The Normal Planning Commission on Thursday recommended the rezoning of nearly 20 acres of land to allow for construction of more than 250 apartment and townhome units.
The Essex residential development would add 228 apartment units and 24 townhome units at the northeast corner of Beech Street and Shelbourne Avenue, near the Collie Ridge subdivision. There would be 504 parking spots — two for each unit.
The developer is Worthington LLC, which is managed by Young America Realty, one of Bloomington-Normal’s largest property management companies. They’re buying the property from Collie Ridge LLC, managed by longtime Twin City developer Don Franke.
Andy Netzer, president and owner of Young America Realty, told commission members the property does not have a path to being built as single-family housing — which current zoning had designated for the property — without state funding or an affordable housing program. He added the property is in a “stalemate” because of this.
“If it's ought to be developed as something other than single family, then this is the project that the community and the immediately adjacent neighbors should want to have as the project that becomes their neighbor,” said Netzer.
Netzer also said the results of a traffic study showed there is no need to improve the intersection of Beech and Shelbourne, and the project is in line with Normal’s comprehensive plan.
The eight buildings surrounding Captain's Circle were proposed to be no more than two stories, a change from the plan leading into the meeting. This change was in response to public commenters concerned about the idea of having three-story buildings so close to already-existing residential housing.
"I think people raised very valid points that if the developer could come back with a plan that has less dense and with less height, I think it would be more compatible with the adjoining zoning, rather than the way it is presented here," said planning commissioner Mike Matejka.
The commission's recommendation will now be considered by the Normal Town Council.
Public comment
Most public commenters on Thursday, made up primarily of residents of nearby homes, spoke out against a recommendation of approval.
They preferred using the land for single-family homes, thinking an apartment complex would negatively impact property values, while also voicing concerns about increased traffic bringing more light or noise pollution.
“When I bought my home, I did so with the understanding that the land that was right behind my home was going to be zoned for single-family houses, a natural extension of the peaceful community that I love. Now that sense of security is at risk,” said Lauren Kapraun, a first-time homeowner who moved into the neighborhood in 2022.
Another commenter, Dave Bentlin, spoke in favor of the project. Bentlin said there is a need for more apartment living to address the housing shortage in Normal. While single-family housing may suit the land better, he said there are still positive aspects of apartment living that can be brought.
“There are people who are looking for housing in our community, only to find that the market is tight and waiting lists for apartments are long," said Bentlin. "These potential citizens are being underserved. I hope that we can get away from the perception that apartments are necessarily a bad element in our community.”
Editor’s note: As a matter of disclosure, WGLT executive director R.C. McBride chairs the Normal Planning Commission.
