUD, must make housing available without regard
to sexual orientation, gender identity, or marital status.
All otherwise eligible families, regardless of marital status, sexual
orientation, or gender identity, will have the equal opportunity to participate
in HUD programs.
Owners and operators of HUD-assisted housing or housing financially
insured by HUD are prohibited from asking about an applicant or
occupant’s sexual orientation and gender identity for the purpose of
determining eligibility or otherwise making housing available.
7. Executive Order 13166 – Limited English Proficiency (for Federal
Programs)
Executive Order 13166 requires the owner and/or management to take
reasonable steps to ensure meaningful access to the information and
services they provide for persons with Limited English Proficiency. This
may include interpreter services and/or written materials translated into
other languages.
8. Violence Against Women and Justice Department Reauthorization
Act of 2005 and 2013 (for Federal Programs and LIHTC Developments
ONLY)
The Violence Against Women and Justice Department Reauthorization Act
of 2005 (VAWA 2005, and reinstated in the HUD Reauthorization Act of
2013 and 2019) protects victims of domestic violence, sexual assault,
dating violence or stalking, as well as their immediate family members
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generally, from being evicted or being denied housing assistance if an
incident of violence is reported and confirmed. In accordance with federal
and IRS guidelines, owners and agents must obtain tenant signatures on
the Violence Against Women’s Act Lease Addendum.
Owners and managers responding to an incident of actual or threatened
domestic violence, dating violence or stalking that could potentially have
an impact on an tenant’s participation in the housing program may request
in writing that an individual complete, sign and submit within 14 business
day of the request, the HUD-approved certification form (HUD-5382).
Alternatively, in lieu of the certification form or in addition to it, the owner or
manager may accept (i) a federal, state, tribal, territorial, or local police
record or court record or (ii) documentation signed and attested to by a
professional (employee, agent or volunteer of a victim service provider, an
attorney, medical personnel, etc.) from whom the victim has sought
assistance.
The owner or manager is encouraged to carefully evaluate abuse claims to
avoid conducting an eviction based upon false or unsubstantiated
accusations.
II. PREFERENCES
A. Establishing Preferences
Preferences are not permitted if they in any way negate affirmative marketing
efforts or fair housing requirements. The following preferences apply to the
Development:
1. Existing Tenant Preferences
The following actions are always given priority if applicable. If not, State
Mandated Preferences take precedence.
a. A unit transfer based on household size.
b. A unit transfer based on the need for an accessible unit.
c. A unit transfer must occur for a tenant who actively occupies but does
not require the features of an accessible unit to accommodate a
physically disabled applicant on the Waiting List. To ensure a full and
complete understanding of this requirement, a Lease Addendum
(Exhibit B) will be entered into with non-physically disabled tenants
living in an accessible unit.
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2. State Mandated Preferences
The Development must comply with the three Illinois mandatory
preferences required in Section 11 and 12 of 20 ILCS 3805 as described
below:
a. Displaced from an urban renewal area.
b. Displaced as a result of a governmental action.
c. Displaced as a result of a major disaster.
3. Optional Preferences
In addition to the preferences mandated by the State of Illinois and the
Existing Tenant Preferences listed above, the Development may establish
the following preferences. The preferences listed below are subordinate to
State Mandated Preferences and Existing Tenant Preferences.
(Check all that apply and rank in the order of highest preferences (1) to
lowest preference):
a. Pre-Approved Preferences
i. Preference for Working Families Order #
ii. Preference for Persons with Disabilities ✔ Order # 1
including SRN or 811
iii. Preference for Victims of Domestic Order #
Violence
iv. Preference for elderly, displaced,
homeless, or disabled single person
over other single persons Order #
b. Residency Preferences (with HUD approval) Order #
c. Local Preference – Public Housing Agency
governing the jurisdiction in which a property
is located (as established by HUD) Order #
d. Veterans Preference ✔ Order # 2
e. Existing Tenant Transfers (other) –
A deeper rent subsidy Order #
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B. Verification of Preferences
The State Mandated Preferences will be verified by third-party verification
(Exhibit C). Third party verification will also be utilized if the owner has
adopted any of the Former Federal Preferences. If management has selected
any of the optional preferences and will not be using third-party verification the
following means of verification will be utilized:
third party verification
C. Selection of Families for Program Participation based upon Preference
1. An eligible applicant who qualifies for a preference will receive housing
before any other applicant who is not so qualified. These preferences take
precedence over other applicant’s placed on the Waiting List, or date of
submission of application.
2. Applicants will be informed of the availability of preferences and will be
given an opportunity to certify that they qualify for a preference. Applicants
may claim a preference at any time during the application process.
D. When a Preference is Denied
1. If it is determined that an applicant does not meet the criteria for receiving
a preference, the applicant will promptly receive written notice of this
determination from Management (Exhibit D). The notice will contain a brief
statement of the reasons for the determination, further informing the
applicant of their right to meet with the Management’s designee to review
this decision. If the applicant requests a meeting, it will be conducted by a
person or persons designated by Management.
2. Denial of a preference does not prevent the applicant from exercising any
legal rights the applicant may have against Management and/or the Owner.
E. Exceptions to the Preference Rule
1. Relocation and/or Unit Transfers - Management must give priority to
current households:
a. When their units are designated for rehabilitation and/or;
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b. For current households residing in a unit within the Development that
has been designated as uninhabitable by federal, state, local
municipalities, or Management due to fire, flood, or other natural
disaster.
III. PRE-APPLICATION CARD PROCESSING
Application Intake
Owners must accommodate persons with disabilities who cannot utilize the
owner’s preferred application process, by providing alternative methods of
application intake (e.g. accepting mailed or on-line applications).
(Please check which method will be used)
The Development will use Pre-Application Cards or;
✔ The Development will use Pre-Applications
A. Distribution of Pre-Application or Pre-Application Cards
1. A letter will be sent to households who respond to the marketing efforts
(Exhibit E). This letter will include a Pre-Application Card or Pre-
Application (Exhibit F) to be completed and mailed to Management. This
letter will also inform persons about the Development’s preferences and
will indicate that all applicants will be given an opportunity to show that they
qualify for a preference.
2. The letter will state that those persons qualifying for a preference will
receive housing any other applicant who is not so qualified.
3. In addition, the letter will inform all applicants that for those persons not
claiming a preference, screening will be conducted according to the order
in which the Pre-Application Cards or Pre-Applications are received.
4. All returned Pre-Application Cards or Pre-Applications will be logged in,
indicating the time and date received (Exhibit G). The Pre-Application log
will indicate whether the applicant has claimed a preference or has
requested an accessible unit.
B. Processing Pre-Application Cards or Pre-Applications
1. Pre-Application Cards or Pre-Applications will be filed in the order of
receipt. In addition, Pre-Application Cards or Pre-Applications will also be
categorized according to preferences, unit size and Special Occupancy
Categories (as described in Section X).
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2. All persons making inquiries will be provided a Pre-Application Card or Pre-
Application with instructions to mail the Pre-Application Card or Pre-
Application to Management. Pre-Application Cards or Pre-Applications
received after initial sorting will be categorized in accordance with the
process stated above.
3. For Developments beginning their initial marketing efforts (start-up), no
Pre-Application Cards or Pre-Applications will be accepted after the date
on which 95% occupancy of the Development has been reached and the
applicable Waiting List has been closed.
4. For Developments, which have completed their initial marketing efforts (Up
and Running), no Pre-Application Cards or Pre-Applications will be
accepted after the date on which the applicable Waiting List has been
closed.
5. All Pre-Application Cards or Pre-Applications will be retained on-site
permanently and must not be purged, destroyed nor discarded.
IV. WAITING LIST PROCEDURES
A. Creation of Waiting List
If an applicant is eligible for tenancy, but no appropriately sized unit is available
(as referred to in Section VII), Management will place the applicant on a
waiting list (the “Waiting List”) for the Development (Exhibit H). The Waiting
List will be maintained in either:
(Check the one that applies)
Basic File Management System
✔ Digitally in electronic systems or tools
The Waiting List will contain the following information for each applicant
listed:
1. Applicant Name
2. Household unit size (number of bedrooms household qualifies for based
upon the developments occupancy standards. (*Note: Applicant may
qualify for multiple unit sizes).
3. Date and time application received
4. Qualification for any preferences and ranking
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5. Annual income level
6. Targeted program qualifications
7. Accessibility requirements
8. Number of persons in the household
The Waiting List will be maintained in accordance with the following
guidelines:
1. The Pre-Application Card or Pre-Application will remain on file
permanently.
2. All applicants will be maintained in the order of preference. Applications of
equal preference will be maintained by date and time sequence.
B. Changes to Income or Household Composition
Once placed upon the Waiting List, applicants will be informed to notify
Management when the following change occurs:
x Address and/or phone number
x Household composition
x Preference status
x Income
If an applicant’s income changes to an amount which is no longer eligible,
written notice will be given advising the applicant that: (1) they are not
presently eligible; (2) the applicant could be eligible if the household income
decreases, the number of household member changes, or the Income Limit
changes; and (3) they may choose to remain or not remain on the Waiting List.
If an applicant’s household composition changes resulting in a need for a
different apartment size, Management will, upon notification by applicant,
place the applicant on the appropriate Waiting List. Management’s policy for
handling changes in household composition are indicated below: (check the
one that applies)
✔ Applicant will maintain the original application date. (*Note: Applicant
will be placed on a new bedroom list according to the original application
date)
Applicant will receive a new application based on redetermination.
(*Note: Applicant will be placed at the bottom of the new bedroom list.)
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C. Contacting Persons on the Waiting List
1. Applicants on the Waiting List will be contacted as follows:
When a unit becomes or will become available within 30 days,
Management will select the next applicant who meets applicable
preference criteria or whose name is chronologically at the top of the
appropriate Waiting List. Management will contact the selected applicant
utilizing the following procedure: (i.e. certified mail, regular mail, telephone
or other.) Modifications will be made to reasonably accommodate persons
with disabilities who request or require such modifications.
