Village of Huntley Plan Commission approves 308‑unit Huntley Crossings apartment plan with conditions

The Village of Huntley Plan Commission voted 7–0 on April 29, 2024 to approve Petition No. 24‑04.02, a preliminary planned unit development, rezoning and special use permit to allow a 308‑unit multi‑family apartment project at Huntley Crossings east of the Crossings access drive at the southeast corner of Route 47 and Powers Road.

Senior Planner Nick Arquette told commissioners the full site encompasses about 31 acres, including the existing Hampton Inn, with roughly 20.4 acres reserved for the residential portion. The developer revised the project to 308 units (down from 312), in eight two‑story and four three‑story buildings, citing removal of a 1‑bed unit per three‑story building. Staff noted the residential net density is 15.07 units per acre, above the R‑5 maximum of 14.33 units per acre (equivalent to 293 units).

The application proposes 694 parking spaces in total (489 off‑street spaces, 55 detached garage spaces, 108 attached garage spaces and 42 landbanked spaces), a parking ratio the petitioner described as roughly 2.25 spaces per unit. Staff recommended landbanking 42 spaces to preserve greenspace with the Village Board retaining the right to require their construction. Commissioners repeatedly pressed the petitioner on parking layout, the placement of spaces in front of attached garages and how assigned spaces would be managed.

Public commenter Roberta Mariano asked whether the village "needs more rental and high‑density housing units" and whether the project could become Section 8 or subsidized housing. Petitioner representative Peter Bazos said the submission included a market study showing demand tied to Huntley’s growth in business and industry and said, "rental rates align with market‑rate housing, and there is no intention for that to change at any point."

Commissioners also raised state policy and technical questions. Commissioner Ron Hahn referenced Illinois Senate Bill 40 and EV requirements for parking; petitioner consultants said garages will be EV‑capable and conduits will be provided adjacent to surface spaces. Commissioners expressed continuing concern that the residential density exceeded the R‑5 limit and pressed the petitioner to reduce units.

To address the commission’s concerns the petitioner agreed to concessions during the hearing. As part of the Plan Commission’s approval the commission added three conditions to staff’s recommended list: infrastructure to make all parking EV‑ready, conversion of Building 8 from three stories to two stories, and that the 42 proposed landbanked parking spaces be designated as permanent and installed at the time of construction. Staff’s conditions also require compliance with the Huntley Fire Protection District, modification of trash enclosures to allow resident access without opening main gates, enhanced right‑of‑way improvements along Powers Road, permanent landscape irrigation, final engineering approvals, and adherence to Illinois drainage law and best management practices. The motion to approve was made by Commissioner Terra DeBaltz and seconded by Commissioner Dennis O’Leary; the vote was 7 in favor, none opposed, none abstaining.

Chairwoman Dawn Ellison summarized concerns about on‑site circulation and said she was "disappointed with the proposal brought forth" while acknowledging the petitioner had increased parking counts compared with the original submittal. The petitioner indicated phasing would begin in the fall for the first buildings and that units would be absorbed before additional phases proceed.

The Plan Commission’s approval was limited to the preliminary PUD, preliminary plat and associated approvals and did not include building permits, sign permits, construction permits or certificates of occupancy. Director Charles Nordman noted that the landbanking condition will be formalized through an agreement and covenant acceptable to the Village. The meeting adjourned at 7:48 p.m.