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Berwyn council hears developer pitch, agrees to seek ordinance change for smaller apartment units
Summary
City staff described a redevelopment proposal that trims a requested TIF incentive to $1.2 million, proposes reimbursing property taxes during construction, and asks for waivers on parking and a loading dock; council directed the city attorney to draft an amendment to a 1953 local unit-size rule that requires 900-square-foot apartments.
Berwyn city officials on Monday heard details of a private redevelopment project that would use tax-increment financing and a local building-code change to allow smaller apartment units.
Dave Hulsberg, identified in the agenda as director of the Berwyn Development Corporation, told the Committee of the Whole that the developer originally sought $1,750,000 in incentives but BDC negotiations and a purchase-price payment of $350,000 reduced the proposed incentive to $1,200,000 plus interest. “First of all, that during the construction period, the property will be reimbursed the property taxes that it pays,” Hulsberg told the council, noting the parcel currently pays no property tax while owned by a public entity but would have a modest tax bill once under construction.
Why it matters: The proposal combines a TIF-backed incentive and requests for local code waivers that together affect tax revenue and housing supply. Council members focused on the project’s unit sizes, affordability and the legal steps needed to change an outdated local requirement.
Hulsberg said the developer requests a 1% building-permit fee, a parking waiver and relief from a loading-dock requirement it cannot meet from Oak Park Avenue or the alley; the developer would also like to fast-track permits and begin demolition and abatement at its own risk. Council members pressed for detail on unit sizes and affordability after Hulsberg said the smallest proposed unit would be 531 square feet and that approximately 41% of the building’s units would be under the city’s current 900-square-foot local minimum.
Council response and next steps: Multiple aldermen asked whether the 900-square-foot requirement stems from the zoning code or an older local amendment to the International Building Code. Staff said the 900-square-foot standard dates to a 1953 local amendment and remains on the books; a council member suggested amending the city ordinance rather than the zoning code. Hulsberg said he would circulate a detailed per-unit square-foot breakdown to council for feedback and that Deputy/Staff Michael Morris and legal counsel would draft proposed ordinance language for council review.
What was not decided: There was no final vote to adopt incentives, waive fees, or change ordinances. Council directed staff to prepare draft ordinance language and unit-level data; the developer’s incentives and waivers will return for formal consideration in a future meeting.