Describe process:
Telephone calls made 2-3 per day for 3 days and a letter mailed.
a. If Management does not receive a response within 3 days, the
applicant will forfeit the opportunity to apply for the offered unit: (Check
the one that applies)
and will be removed from the applicable Waiting List.
but will remain at the top of the applicable Waiting List. When a
second unit becomes available, Management will again attempt
to contact the applicant and will explain that if the applicant does
not respond within days or fails to accept the second
unit, the applicant’s name will be removed from the applicable
Waiting List.
✔ Other :KHQDVHFRQGXQLWEHFRPHVDYDLODEOH0DQDJHPHQWZLOODJDLQDWWHPSWWR
FRQWDFWWKHDSSOLFDQWDQGZLOOH[SODLQWKDWLIWKHDSSOLFDQWGRHVQRWUHVSRQGZLWKLQ
GD\VRUIDLOVWRDFFHSWWKHVHFRQGXQLWWKHDSSOLFDQW VQDPHZLOOUHPDLQDWWKHWRSRI
WKHOLVW:KHQDWKLUGXQLWEHFRPHVDYDLODEOH0DQDJHPHQWZLOODJDLQDWWHPSWWR
FRQWDFWWKHDSSOLFDQWDQGZLOOH[SODLQWKDWLIWKHDSSOLFDQWGRHVQRWUHVSRQGZLWK
GD\VRUIDLOVWRDFFHSWWKHWKLUGXQLWWKHDSSOLFDQW VQDPHZLOOEHUHPRYHGIURPWKH
:DLWLQJ/LVW
b. If Management receives a timely response but the applicant rejects the
first offered unit, the applicant: (Check the one that applies)
will be removed from the applicable Waiting List.
will remain at the top of the applicable Waiting List. When a
second unit becomes available, Management will again attempt
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to contact the applicant and will explain that if the applicant does
not respond within days, or fails to accept the second
unit, the applicant’s name will be removed from the applicable
Waiting List.
✔ (Other) :KHQDVHFRQGXQLWEHFRPHVDYDLODEOH0DQDJHPHQWZLOODJDLQDWWHPSWWR
FRQWDFWWKHDSSOLFDQWDQGZLOOH[SODLQWKDWLIWKHDSSOLFDQWGRHVQRWUHVSRQGZLWKLQ
GD\VRUIDLOVWRDFFHSWWKHVHFRQGXQLWWKHDSSOLFDQW VQDPHZLOOUHPDLQDWWKHWRSRI
WKHOLVW:KHQDWKLUGXQLWEHFRPHVDYDLODEOH0DQDJHPHQWZLOODJDLQDWWHPSWWR
FRQWDFWWKHDSSOLFDQWDQGZLOOH[SODLQWKDWLIWKHDSSOLFDQWGRHVQRWUHVSRQGZLWK
GD\VRUIDLOVWRDFFHSWWKHWKLUGXQLWWKHDSSOLFDQW VQDPHZLOOEHUHPRYHGIURPWKH
:DLWLQJ/LVW
2. If after an interview has been scheduled, the applicant fails to attend or to
contact Management to reschedule the interview, the policy regarding how
applicants will be addressed is: (Indicate Management’s policy below)
:KHQDVHFRQGXQLWEHFRPHVDYDLODEOH0DQDJHPHQWZLOODJDLQDWWHPSWWRFRQWDFWWKHDSSOLFDQW
DQGZLOOH[SODLQWKDWLIWKHDSSOLFDQWGRHVQRWUHVSRQGZLWKLQGD\VRUIDLOVWRDFFHSWWKHVHFRQG
XQLWWKHDSSOLFDQW VQDPHZLOOUHPDLQDWWKHWRSRIWKHOLVW:KHQDWKLUGXQLWEHFRPHVDYDLODEOH
0DQDJHPHQWZLOODJDLQDWWHPSWWRFRQWDFWWKHDSSOLFDQWDQGZLOOH[SODLQWKDWLIWKHDSSOLFDQWGRHV
QRWUHVSRQGZLWKGD\VRUIDLOVWRDFFHSWWKHWKLUGXQLWWKHDSSOLFDQW VQDPHZLOOEHUHPRYHGIURP
WKH:DLWLQJ/LVW
3. If applicable, SRN/811 Applicants: Management must request a referral of
an applicant from IL Housing Search Wait List Manager (Emphasys).
a. If Management does not receive a response within 5 business days
as stated in the SRN Agreement, the applicant will forfeit the opportunity
to apply for the offered unit.
b. Management will send an email to the Wait List Manager that the
applicant did not respond and will remain on the IL Housing Search Pre-
Screening, Assessment, Intake, and Referral (PAIR) Module Wait List.
D. Updating the Waiting List
1. The Waiting List will be updated at least one every twelve months in the
following manner:
✔ A letter will be sent via regular/certified mail to each applicant on
the Waiting List(s) (Exhibit I). The letter will include a Reply Card
(Exhibit J) to be returned if the applicant is still interested in
living at the Development. The applicant will be given 30 days
(excluding weekends and designated federal holidays) from the
date the letter was mailed in which to respond. If no response is
received, the applicant’s Pre-Application Card will be removed
from the Waiting List and a letter will be sent informing the
applicant of this action. If the letter is returned with a forwarding
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address, it will be re-sent to the mailing address provided and a
new response time as outlined above will begin.
(Other)
2. After each of the Waiting List(s) is updated based upon the Reply Cards
received, an acknowledgement letter (Exhibit K) will ✔ will not
(Check the one that applies) be sent to each applicant. It is the applicant’s
responsibility to notify the Management office of any change in Address,
Telephone Number or Telecommunications Device for the Deaf (TDD)
number (if applicable).
3. If it is determined an applicant failed to respond to a Waiting List update
due to a disability and as such, the applicant was either removed or lowered
on the Waiting List, the applicant must be reinstated at the original place
on the Waiting List.
E. Closing and Re-opening the Waiting List
1. Closing the Waiting List
The Waiting List for the Development will be closed when the following
occurs:
i. The Waiting List will not be closed.
ii.
iii.
iv.
When Management decides to close the Waiting List, future applicants will
be advised that the Waiting List is closed, and additional applicants will not
be taken. Once Management decides to no longer accept applications, a
notice to that effect will be published in the following publication(s):
i. The Waiting List will not be closed.
ii.
iii.
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iv.
The notice must state the reasons for Management’s refusal to accept
additional applications.
2. Re-opening the Waiting List
Prior to each re-opening of the Waiting List, a notice announcing the re-
opening and providing information on the rules regarding how, when, and
where to apply, will be placed in the advertisements/publications listed
below:
Note: IHDA now requires all Tenant Selection Plans to include
ILHousingSearch.org, a housing locator resource for marketing purposes.
Include a screen shot of the “Property Profile” with the Tenant Selection
Plan as evidence of enrollment.
The Waiting List will be re-opened once the following occurs:
i. The Waiting List will not be closed.
ii.
iii.
iv.
3. Affirmative Marketing Plan Requirements
Management will affirmatively market the Development in its outreach
efforts during the re-opening of the Waiting List. Management will provide
a copy of the Affirmative Fair Housing Marketing Plan to applicants upon
request for review.
V. THE (INTERVIEW) SCREENING PROCESS
A. Application Requirements
The following information will be used to determine program eligibility for
anyone who is seeking housing at the Development.
Live-in aides, new household members and police officers, security personnel
or managers residing in HUD subsidized units will be subject to the same
screening for drug abuse and other criminal activity applied to other applicants.
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1. The head of household must complete a written application certifying the
accuracy of all information that is provided. The applicant will be provided
with the appropriate disclosures concerning the Privacy Act (5 U.S.C. §
552a). In addition to providing applicant(s) the opportunity to complete
applications at the Development, Management may also send out and
receive applications by mail. Management shall accommodate persons
with disabilities who, because of their disabilities, cannot utilize the
Management’s preferred application process by providing alternative
methods of taking applications.
2. ✔ A credit report will be ordered.
A credit report will not be ordered.
3. ✔ A criminal background search will be obtained.
A criminal background search will not be obtained.
4. Verification of employment, income, bank accounts, and other assets, etc.
is required as applicable for each applicant.
5. Verification of previous housing for 0 years is required. This will
include references from previous landlords. If applicable, it will also include
verification for those who were homeowners or lived with parents or
guardians. Applicants will not be rejected solely for a lack of rental history.
6. Verification of Social Security Numbers for all members of the household
is required.
7. Section 811 PRA ONLY – All household member(s) 18 and older will be
screened using the Enterprise Income Verification (EIV) Existing Tenant
Search to determine if any household member is currently receiving rental
assistance. The EIV & You Brochure further explains this requirement.
8. Other:
B. Home Visits
Home Visits will be conducted to inspect the current dwelling
of the applicant to determine that the housekeeping practices
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are acceptable. Details of this process are outlined in (Exhibit
L). Home Visits will be conducted for all applicants who reside
within miles of the Development. Home Visits will
be conducted for every applicant household reaching the final
stages of the approval process.
✔ Home Visits will not be conducted.
C. Completion of Application Process
All applications will be processed within thirty (30) days after the date of the
applicant’s initial interview or within five business days of receipt of all required
documentation, whichever is later (excluding weekends and designated
federal holidays).
VI. ELIGIBILITY REQUIREMENTS
A. Income
The annual gross income of the applicant(s) must be equal to or less than
the Income Limit established by the applicable program’s administrative rules
for the appropriate household size.
B. Date of Birth
Dates of birth must be disclosed for all household members.
C. Social Security Numbers
The head of household/spouse/co-head must disclose Social Security
Numbers (SSN) for all household members. An explanation of acceptable
documentation is provided in Addendum 1.
*Note: For household members without a SSN living in properties that do not
require tenants to be citizens, you should enter the 9-digit code “000-00-0000”
in place of a SSN.
D. Student Eligibility Requirements (Tax Credit Only)
Households consisting entirely of full-time students are not eligible for Tax
Credits unless the household is income eligible and one or more of the
following exceptions applies to the household:
1. All members of the household are married (they do not need to be married
to each other) and are entitled to file a joint return.
