Western Springs Debate Pits Developer Against Some Trustees

WESTERN SPRINGS, IL – A developer planning a townhome complex in Western Springs predicts it will mainly attract empty nesters looking to downsize.

Some village trustees disagreed.

On Monday, the Village Board discussed a proposed 29-unit townhome development at 5600 Wolf Road. It would involve demolishing an office building next to the Ridgewood neighborhood.

Neighbors have expressed concerns about the proposed complex's density.

The developer, Burr Ridge-based McNaughton Development, said it expected the average unit would have 2.1 people.

But Trustee Philip Nawrocki said three-bedroom units could mean up to six people per unit, with a maximum of 174 in the complex.

He acknowledged the upper end is extreme. But he said the village must be prepared for more people than expected, which would affect traffic and parking.

In response to a question, John Barry, McNaughton's vice president, said the units would sell for about $850,000.

Trustee James Tyrrell said a small family would be better off buying a regular house in Western Springs for about the same price.

From 2019 to 2023, the median value of a housing unit in Western Springs was nearly $700,000, according to the U.S. Census.

McNaughton's lawyer, Jim Olguin, said density on its own was not good or bad, considering the nation's housing shortage.

"Increased density is overall probably a good thing for the U.S. in general," he said.

Throughout the zoning process, Olguin argued, no one pointed to any evidence that showed the development would hurt the neighborhood.

"We believe that the density that is being proposed can be accommodated by the site," he said.

But Trustee Amy Avakian, a real estate agent, said the townhomes would attract a lot of young families trying to get into Western Springs for $800,000, meaning more people would live there than predicted.

"They love brand new," she said.

The development, Avakian said, would be a "popular commodity" for both empty nesters and young families.

Nawrocki added, "That's my exact point."

Barry, though, said the development would mainly draw empty nesters.

"I don't see it conducive to real family living," he said. "You want a yard, a swing set, a trampoline in the backyard. With no backyards, it's all a common area. I just honestly don't believe see it as being kid-driven."

Tyrrell said Western Springs would see a density problem if the units were a third of the cost, but not at the proposed price.

"I just can't see a lot of new families wanting to come here when they can get a house with a yard, which hopefully we have enough of those in Western Springs," he said.

"We do not," Avakian said.

Nawrocki said the village was told by the Timber Trails developer years ago that the new subdivision would not attract many families with children.

"Then we had to put an addition on La Grange Highlands (school) to accommodate that," Nawrocki said. "We don't really know until people start moving in. This is a desirable area. We have great schools and a great downtown, and it's rated all over the news as No. 1 in America."

During public comments, Rachel Muldowney, who lives in the Ridgewood neighborhood and has a small child, said she believes the townhomes would attract young families.

She noted the townhomes would have stairs, which she didn't believe empty nesters such as her parents would like.

"It's really hard to believe that this is going to be strictly retired people who want to downsize," Muldowney said. "So the whole idea of them not having a yard, I think for young families who want to live in this desirable area, it doesn't matter."

The Plan Commission, which held several hearings on the development last year, recommended it in November, with conditions.

The Village Board may vote as early as Feb. 10 on the proposal.