Fox River Grove board backs sending Block B rezoning and PUD for ordinance after developer presentations

Fox River Grove’s Village Board voted April 21 to ask staff to prepare an ordinance to rezone part of “Block B” and grant a special use for a planned unit development that would allow a five-story mixed-use building with up to 97 apartments and about 6,000 square feet of retail space.

The motion followed a presentation from developers representing Harlem Irving Companies, Hamilton Partners and Zeller and a review by the project architect and landscape designer. Planning & Zoning had recommended approval 6–0 before the board discussion.

Developer representatives described the project as a rail-oriented, mixed-use building with roughly 18 two-bedroom units, 62 one-bedroom units and 17 studios. Architect David Copenhaver (BSB Design) said interior amenities would include a fitness center, a social/gathering area and a daily coffee bar. Landscape architect Sharon Dickson described patios with artificial turf, a pergola dining area, a firepit and an enclosed dog park.

Hamilton Partners’ Tim Beechick summarized variance requests the applicants are seeking: a maximum building height up to 70 feet (including decorative rooftop elements); deeper awnings and larger projections into yards; balconies encroaching up to 6 feet on the north elevation; a reduction in parking to 170 spaces (the referenced requirement range was 185–215); and permission for nine first-floor living units, plus any additional variances necessary to construct the project substantially in conformance with the filed plans.

During board questions, Trustee Steve Knar raised a resident’s suggestion that utilities be placed underground. Rick Filler (Harlem Irving) said relocating utility lines and two nearby transformers would be “extremely expensive” and that the developer did not expect the poles to affect leasing. Trustee David Joseph asked whether the existing utility configuration posed any fire-safety concerns; Filler said he did not believe so and noted a prior development existed on the site without reported problems.

Trustee Andrew Migdal drew attention to a forthcoming state regulation, effective June 1, 2026, that will largely prohibit local governments from requiring minimum off-street parking for most new developments near transit hubs; Filler said his team intends to continue providing parking for tenants and acknowledged guest parking will need to be addressed.

Trustee Devin Hester pressed whether comments from preliminary engineering reviewers (Baxter & Woodman) had been addressed; Administrator Soderholm said the final plan will be ADA compliant before approval. In response to a question about unit finishes and rents, Filler described “condo-quality” finishes—granite counters, full-size washers and dryers and undercabinet lighting—and estimated rent at about $2.80 per square foot.

Trustee Steve Knar moved that staff prepare an ordinance for Zoning Case 2026-03 to rezone and grant a special use for the Block B PUD; Trustee Kirsten Wall seconded. In a voice vote Trustees Curtiss, Hester, Joseph, Knar, Migdal, Wall and President Marc McLaughlin voted yes and the motion passed.

Several residents had spoken during public comment: Dominic Cimilluca asked the Village to address a stormwater drainage issue that he says is damaging his front lawn and driveway; Mary Lu Seidel urged the board and architect to consider parking impacts on Opatrny Drive and building façades that complement the Metra station and Village Hall; and Dan Hanahan supported the Block B development while urging consideration of underground utilities during construction.

The board then moved into an executive session to discuss property purchase and sale, pending and imminent litigation, and personnel, and the meeting reconvened and adjourned later that evening.