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2. The household consists of single parent(s) and their child/ren, and no other
household member is a dependent of a third-party.
3. At least one member of the household receives assistance under Title IV
of the Social Security Act (i.e. TANF).
4. At least one member of the household is participating in an officially
sanctioned job training program.
5. At least one member of the household was formerly in foster care.
*Note: Full-time student status for the purpose of the LIHTC program include
regular attendance at such facilities for five or more months during the
calendar year in which the taxable year for the taxpayer begins.
In 2013, HUD revised regulations governing the HOME program and decided
that HOME funded properties should follow HUD’s student restrictions.
E. Student Restrictions for HUD/HOME Programs
A household is not eligible for occupancy if the household contains a full or
part-time student at an institution of higher education and each of the following
statements are true for the student:
1. Is under the age of 24
2. Is not a veteran of the United States military
3. Is unmarried (if married, the couple cannot live apart from each other)
4. Does not have a dependent child who resides with the household member
at least 50% of the time.
5. Is not a person with disabilities receiving Section 8 assistance as of
November 30, 2005
6. Is not otherwise individually eligible or has parents who (individually or
jointly) are not income-eligible to receive Section 8 assistance, unless the
student can demonstrate his or her independence from his/her parents
7. Not residing with parents who are receiving or applying for Section 8
assistance
VII. OCCUPANCY STANDARDS
The unit must have enough space to accommodate the household. Occupancy
standards must comply with federal, state, and local occupancy standards, and/or
laws in connection with occupancy requirements, fair housing, and civil rights
laws, as well as landlord-tenant laws and zoning restrictions.
1. To determine the unit size for which a household may be eligible, the following
will be counted as members of the household:
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a. Full-time household members
b. Unborn children
c. Children in the process of being adopted
d. Children whose custody is being determined
e. Foster children
f. Children temporarily in a foster home
g. Children in joint custody 50% of the year or more
h. Children away at school but home for recess
i. Live-in aides
j. Foster adults
The Occupancy Standards for the development are:
1-2 people per bedroom
2. Upon request, an applicant or tenant may be placed on as many of the
Development’s Waiting List that the household size qualifies.
3. A household may be required to provide proof of custody of related or
unrelated occupants to be considered for a change in unit size.
VIII. SECURITY DEPOSITS
If applicable, a security deposit equal to one month’s total tenant payment or
tenant rent will be collected. The security deposit must be paid upon signing the
lease for the unit. The amount of the security deposit established at move-in does
not change when a tenant’s rent changes.
*Note: The Owner may collect the security deposit on an installment basis (HUD
Handbook 4350.3, rev.1 Chapter 6, Section 2).
IX. REJECTION CRITERIA
The ability of the applicant to fulfill Lease obligations will be considered. An
applicant may be rejected for one or more of the following reasons:
A. Insufficient/Inaccurate Information on Application
Refusing to cooperate fully in all aspects of the application process or
supplying false information will be grounds for rejection.
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B. Credit and Financial Standing
1. Unsatisfactory history of meeting financial obligations (including, but not
limited to timely payment of rent, outstanding judgements, or a history of
late payment of bills) will be considered. If an applicant is rejected based
on the credit report, they will be provided with the reasons for rejection and
given the name of the credit bureau that performed the credit check.
Applicants will also be given the name of the credit bureau that performed
the credit check. Applicants will also be given two weeks to dispute any
information on the credit report.
2. The inability to verify credit references may result in rejection of an
applicant. Special circumstances will be considered in which credit has not
been established (income, age, marital status, etc.) and lack of credit
history will not cause an applicant to be rejected. In such circumstances, a
person with a history of creditworthiness may be required to guarantee the
Lease.
3. The applicant’s financial inability to pay his/her monthly contribution toward
the rent of the unit may be assessed. Ordinarily, the total of the applicant’s
monthly contributions plus other long-term obligations (payments
extending more than twelve months) should be less than 40 % of their
monthly gross income. Income ratios may be considered in the context of
the applicant’s credit and employment history and potential for increases in
income.
C. Criminal Convictions/Current Drug Use
1. Applicants who fall into the following categories will be rejected:
a. any household in which any member uses marijuana, or whose use
of marijuana, or current addiction to or engagement in the illegal use
of a controlled substance interferes with the health, safety or right to
peaceful enjoyment of the premises by other residents will be denied
admission and, if an occupant, will be subject to termination of
tenancy. *See note at the bottom of this paragraph.
b. any household containing a member(s) who was evicted in the last
three years from housing for drug-related criminal activity.
Exception: if the evicted household member has successfully
completed an approved supervised drug rehabilitation or the
circumstances leading to the eviction no longer exist (e.g. the
household member no longer resides with the applicant household).
c. any household member that is subject to a state sex offender lifetime
requirement. In order to comply with this provision, a criminal
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background check will be conducted on all applicants over the age
of 18 that includes a check of all state sex offender registration
program lists, or a national registration list that includes the
information from all states.
d. any household member for whom there is a reasonable cause to
believe that the member’s behavior, from abuse or pattern of abuse
of alcohol, may interfere with the health, safety, and right to peaceful
enjoyment by other tenants. The screening standards must be
based on behavior, not the condition of alcoholism or alcohol abuse.
2. Applicants who fall into the following categories may be rejected. In
addition, if other persons that will be living in the unit fall into these
categories, the applicant may be rejected.
The Owner shall ensure that the relevant “reasonable” time- period is
uniformly applied to all applicants in a non-discriminatory manner and in
accordance with applicable local fair housing and civil rights laws.
a. criminal convictions that involved physical violence to persons or
property or endangered the health and safety of other persons within
the last 10 year(s).
b. criminal convictions in connection with the manufacture or
distribution of a controlled substance within the last 3 year(s); or
c. Other:
*Note: Developments with federal funding must adhere to the 2014 HUD
Memorandum for Multifamily Assisted Properties titled, Use of Marijuana in
Multifamily Assisted Properties, which “categorizes marijuana as a Schedule
1 substance and therefore the manufacture, distribution, or possession of
marijuana is a federal criminal offense. Because the CSA prohibits all forms of
marijuana use, the use of “medical marijuana” is illegal under federal law even
if is permitted under state law.”
D. Household Characteristics
Household size or household characteristics were not appropriate for the
specific type of unit available at the time of application.
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E. Unsanitary Housekeeping
Housekeeping will be considered because Home Visits are
conducted. Housekeeping criteria is not intended to exclude
households whose housekeeping is only superficially unclean
or disorderly if such conditions do not appear to affect the
health, safety, or welfare of other tenants.
✔ Housekeeping will not be considered because Home Visits
are not conducted.
F. Exception to Rejection Criteria
The Development has adapted the following policy regarding Extenuating
Circumstances:
Extenuating circumstances will be considered in cases when applicants would
normally be rejected. The applicants will have to provide in writing, the
circumstances under which they would be considered an acceptable tenant in
the future.
If the applicant is a person with disabilities, Management must consider
extenuating circumstances in matters involving Reasonable
Accommodation.
Note: Additional references include the Guidance for PHA’s and Owners of
Federally Assisted Housing on Excluding the Use of Arrest Records in Housing
Decisions, HUD Notice H-2015-10 dated November 2, 2015. Additionally,
HUD Memo dated April 4, 2016, Office of General Counsel Guidance on
Application of Fair Housing Act Standards to the Use of Criminal Records by
Providers of Housing and Real Estate Related Transactions.
X. REJECTION PROCEDURES
A. Written Notification
Each rejected applicant will be promptly notified in writing of the reason(s) for
rejection (Exhibit M). This notice will advise the applicant that they may,
within 14 days of receipt of the notice (excluding weekends and designated
federal holidays), respond in writing or request to meet with Management
to discuss the notice.
B. Review of Rejected Applications
Meeting with the applicant or review of the applicant’s written response will
be conducted by a member of Management’s staff who did not participate
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in the initial decision to reject the applicant.
If the applicant appeals the rejection, the applicant will be given a final
written decision from Management within five-days (excluding weekends
and designated federal holidays) of the applicant’s written response if it
does not change the outcome of the rejection. If the response needs further
discussion, a meeting will be scheduled, and the applicant will be notified
within five-days. If the decision is reversed, the applicant will be offered a
suitable vacant unit. If no such unit is available, the applicant will be offered
the next appropriate unit.
XI. SPECIAL OCCUPANCY CATEGORIES
Applicants will be interviewed and processed as authorized in Sections V through
VIII, with exceptions made as follows:
A. Persons with Disabilities
An applicant with disabilities will be given priority for an accessible unit if
such applicant deems that this type of unit is appropriate for their household.
If the household determines that the accessible unit is not appropriate for
the household’s needs, the household’s name will be returned to its place
on the Development’s Waiting List, as applicable.
XII. AMENDING THE TENANT SELECTION PLAN
This Plan may be amended only with the prior written approval of the Illinois
Housing Development Authority.
XIII. CERTIFICATION
By signing this Plan, Management certifies that the contents of this Plan will be
followed as written, and that no other Tenant Selection Plan has been executed
for the Development at this time, or will be executed in the future without written
approval from the Illinois Housing Development Authority.
Counterparts and Electronic Signatures. This Plan may be executed in
counterparts, each of which shall be deemed an original, and all which together
shall constitute one and the same instrument. A signed copy of this Plan
transmitted by facsimile, email, or other means of electronic transmission shall be
deemed to have the same legal effect as delivery of an original executed copy of
this Plan.
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EXHIBIT B
LEASE ADDENDUM FOR ACCESSIBLE UNIT AVAILABILITY
This addendum to the Lease Agreement between _________________________________
(Lessor)
and ______________________________________________________________________
(Lessee)
entered into a lease agreement on _____________________________________.
(Date)
To comply with Section 8.27 of Section 504 of the Rehabilitation Act of 1973, the landlord or its agent
must first lease vacant accessible units to current occupants requiring accessibility features of the
vacant unit and occupying a unit not having such features. If no such occupants exist, the unit would
be leased to an eligible qualified applicant on the waiting list, who requires the accessibility features
of the vacant unit. When offering an accessible unit to an applicant not having a disability requiring
the accessibility features of the unit, the landlord must require the applicant to agree to move to a non-
accessible unit when available.
The resident noted above has been offered an accessible unit and does not have a disability requiring
such a unit. The resident noted above hereby agrees, upon request of the landlord to transfer to a
non-accessible unit to accommodate a person or person(s) on the wait list who have required such an
accessible unit. The resident noted above will be responsible for all moving expenses they incur.
Agreed to this ________ day of ____________________________, 20_____
Date Signed:
(Lessor)
Date Signed:
(Lessee)
Accepted:
Date Signed:
Owner or its Agent
Page 57 of 105
EXHIBIT C
VERIFICATION OF PREFERENCE STATUS
Dear ________________________:
_______________________________________ (Applicant) SSN# ____________________,
has applied for housing at _____________________________________and has indicated that
they are eligible for a housing preference given the following circumstance:
1. State Preferences
A. ٲ Displaced from an urban renewal area.
B. ٲ Displaced by a disaster, such as a fire or flood, that resulted in extensive
damage or has destroyed the unit.
C. ٲ Displaced by an activity carried on by an agency of the United States or by
any State or local government body or agency.
2. Former Federal Preferences
A. ٲ An action by an owner which resulted in the applicant's having to vacate
his/her unit where:
* the reason for the owner's action is beyond the applicant's ability to
control or prevent.
* the action occurred despite the applicant's having met all previously
imposed conditions of occupancy.
* the action taken is other than a rent increase.
B. ٲ Actual or threatened physical violence directed against applicant
or one or more members of the applicant's household by a spouse or
other member of the applicant's household; or, the applicant lives in a
housing unit with such an individual who engages in such violence
C. ٲ Applicant is living in substandard housing because:
__________________________________________________
D. ٲ Applicant lacks a fixed, regular, and adequate nighttime residence.
E. ٲ Existing Tenant transfer for a deeper rent subsidy.
Page 58 of 105
To determine the preference status, we are required to verify the preference. Therefore, we would
appreciate you completing the certification below and returning this form in the enclosed
envelope. This information will be used only for purpose of determining the preference for this
applicant.
Sincerely, I hereby authorize the release of the
requested information.
Property Manager Signature of Applicant
(Please complete items below, sign and date).
I verify that _________________________________ (Applicant’s) current living situation meets
____________________________________ preference(s) as cited on the previous page.
Firm or Agency Name
Signature
Print Name
Title
Firm or Agency Address
Phone Date
Number
Page 59 of 105
EXHIBIT D
REJECTION LETTER FOR PREFERENCES
Re: ____________________________________________ Apartments
Dear_____________________________:
In your recent application for __________________________________________Apartments,
you indicated that you qualify for the following preference(s):
ޭ Displaced from an urban renewal area.
ޭ Displaced by a disaster, such as a fire or flood, that resulted in extensive damage or has
destroyed the unit.
ޭ Displaced by an activity carried on by an agency of the United States or by any State or
local government body or agency.
ޭ (List the preferences adopted by the owner)
After reviewing the documentation, which you submitted, we regret to inform you that you do not
meet the criteria for receiving a preference based on the following reason(s):
The person named below has been designated to coordinate compliance with the
nondiscrimination requirements contained in the Department of Housing and Urban
Development's regulations implementing Section 504 (24 CFR Part 8 dated June 2, 1988).
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Name
Address
City State Zip
Telephone (voice) Telephone (TDD)
If you feel this decision has been made in error and wish to provide additional documentation,
please contact the rental office at ________________________ (voice) or
__________________________ (TDD).
Sincerely,
Property Manager
Page 61 of 105
EXHIBIT E
APPLICANT INQUIRY
Date: _________________________
Dear ____________________________:
Thank you for your initial inquiry regarding housing at
____________________________________. Residents will be selected only from those eligible
persons who make formal application. We had numerous inquiries for our apartments.
We are now accepting pre-application cards from interested households. If you are still interested
in living at ___________________________________, please return the enclosed pre-
application card by mail as soon as possible.
You may be eligible for a preference if one of the following conditions applies to you have been
displaced: from an urban renewal area; by a disaster, such as a fire or flood, or by an activity
carried on by an agency of the United States or by any State or local government body or agency.
(Also list the preferences adopted by the owner). Households qualifying for a preference will
receive assistance before any other applicant households that are not so qualified. If you feel you
qualify for a housing preference, complete the appropriate certification form attached to this letter
and return it along with your pre-application card by mail.
For households not claiming housing preference, screening will be conducted according to the
order in which the pre-application cards were received.
Interviews will be conducted at
______________________________________________________________. Leasing
personnel will be unable to see applicants prior to their scheduled interview. If you have any
questions, we will be happy to answer them at the time of your interview.
Page 62 of 105
The person named below has been designated to coordinate compliance with the
nondiscrimination requirements contained in the Department of Housing and Urban
Development's regulations implementing Section 504 (24 CFR Part 8 dated June 2, 1988).
Name
Address
City State Zip
Telephone (voice) Telephone (TDD)
Sincerely,
Property Manager
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EXHIBIT F
PRE- APPLICATION CARD
Date Time Received:
Received:
Interested person for ޭ 1 BR ޭ 2 BR ޭ 3 BR ޭ other _____________
(Check all that apply)
Name (Head of Household):
Address:
Phone _______________________ Phone ________________________
(Home): (Work):
Cell phone: E-Mail:
Would you be interested in an accessible unit? ޭ Yes ޭ No
Do you feel you qualify for a housing preference? ޭ Yes ޭ No
Do you live/work in Community? ޭ Yes ޭ No
the
Annual Household $ Date Apartment Needed?
Income:
Page 64 of 105
Household data: Please list all persons who will occupy the unit:
Name Age Relationship
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EXHIBIT G
PRE - APPLICATION CARD LOG
IN ORDER OF RECEIPT
Check All That Apply
Income
Date Time Unit Housing Accessible
Name Level –
Rec’d Rec’d Type Preference Unit
VL/L/M
Page 66 of 105
EXHIBIT H
SAMPLE WAITING LIST
Need for
Income
Date Time Head of Unit Accessible Comment/ Remove Move- Preference
Level /Rejecte in
Rec’d Rec’d Household Size Unit Contact Type
d Date Date
EL VL L Y N
Working
household
12/3/01 10:30 AM Mary Tate 2 X X preference;
Elderly
Preference
12/4/01 1:00 PM Hiroshi Kihara 2 X X
Page 67 of 105
EXHIBIT I
ANNUAL WAITING LIST UPDATE
Date: ________________
Dear ________________________:
We are currently in the process of updating our waiting list for ________________________
_____________________. Some time ago, you expressed an interest in living at our
development, and your name was placed on the waiting list.
If you are still interested in living at_______________________________________________,
enclosed is a card that must be returned to ________________________________________,
management office, within 15 days (excluding weekends and designated Federal Holidays).
Failure to return this information within this time period will result in your name being permanently
removed from the waiting list.
It is not necessary to call or come into the office at this time, as we do not have anything
immediately available.
The person named below has been designated to coordinate compliance with the
nondiscrimination requirements contained in the Department of Housing and Urban
Development's regulations implementing Section 504 (24 CFR Part 8 dated June 2, 1988).
Name
Page 68 of 105
Address
City State Zip
Telephone (voice) Telephone (TDD)
Thank you for your interest in___________________________________________________.
Sincerely,
Property Manager
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EXHIBIT J
REPLY CARD
I AM STILL INTERESTED IN LIVING AT
DEVELOPMENT
NAME
APPLICANT NAME
CURRENT
ADDRESS
HOME PHONE# _____________________ WORK PHONE# _____________________
_ _
E-MAIL CELL PHONE #
ADDRESS
UNIT SIZE DESIRED
ޭ 0 BR ޭ 1 BR ޭ 2 BR ޭ 3 BR ޭ OTHER
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EXHIBIT K
WAITING LIST ACKNOWLEDGEMENT
Date _________________
Dear ______________________________:
This letter is to acknowledge receipt of your waiting list update card. Currently you are on
________________________________________________________ bedroom waiting list(s).
We do not have an exact time in which you will be contacted regarding an apartment; however,
please remember to keep us advised of your current address and phone number.
The person named below has been designated to coordinate compliance with the
nondiscrimination requirements contained in the Department of Housing and Urban
Development's regulations implementing Section 504 (24 CFR Part 8 dated June 2, 1988).
Name
Address
City State Zip
Telephone (voice) Telephone (TDD)
Sincerely,
Property Manager
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EXHIBIT L
HOME VISIT REPORT
Applicant Name
Current Address
ޭ The person conducting the Home Visit report is employed by the Management
ޭ The person conducting the Home Visit is a hired agent of the Management and is
employed by _____________________________________________________________
Person Conducting Home Visit
Date of Applicant’s Tenancy in this From To
Unit:
1. GENERAL CLEANLINESS
ޭ Good ޭ Acceptable
A. Bedrooms, Living/Dining Room
Explain:
ޭ Good ޭ Acceptable
B. Kitchen Appliances
Explain:
C. Bathroom ޭ ޭ
Good Acceptable
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Explain:
ޭ Yes ޭ No
D. Are there any cleaning supplies in the unit?
ޭ Yes ޭ No
E. Is there evidence of vermin infestation?
Explain:
2. OTHER COMMENTS
A. Did the applicant have any comments on the unit or its conditions?
B. Other comments by staff
3. I HAVE READ THE ABOVE HOME VISIT REPORT AND I AM AWARE OF ITS
CONTENTS.
Applicant Signature Inspector’s Signature
Date Date
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EXHIBIT M
APPLICANT REJECTION
Date ____________________
Dear ___________________________:
Thank you for your interest in renting an apartment at ________________________. After careful
consideration and review of your application, we regret we are not able to accept your application for
tenancy currently for the following reasons:
_________________________________________________________________________
____________________________________________________________________________
If you wish to appeal this decision, please contact the ________________________________
Management office at _______________________ (voice) or _____________________ (TDD) within 14
days of the date of this letter (excluding weekends and designated federal holidays) to schedule an
appointment.
Regardless of whether you decide to respond to this notice, you may still exercise other avenues of relief
available to you if you believe that you have been discriminated against on the basis of race, color,
religion, sex (including sexual harassment), pregnancy, national origin, ancestry, age (40 and over), order
of protection status, marital status, sexual orientation (which includes gender related identity),
unfavorable military discharge, physical and mental disability, and familial status.
The person named below has been designated to coordinate compliance with the nondiscrimination
requirements contained in the Department of Housing and Urban Development’s regulations
implementing Section 504 (24 CFR Part 8 dated June 2, 1988).
Page 74 of 105
Name
Address
City State Zip
Telephone (voice) Telephone (TDD)
Sincerely,
Property Manager
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ADDENDUM 1
SOCIAL SECURITY NUMBER REQUIREMENTS
(Applicable to developments that require disclosure of SSNs)
The head of household/spouse/co-head must disclose social security numbers (SSN's) for all
household members. In addition, applicants must provide adequate documentation or acceptable
evidence of the SSN including any of those listed below:
x Original Social Security card
x Driver’s license with SSN
x Identification card issued by a federal, state or local agency, a medical insurance provider,
or an employer or trade union
x Earnings statements on payroll stubs
x Bank statement
x Form 1099
x Benefit award letter
x Retirement benefit letter
x Life insurance policy
x Court records
Applicants do not need to disclose or provide verification of a SSN to be placed on the waiting
list; however applicants must disclose a SSN and provide adequate documentation to verify each
SSN for all non-exempt household members before they can be housed.
If household members have not disclosed and/or provided verification of the SSN at the time a
unit becomes available, the next eligible applicant must be offered the available unit.
EXCEPTION: For household members without a SSN living in properties that do not
require tenants to be citizens, you should enter the 9-digit code “000-00-0000” in place of
a SSN. The applicant who has not provided required SSN has 90 days from the date they are first
offered an available unit to disclose/verify the SSN. During this 90-day period, the applicant may
retain its place on the waiting list. After 90 days, if the applicant has been unable to supply the
SSN documentation the applicant will be determined ineligible and removed from the waiting list.
An additional 90 days will be granted if the failure to provide documentation of a SSN is due to
circumstances that are outside the control of the applicant.
Individuals who have applied for legalization under the Immigration and Reform Control Act of
1986 will be able to disclose their SSN, but unable to supply the cards for documentation. SSN
are assigned to these persons when they apply for amnesty. The cards are forwarded to the
Department of Homeland Security (DHS) until the persons are granted temporary lawful
resident status. Until that time, their acceptable documentation is a letter from the DHS
indicating social security numbers have been assigned.
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ADDENDUM 2
(Section 811 Only)
ENTERPRISE INCOME VERIFICATION (EIV)
HUD has developed a web-based computer system containing employment and income
information on individuals participating in HUD’s rental assistance programs.
The EIV system provides the owner and/or manager of the property with income information
and employment history for applicants and residents. This information is used to meet
HUD’s requirement to independently verify employment and/or income when applicants
certify for rental assistance.
This development will use EIV to perform an Existing Tenant Search Report for all
applicants. This report identifies applicants applying for assisted housing that may be
receiving rental assistance at the time of application processing at another location.
Owners/Agents must:
1. Run this report at the time they are processing an applicant for admission to determine if
the applicant or any applicant household members are currently being assisted at
another Multifamily Housing or Public and Indian Housing (PIH) location.
2. Provide a copy of the handout “EIV & You” (see attached) for all new applicants.
Page 77 of 105
Marketing Plan – Arlington Heights Senior Housing
Project Overview
The proposed senior housing development in Arlington Heights will provide high-quality,
affordable apartments designed to meet the needs of older adults. Our marketing efforts will
focus on ensuring Village residents are fully aware of the application process, have equitable
access to information, and receive timely updates about available units. The strategy is designed
to be transparent, accessible, and collaborative with the Village.
Outreach & Marketing Strategy
1. Information & Awareness Campaign
• Community Presence: Marketing materials will be distributed through senior centers,
libraries, local nonprofits, places of worship, Village newsletters, and neighborhood
associations.
• Digital Presence: A project-specific website will be launched to serve as the central
information hub, featuring FAQs, floor plans, income qualifications, and updates on
application timelines.
• Media Engagement: Press releases and notices will be provided to local newspapers and
radio stations to broaden outreach to residents who may not engage online.
2. Interest List & Sign-Up Process
• Centralized Interest List: Prior to the application period, we will open an online and
phone-based interest list. Residents may register their name, contact information, and
preferred communication method.
• Accessibility: Paper sign-up forms will also be available at Village Hall, senior centers,
and other community partners to ensure that individuals without internet access are not
excluded.
• Notifications: Registrants will receive direct communication (email, mail, or phone call)
once the application period opens, ensuring they are among the first notified.
3. Application Period Communication
• Village Notification: The Village of Arlington Heights will be provided with advance
notice of the application opening date, no less than 30 days prior to the start.
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• Public Announcements: Notices will be posted on the project website, social media,
Village communication channels, and through partner organizations.
• Information Sessions: We will host at least one informational meeting (in-person and
virtual) prior to the application opening to walk through eligibility, application
requirements, and key deadlines.
4. Ongoing Updates & Unit Availability
• Vacancy Reporting: As units become available due to turnover, the Village will be
notified at the same time as the public. The notice will include the unit type, AMI band,
and application process.
• Village Coordination: Quarterly updates will be provided to Village staff summarizing
current occupancy, waitlist activity, and anticipated availability.
• Transparency: All notices of availability will be published on the project website and
distributed to local partners, ensuring ongoing accessibility for Arlington Heights
residents.
5. Partnerships & Community Integration
• Local Organizations: Collaboration with Arlington Heights senior-serving organizations
(e.g., senior centers, healthcare providers, advocacy groups) to distribute information and
support applicants.
• Village Resources: Integration with the Village’s existing communication channels, such
as e-newsletters, utility bill inserts, and website postings.
• Resident Services: Coordination with property management to connect residents with
supportive services, enhancing stability and quality of life.
6. Accessibility & Fair Housing Compliance
• Equal Opportunity: All marketing materials will include Fair Housing logos and
nondiscrimination statements.
• Language Access: Materials will be translated into languages most commonly spoken in
Arlington Heights to ensure inclusivity.
• ADA Compliance: Application portals and information sessions will comply with ADA
standards, and accommodations will be made upon request.
Page 79 of 105
Conclusion
This marketing plan prioritizes transparency, accessibility, and collaboration with the Village of
Arlington Heights. By ensuring early communication with the Village, broad outreach within the
community, and simple, accessible methods for residents to sign up for updates and apply, the
project will guarantee that Arlington Heights seniors have equitable access to these new housing
opportunities.
Page 80 of 105
Golf Crossing
Redevelopment at Golf Road and Arlington Heights Road
Project Applications and Reporting Verification
July 17, 2025
The affordable housing developer or its successors, assignee, or designee shall
comply with all required Affordable Housing Plan Applications and reporting procedures and
information per the Inclusionary Housing Ordinance as defined in Chapter 7, Section 1704b.
Page 81 of 105
Page 82 of 105
Page 83 of 105
July 15, 2025
Page 84 of 105
Front Perspective Building 7
GOLF CROSSING
Arlington Heights, IL
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. July 15, 2025 BSBDesign.com
Page 85 of 105
Rear Perspective Building 7
GOLF CROSSING
Arlington Heights, IL
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. July 15, 2025 BSBDesign.com
Page 86 of 105
DECORATIVE BRACKET
FIBER CEMENT TRIM
T/ Plate
9'-1 1/8"
T/ Upper Floor
2'-0 3/4"
FIBER CEMENT PANELS T/ Plate
Building Height: 52'-0"
9'-1 1/8"
BRICK VENEER
T/ Upper Floor
SINGLE HUNG 2'-0 3/4"
T/ Plate
VINYL WINDOW
9'-1 1/8"
FIBER CEMENT PANEL T/ Main Floor
2'-0 3/4"
T/ Plate
9'-1 1/8"
T/ Lower Floor
Front Elevation VINYL DOORS PAINTED OVERHEAD DOOR METAL AWNING
Scale: 1/8" = 1'-0"
METAL BALCONY & RAILINGS METAL DOORS
DECORATIVE BRACKET
FIBER CEMENT TRIM
FIBER CEMENT PANELS
SINGLE HUNG VINYL WINDOW
FIBER CEMENT PANEL
BRICK VENEER
VINYL DOOR
METAL AWNING
Right Side Elevation METAL PATIO DOORS
Scale: 1/8" = 1'-0"
METAL BALCONY & RAILINGS
Building 7
GOLF CROSSING
Arlington Heights, IL
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. July 15, 2025 BSBDesign.com
Page 87 of 105
T/ Plate
DECORATIVE BRACKET
FIBER CEMENT TRIM 9'-1 1/8"
T/ Upper Floor
2'-0 3/4"
FIBER CEMENT PANELS T/ Plate
Building Height: 52'-0"
9'-1 1/8"
BRICK VENEER
T/ Upper Floor
2'-0 3/4"
SINGLE HUNG T/ Plate
VINYL WINDOW
9'-1 1/8"
FIBER CEMENT PANEL T/ Main Floor
2'-0 3/4"
T/ Plate
9'-1 1/8"
T/ Lower Floor
Rear Elevation VINYL DOORS
Scale: 1/8" = 1'-0" METAL BALCONY & RAILINGS
DECORATIVE BRACKET
FIBER CEMENT TRIM
FIBER CEMENT PANELS
BRICK VENEER
SINGLE HUNG VINYL WINDOW
FIBER CEMENT PANEL
METAL AWNING
Left Side Elevation VINYL DOORS METAL PATIO DOORS
Scale: 1/8" = 1'-0" METAL BALCONY & RAILINGS
Building 7
GOLF CROSSING
Arlington Heights, IL
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.) © 2024 BSB Design, Inc. July 15, 2025 BSBDesign.com
Page 88 of 105
OUTDOOR AREA / PEDESTRIAN PATH
1 BED
2 BED AMENITIES A2 2 BED
B3 Club Room, Fitness, Office, Parcel, Kitchen B3
Storage 1 Storage 2
1 BED
Trash/MEP
2 BED
A3 2 BED B3
B2
1 BED 1 BED
A1 A1
Building 7 Plan: Level 1
BUILDING TYPE ASSEMBLIES
Building 7
40 Units
GOLF CROSSING
Arlington Heights, IL
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan /©floor planBSB
2025 changes, etc.)Inc.
Design, JULY 15, 2025
Page 89 of 105
Page 90 of 105
44'-0"
11'-6" 24'-6"
Balcony 36'-0"
12'-0" 8'-0" 16'-0"
Balcony
Bedroom 1
WIC Bedroom 2 Bedroom 1 Bedroom 2
Bath 1 Living Living
WIC WIC
32'-0"
Bath 1
Bath 2 Bath 2
Kitchen
Kitchen
WIC
10'-2" 4'-10" 10'-0" 21'-2" 4'-10" 10'-0"
25'-0" 36'-0"
ANSI Type B: 1 Bedroom / 1 Bath ANSI Type B: 2 Bedroom / 2 Bath
ANSI Type B: 2 Bedroom / 2 Bath
NRSF: 759 NRSF: 1150
NRSF: 1111
Unit - A2 Floor Plan Unit - B1 Floor Plan Unit - B2 Floor Plan
UNIT PLAN FOOTPRINTS
GOLF CROSSING
Arlington Heights, IL
The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan /©floor planBSB
2025 changes, etc.)Inc.
Design, JULY 10, 2025
Page 91 of 105
Golf Crossing
Redevelopment at Golf Road and Arlington Heights Road
Project Phasing
UrbanStreet Group, LLC-ACQ anticipates a phased development approach.
Phase 1 will include demolition of existing infrastructure, all site development related utility
installation and roadway improvement, improvements along the Golf Road right of way with
a “pad ready” sites for the retail lots and the senior affordable housing building #7, and the
construction start of multi-family buildings #1-6.
Phase 2 will include the anticipation construction start of the retail lots, and upon
receiving affordable housing funding, anticipated start of construction Building #7 senior
affordable housing units by our affordable housing development partner.
The anticipated schedule is set to start site improvements by Spring 2026. The
overall development’s first move ins are anticipated to start late 2027 with targeted
completions by Fall of 2028 to 2029 pending the award cycle of state funding applications.
Page 92 of 105
Village of Arlington Heights
Staff Report to the Housing Commission
Project Title: UrbanStreet Group, International Plaza Development
Address: 4‐214 E Golf Rd., 15 & 139 E Golf Terrace, 1665 S Arlington
Heights Road
To: Housing Commission
Prepared By: Nora Boyer, Housing Planner
Meeting Date: August 3, 2022
Action: Preliminary Review
Developer Representative:
Jon Dennis
UrbanStreet Group, LLC
2250 Progress Parkway
Schaumburg, IL 60173
Project Background:
UrbanStreet Group, is proposing a plan for the redevelopment of Tax Increment Financing (TIF) 4 area
that includes the International Plaza Shopping Center and certain other adjacent lots. The proposal calls
for the demolition of the existing shopping center for redevelopment as a 302unit multi‐family
apartment complex at the rear of the site and approximately three new commercial outlots fronting
along Golf Road.
The multi‐family apartments would be located across seven buildings, each four stories in height and
together totaling just under 400,000 square feet of residential floor area. Six of the seven buildings
would consist of market rate units (total of 265 units). The seventh building, at the northwest corner of
the site, would be reserved for affordable units (37 units). The developer proposes to partner with an
affordable housing developer for construction of the seventh building.
Preliminary Review
UrbanStreet Group is seeking preliminary review of its affordable housing approach from the
Housing Commission. The purpose of a preliminary review is to give the developer an
opportunity to receive feedback from the Village to assist the developer in refining their plan
and deciding whether or not it appears feasible for them to proceed forward with the proposal.
It is not required that a developer address all of the Code requirements for a development plan
at this stage, including for the affordable housing component. The Housing Commission’s
purview for review is limited to only the affordable housing aspect of the proposal.
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This affordable housing proposal addresses several of the Village’s inclusionary housing
requirements while others would be reviewed if the developer proceeds with submitting a Plan
Commission application, including a full Affordable Housing Plan, for the development.
UrbanStreet Group is seeking feedback on the aspects of the affordable housing approach that
are being presented at this time.
The developer’s preliminary affordable housing approach is attached. Below, the affordable
housing approach is summarized and compared to the Village’s inclusionary housing
requirements.
Preliminary Affordable Housing Approach and Inclusionary Housing Requirements:
According to the Village’s Inclusionary Housing Ordinance (Village Code Chapter 7, Section XVII) the
affordable housing requirement for publicly‐assisted developments is 10% of the total units. As
proposed, the development would be required to have 27 affordable units (i.e., 10% of the 265 market
rate units), and the developer states that they intend to meet or exceed this 10% requirement.
The developer proposes to partner with a professional affordable housing developer to create the
building containing the affordable units. In their preliminary proposal, the developer discusses the use of
Low‐Income Housing Tax Credits (LIHTC) that are widely used to provide financing for affordable housing
and explains that they would partner with a professional affordable housing developer that has
experience with using LIHTC financing. The developer states that they have identified affordable housing
developers that are interested in being part of this project; and they are currently in negotiations with
Northpointe Development which is a national affordable housing developer that has used the LIHTCs as
well as other resources to develop affordable housing.
UrbanStreet Group states that the affordable housing building would be built on a lot that they
anticipate would be subdivided from the rest of the development and owned by the affordable housing
developer. This lot would be included in the overall site Master Plan, and the affordable building would
have the same exterior design as the market‐rate buildings. UrbanStreet Group states that they plan to
deliver the affordable building site “build ready” with “utilities extended to its property line, graded and
cleared for development” and that the Master Plan “will also provide for central stormwater detention
for the entire master plan that will accommodate the affordable site.” The Master Plan will include cross
access easements and possible shared surface parking.
UrbanStreet Group Preliminary Affordable Housing Proposal
Comparison of Requirements to Preliminary Affordable Housing Approach
Village Inclusionary Housing Requirement Developer Preliminary Proposal
10% affordable is required for publicly‐ Exceeds requirement. 10% of the market
assisted developments rate units would be 27 affordable units.
The developer is proposing a building of
37units, or 10 affordable units beyond the
minimum required.
Affordable units are to be available to Complies.
households at or below 60% or area
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median income at rents affordable as
calculated by IHDA (at 60% of area median
income) based on bedroom size
Affordable units shall be dispersed among Does not comply. Affordable units would
the market rate units all be in one building with the building
integrated into the development Master
Plan.
Affordable units are required to be The proposal discusses possible financing
affordable in perpetuity through Low‐Income Housing Tax Credits
that have a 15‐year compliance period.
Staff notes that LIHTCs approved by the
Illinois Housing Development Authority
require an “extended use period” of an
additional 15 years of affordability
requirements. Village will require
affordable units remain affordable in
perpetuity per the ordinance.
Exterior appearance shall be compatible Complies.
with the market rate units
Interior features, amenities and structural To be addressed.
elements to be contractor grade or higher
and energy efficiency improvements to be
the same as for market rate units
Unit square footages to be no less than To be addressed.
75% of the gross floor areas for market
rate units with comparable number of
bedrooms
Bedroom mix to be in equal proportion to To be addressed based on the proposed
the bedroom mix of the market rate units tenant mix and any targeted populations
unless otherwise approved by the Village such as seniors, singles, couples, or
families. However, with increased unit
count it is anticipated that this
requirement will be met.
Affordable units to be constructed Developer has explained that the timing to
concurrently with the market rate units secure financing for the affordable
unless delay is authorized by the Village building (e.g. Low Income Housing Tax
for reasons such as financing Credits) may delay that building while the
requirements, economies of scale and/or developer would begin construction on
infrastructure needs the market‐rate buildings. The Village will
require controls to ensure the affordable
units are constructed within a reasonable
schedule.
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According to the preliminary proposal, the development would exceed the number of affordable units
required by 10 affordable units. Staff’s opinion is that this justifies an exception to permit all of the
affordable units to be located in one building within the development and all contained within the
redevelopment site. Further, Staff is open to discussions concerning the timeline for the construction of
the affordable building, but there would need to be controls to ensure that the affordable building is
developed.
RECOMMENDATION
Staff has reviewed the proposed affordable housing components presented by the developer and are
supportive of the project which would increase the number of much needed affordable housing in the
Village of Arlington Heights subject to the following. Staff’s initial review and the Housing Commission’s
preliminary review are limited to the affordable housing aspect of the project and do not include other
topics that are contained in the developer’s preliminary proposal:
1. Staff recommends proceeding with development of the concept of a separate affordable building
within the redevelopment area project for 37 affordable residential units (10 more than required)
subject to the perpetuity of required units and other details to be worked out between the Village and
the developer. The developer shall submit a full Affordable Housing Plan, containing the items listed in
the Inclusionary Housing Guidelines, as part of the developer’s Plan Commission application and appear
before the Housing Commission. At which time specific conditions will be drafted for consideration.
Attachment:
1. UrbanStreet Group’s Affordable Housing Approach for the Redevelopment of International Plaza
in Arlington Heights dated July 26, 2022
2. Development Site Plan
3. Village of Arlington Heights Inclusionary Housing Ordinance
4. Village of Arlington Heights Inclusionary Housing Guidelines
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APPROVED
MINUTES OF A MEETING OF
THE ARLINGTON HEIGHTS HOUSING COMMISSION
VILLAGE OF ARLINGTON HEIGHTS, ILLINOIS
August 3, 2022
IN ATTENDANCE:
Commissioners
Present: David Miller Ken Kiefer
William Delea Janice Krinsky
Commissioners
Absent: John Eggum Andre Arrington
Staff Present: Nora Boyer, Housing Planner/Staff Liaison
Presenters Present: Jon Dennis, UrbanStreet Group
Jim Wells, UrbanStreet Group
Teresa Bateman, Urban Street Group
Jake Victor, Northpointe Development
I. CALL TO ORDER
The meeting was called to order at 7:00 p.m. by Commissioner Miller.
II. Roll Call
Present: D. Miller, W. Delea, K. Kiefer & J. Krinsky
Absent: J. Eggum & A. Arrington
A motion was made by Commissioner Kiefer, seconded by Commissioner Delea that Commissioner
Miller serve as the chairman of the meeting in Chairman Eggum’s absence.
Ayes: K. Kiefer, W. Delea, J. Krinsky & D. Miller
Nays: None
Abstain: None
III. APPROVAL OF MINUTES
A motion was made by Commissioner Delea, seconded by Commissioner Kiefer to approve the
minutes of the May 18, 2022 meeting with two typographical corrections.
Ayes: K. Kiefer, W. Delea & D. Miller
Nays: None Abstain: J. Krinsky
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IV. AMENDMENT OF AGENDA
A motion was made by Commissioner Miller, and seconded by Commissioner Krinsky to amend the
meeting agenda and move New Business Item: Preliminary Review of UrbanStreet Group Affordable
Housing Approach for International Plaza/TIF 4 to next on the Agenda.
Ayes: K. Kiefer, W. Delea, J. Krinsky & D. Miller
Nays: None
Abstain: None
V. Preliminary Review of UrbanStreet Group Affordable Housing Approach for International
Plaza/TIF 4
Commissioner Miller introduced staff Nora Boyer who provided a summary of the purpose of the
preliminary review. She also provided a summary of the Staff Report that was included in the Housing
Commission packet. This summary described the overall development as including a total of 302
apartments of which 37 would be affordable. She reviewed the comparison of the preliminary proposal with
the Village’s Inclusionary Housing Ordinance and pointed out where the preliminary proposal exceeds,
complies with, does not comply with, or does not address the provisions of the Ordinance. She concluded
by stating that Staff recommends proceeding with the development concept as presented including a
separate affordable housing building within the redevelopment area at the proposed 37 affordable units
pointing out that the proposal has 10 affordable units than is required. Staff emphasizes that the affordable
units are to be affordable in perpetuity.
Commissioner Miller introduced Jon Dennis with UrbanStreet Group and Jake Victor with Northpointe
Development. Jim Wells and Teresa Bateman with UrbanStreet Group were also present.
Mr. Dennis provided an overall overview of the proposed redevelopment pointing out that it currently
contains a largely-vacant shopping center. He said they have been working on the project for about a year.
The proposed redevelopment is a mixed-use project that would include retail/commercial/medical uses
along Golf Rd. The rest of the space would be residential. There would be 7 multi-family, apartment
buildings with six at market rate and one affordable. He described his company’s experience with similar
projects in the Chicago area.
Mr. Dennis stated that under the proposed approach, the planned 37 affordable units would all be included
in one building. He said that UrbanStreet Group believes in affordable housing and they are taking an
approach that not only meet but exceeds the number of affordable units required by the Inclusionary
Housing Ordinance. They think they can do this by developing the market rate buildings and an affordable
building.
Mr. Dennis stated that they believe in and support inclusionary housing and want to support or exceed the
affordable housing goals. To accomplish this, UrbanStreet Group (which has experience and expertise in
market-rate rental development) plans to partner with Northpointe Development (which is an experienced
affordable housing developer). He stated that this is a challenging site to redevelop, but they found a way to
include 37 affordable units. He explained that UrbanStreet Group found a development partner in
Northpointe Development has developed 1,200+ affordable housing units and that can access resources
that UrbanStreet Group cannot.
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Jake Victor thanked the members of the audience from coming and stated that as an affordable housing
developer he appreciates their support of affordable housing. He acknowledged the hard work put into the
Inclusionary Housing Ordinance.
Mr. Victor described his company’s experience in developing affordable housing and the benefits of
partnering with UrbanStreet Group. He said the plan here is to do a senior affordable building (age 55+).
Mr. Victor explained that Northpointe Development uses Low-Income Housing Tax Credit (LIHTC)
financing, awarded through the Illinois Housing Development Authority (IHDA), to build affordable housing.
He provided details on the proposed affordable building stating that it would be composed of 37 units, be a
senior building, would be for tenants with annual incomes at a maximum of 60% of area median income
(and possibly lower), would include amenities suitable for seniors. It is expected that 25% of the units would
be 2-bedroom units which is something that is desirable to seniors who are downsizing. He said that
Northpointe Development provides a building management company with experience in running affordable
housing. He also stated that affordable housing Northpointe Development develops is designed to be
affordable in-perpetuity, and there is agreement with the Village’s Inclusionary Housing Ordinance that
point. He said they may partner with a non-profit at the building.
Mr. Dennis addressed how the development is planned to be developed. He said that they are at the
beginning of the entitlement process and that the market rate and affordable components are both part of
the overall master plan. He stated that the affordable building will be subject to a somewhat different
timeline than the market rate buildings due to the IHDA calendar for awarding LIHTC which are awarded
annually.
Questions from the audience were taken. There was a question about the likelihood of receiving the LIHTC
funding. Mr. Victor responded that the proposed affordable housing plan scores well against IHDA’s scoring
criteria and that funding for senior rather than family housing is more likely to be approved. His opinion is
that the greatest challenge with regard to IHDA funding is it is a very competitive process and sometimes
proposal must be submitted more than once before receiving financing. Northpointe Development intends
to keep applying until the funding is awarded. The anticipated timeline is an award from IHDA in June of
next year with construction to begin in November unless they need to reapply.
George Motto from the Senior Commission said that there is a concern about the affordable housing
element of the development falling by the wayside. However, he also said that a survey done in connection
with the Village’s Age-Friendly Community effort revealed that senior housing was the number 1 concern of
seniors in the community. He said that the news that the affordable units in this development would be for
55+ is phenomenal.
The developers were asked about affordable units for persons with disabilities. Mr. Victor responded that
the design would be ADA complaint. A percentage of the units would be developed according to Universal
Design Standards. Mr. Victor was asked about serving persons with mental illness and responded that they
are welcome to live in the building and the management company is experienced with assisting tenants
with making connections with services.
The developers were asked why it was not being proposed that the affordable units be disbursed among all
7 buildings. Mr. Victor responded that one building is the only way they could get up to 37 affordable units
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and may also enable them to provide units at rent levels to even lower-income tenants (lower than 60% of
area median income).
Commissioner Miller asked the developer to explain if it is the funding that would prevent the affordable
units from being disbursed. Mr. Dennis said that the LIHTC program is not available to Urban Street Group
which is a reason from bringing in Northpointe as a partner. He said that he does not think the tax credit
financing would allow disbursement, and Mr. Victor stated that it would not. Mr. Dennis said that this is the
approach and that has been used in other places. Mr. Victor said this is no different from other buildings
they have built which are alongside market rate units, but in this case, it is being done at the same time.
Commissioner Miller asked what would happen if the LIHTC financing does not come through. Mr. Dennis
said that they are confident that it will due to the high scoring. He said they have a good partnership with
Northpointe Development, but if it came to that, UrbanStreet Group would seek another partner and
UrbanStreet Group will keep at it until the financing is approved. Mr. Victor said that there is an advantage
to working with UrbanStreet Group on this project because normally if a proposal is not funded by IHDA on
the first funding round, Northpointe usually needs to negotiate with the property owner to reserve the
property through a second funding round. In this case, the owner is UrbanStreet Group which understands
and is prepared for the possible eventuality of needing to go through a second LIHTC application round
with IHDA.
Commission Miller said that the challenge will be that it was intentional in the Ordinance that the affordable
units be disbursed, and there is also an issue with the question of the affordable housing being delayed.
Mr. Victor was asked about timing and reported that they anticipate that the LIHTC will be awarded for the
project in June and group breaking would take place in November of next year.
Jim Wells said that there will be 5 – 6 months needed for demolition, burying utilities, installing underground
detention, etc. to make the site ready. After discussion of the required site work and anticipated
construction schedules it was thought that the timing for construction of the affordable and market rate
buildings are not that far apart and it is possible that the one affordable building could even be ahead of
completion of the six market rate buildings. UrbanStreet Group said that they do not open until construction
is completely finished including the club house. Even if the LIHTC application goes into a second cycle, all
buildings may be ready to open about the same time.
The audience asked about the proposed location of the affordable building to one side of the development
and advocated for a more central location of the building in order for the affordable building and tenants to
be fully integrated into overall site. Several reasons were discussed for the affordable building location
including how the buildings fit on the site and avoiding on-site construction conflicts between the affordable
building and the market-rate buildings. Mr. Victor stated that they usually build next to market rate buildings,
and that the proposed location is still incredible and will have would have access to overall site amenities
such as shared parking. He said that his company has built affordable housing next to market rate housing
and this has been beneficial for both. Mr. Dennis said that the utilities will be delivered to the location of the
affordable housing building and the affordable building to one side will enable Northpointe to work at its
own pace without conflicts with the rest of the area. He pointed out that the distance from the affordable
building to a market rate building is only about 60 feet.
Commissioner Kiefer thanked UrbanStreet Group and Northpointe Development for considering our
community for this development. He also thanked the audience from coming and stated that public input is
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welcome. He said that the Village is serious about the affordable housing topic and cares about its
Inclusionary Housing Ordinance. He asked Ms. Boyer about staff’s reaction to the overall proposal. Ms.
Boyer said that staff’s view of the overall, mixed-use proposed development is favorable. Staff is supportive
of proceeding with the concept of the separate affordable housing building with more information about that
and the issue of timing. She said this preliminary review process is helpful in gathering more information.
Commissioner Kiefer reviewed the standard in the Inclusionary Housing Ordinance for granting relief from
the Ordinance requirements and said that the developer would have to demonstrate undue hardships that
justify the relief. He said that the developer will need to demonstrate their hardship that would make
disbursing the affordable units not feasible.
Mr. Dennis said that exceeding 10% is not possible if the affordable units are disbursed. Mr. Dennis
responded that financing is a strong factor in how the plan was put together including the issue that there
are only 16 years remaining on the TIF. He said that they are looking for solutions to the challenges of the
site and think they found a solution on the affordable housing. He said their goal is to exceed the number of
affordable units called for by the Affordable Housing Ordinance, and therefore, sees the project as
positively responding to the Ordinance rather than seeing it as one that needs relief.
Commissioner Kiefer expressed that the timing of the development of the seventh (affordable) building is a
factor that needs to be considered moving forward. He asked about the exterior and interior construction
materials and assurances that the affordable building would be of equal quality as the market rate
buildings. Ms. Dennis responded that the master plan will set design and material standards and that the
affordable building will not be discernable from the market rate buildings. It was also discussed that the
exterior property management of the full site would be handled by the same management company for
consistency in the exterior maintenance and appearance of the full site. There was a question about rent
rates. The response was that the rents for the 2-bedroom market rate units would be around $2,500 -
$2,600 and the affordable units for a two-bedroom would be around a $1,400. Mr. Victor stated that some
of the affordable unit building space would likely be proposed as amenity space rather than garages. Some
in the audience said that seniors need covered parking.
There was a discussion regarding which amenities would be shared between the affordable building
property and the market rate property. Some in the audience advocated for access by the affordable
building tenants to amenities such as the club house in the market rate area. Security concerns were
touched on, and it was stated that how amenities will be shared will need further exploration.
Commissioner Kiefer concluded his feedback by stating that he agrees with the focus on a senior
community and providing the affordable units to tenants at 60% of area median income. Below 60% of area
median income would be even better. Those are his recommendation with regard to the affordable
component.
Commissioner Delea returned to the question of what would happen if the affordable housing funding does
not come through. Mr. Dennis said that they are subject to the Village’s affordable housing requirements
and will find a way to comply. Commission Delea said that he has no complaint about the affordable units
being in a separate building based on the developers’ explanations for the reasons.
Commissioner Krinsky stated that she likes the plan and the location of the proposed affordable building.
She said that the market rate buildings are more likely to have children and the location of the affordable
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building may possibly be quieter. She said that as laid out, children in the market rate units would be closer
to the park and elementary school. She said that most of her questions were answered, but she had a
question about whether use of the pool would be available to the affordable building tenants and
encouraged the further discussion about the shared amenities. She said that redevelopment of this area
has been needed for a long time and pointed out that the TIF has already been extended once.
Fred Vogt identified himself as a member of the Senior Citizens Commission and said that the Village
needs to consider making sure that the affordable component of the project gets built. He said that he has
seen too many developments where the affordable housing component has not happened. He urged the
Village use whatever means necessary to ensure that the affordable housing is built. Otherwise, he said
the project is very good.
Sue Viecelli, who is a member of the Senior Citizens Commission, stated that they are happy to hear that
the affordable building would be for persons 55+. She mentioned the age-friendly survey and pointed out
that this housing would be in close proximity to the Senior Center.
John Dyer stated that his concern is the protection of the Inclusionary Housing Ordinance. He is concerned
that granting relief may weaken the Ordinance for when the next developer comes along seeking relief.
Mr. Victor was asked if there would be 24-hour, on-site management of the building and about the
affordable building’s amenities. He said that there would be on-site management, but it may not be
overnight. He said that the amenities inside the building would include things such as a library, pool room,
and community space for board games. He said that Northpointe Development is a for-profit company but
may partner with a non-profit organization. It was pointed out that the affordable building would likely fill
right away.
There was a question about whether the Village is putting any money into the project. Ms. Boyer said that
question was not the purview of the Housing Commission, she did not have information on that topic, and
that topic would be covered at other meetings. Mr. Dennis generally talked about the TIF and the need for
the public/private partnership at this location.
Linda Waycie said that she is a representative of Southminster Presbyterian Church’s Faith in Action Team.
She said that she is thankful for the Inclusionary Housing Ordinance. She said that she knew the Ordinance
would be challenged and that this developer is challenging it. She pointed out that the Ordinance calls for
the integration of the units. She asked that the Village look into everything that was said by the developers
tonight including what they were told by IHDA. She said that she did not know if it is true that LIHTC are not
available at this time in Arlington Heights for more general housing. She said that it is been stated that
senior housing is difficult to develop, but an affordable senior development was just built in Mt. Prospect.
She said that the Village should look into Evanston’s experience in developing lots of affordable housing
and that Evanston has been successfully integrated affordable units into market rate buildings. She said
that she questions whether the amenities of the buildings 1-6 area will be fully shared with the affordable
building. She said that she thought that affordable units developed under the Ordinance were supposed to
be available to all residents that meet the income guidelines in the Village of Arlington Heights. She said
that rents are going up for everyone and hopes that the Village will not be blindsided by offer of 10 more
units than are required.
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Doug Harrison said that he came to represent Our Saviors Lutheran Church. He stated that the Village
should do thorough research on this project.
Keith Moens stated that the developer would need relief from two requirements. One is the segregation of
the affordable units from the other units, and the second is that it is not being proposed that the affordable
building be built concurrent with the market rate buildings. He said that there is a good chance the
affordable building will not get built. He said that it is stigmatizing to the tenant segregate the affordable
units and that the affordable units need to be integrated into the market rate buildings. He said that the
proposal goes against intent of Ordinance. He said that UrbanStreet Group is benefitting from TIF goodies
so they can comply now, not in future. He also questioned one developer being allowed to use another
developer to fulfill its obligations.
Commission Krinsky stated that she is confident that the Village will take this seriously, look into everything,
and make sure we get a fair deal. Commissioner Krinsky said that she had hoped for affordable housing for
families since there is such a great need, but she understands that there is a great need for affordable
senior housing too. She asked for clarification on whether this as a LIHTC project needs to be senior
housing rather than family housing. Mr. Victor responded that he spoke with IHDA on the phone last week
and asked about options. The IHDA representative said that since Arlington Heights was approved for tax
credits for a family development just last year that just broke ground that family housing (not age-restricted)
would likely not get funded at this point, and that senior housing would be more likely to be funded.
Ms. Cayer suggested that if the building were less extravagant that it would not need TIF money.
Miel Johnson introduced herself as representing the League of Women Voters. She said they were
delighted by the redevelopment of International Plaza and proposed housing for seniors. She said they are
concerned about the segregation of the affordable housing, sharing of amenities, and concerned that the
affordable building will not be built. She said the League of Women Voters is asking the Village to uphold
the spirit and intent of the Inclusionary Housing Ordinance.
There was a question about whether tenants in the senior building would be allowed to have grandchildren
they are raising in the building. Mr. Victor said that he would look into this.
Commissioner Miller concluded the input at this meeting was a good representation of what the developers
will hear throughout the process. He recommended taking the comments seriously and elaborating on
those items. Mr. Miller said that this is a pro-affordable housing community. Mr. Victor said that it is rare for
a community to have a Housing Commission and so many residents supporting affordable housing.
V. REPORTS
None
VI. OLD BUSINESS
A. Single-Family Rehab Program
Ms. Boyer reported that there are three open projects. She said that the applicants for Case 2022-
02 are requesting a waiver from the requirement that a homeowner have owned their home for at
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least 2 years prior to being eligible for the program. The applicants purchased the home in May
2022. The Housing Commission’s direction was that the 2-year residency requirement be upheld
but staff can suggest to the applicant that they can come back in 1 year for reconsideration of a
waiver.
B. 2022-2023 Annual Action Plan CDBG Allocations
Ms. Boyer reported that the Village Board allocated $100,000 for the Single-Family Rehab Program
and $68,240 for the Group Home Rehab Program. The pending grant applications for the Group
Home Rehab Program total $104,175 and the Housing Commission will need to make some
funding decisions in the next could of months.
C. Affordable Housing Trust Fund – Request for Expressions of Interest (REOI) Update
Ms. Boyer said that mailing lists are being finished and she hopes that the REOI will be released
soon.
D. Rental Registry Recommendation Update
Ms. Boyer said the Administration responded that this is not a project that can be moved forward at
this time.
VII. NEW BUSINESS
A. Housing Commission 2023 Budget Request
A motion was made by Commissioner Delea and seconded by Commissioner Kiefer to
submit a 2023 Housing Commission budget request in the amount of $1,300.
Ayes: K. Kiefer, W. Delea, J. Krinsky & D. Miller
Nays: None
Abstain: None
VIII. OTHER BUSINESS
Ms. Cayer asked if anyone knew when Cook County would be sending out the property tax bills
that are normally sent out in July but have not gone out. Commissioner Krinsky responded that it is
not a Housing Commission matter but she happened to see online that there is a data sharing
problem and the bills may not go out until 2023. Ms. Cayer also said that she heard that there are
more homeless people and asked if the Housing Commission addresses this. Ms. Boyer said that
CDBG funds are provided to address homelessness to Journeys|The Road Home, Northwest
Compass, and WINGS shelter. Ms. Boyer said she does not know the plan for restarting the PADS
program.
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Keith Moens urged the Housing Commission to stick form on the requirements of the Inclusionary
Housing Ordinance.
VIII. ADJOURNMENT
A motion was made by Commissioner Delea, seconded by Commissioner Kiefer to adjourn
the meeting. The meeting ended at 8:40 pm.
Ayes: K. Kiefer, W. Delea, J. Krinsky & D. Miller
Nays: None
Abstain: None
Cancelled: August 17, 2022 Meeting
Next Meeting: Wednesday, September 21, 2022 at 7 pm
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