McLean County Times

The Town Council of Normal recently approved an annexation agreement for 36 acres at the corner of Towanda Avenue and Beech Street for a new high-end housing development called Carden Springs.

The development would consist of 477 units that include a variety of townhouses and apartments. The proposal includes several types of parking in lots, detached garages or attached garages. The complex also would feature a clubhouse complete with a fitness center, coworking space and other amenities like pool, pickle ball courts, a dog park, electric-vehicle charging stations and a walking trail.

“It also meets the goal of providing denser housing in a format that we haven't really seen,” Town Planner Mercy Davison said at the Jan. 17 meeting. “So it adds a little diversity to our housing stock. It certainly would address our current housing need, and we've had housing studies that have shown not only that we need more housing units, but we need more multifamily units."

Besides meeting a need for more housing, Davison said this project will be something that the community can take pride in.

"This is a really high quality product, which will appeal to a nice segment of the population," she said. "And then finally, it exceeds our planned unit development requirements in many ways, they're providing significantly more green space and amenities than we require by code, and the buildings are very attractive.”

The Normal planning and zoning commission reviewed the proposal and plans, which include rezoning to R3 for multi-family housing, granting a sign variance allowing a sign to be a foot taller than code, and allowing buildings in the middle of the development to be three stories rather than two. The commission recommended the council approve the project.

“We are very confident in recommending in favor of this,” Davison said.

Councilman Stan Nord asked for assurance that the developer wouldn't go bankrupt in the middle of the project. Although such issues have arisen with past developers, he was assured this would not happen again.

Other conversation, sparked by Councilwoman Karyn Smith, surrounded the housing density and whether it was appropriate in the area, which is not near its maximum. She asked how the density compares with that of a regular subdivision, saying there was confusion among audience members at the planning hearing on this project.

Davison said if one took the same 36 acres and plotted R3 lots on a public street it would still be possible to get “quite a few units in.” The council also discussed topics like trash and plowing the private streets, as well as potential traffic issues.

Nord said he attended one of the meetings with the developer and neighbors and was happy to it see the developer making changes proactively, which may account for how smoothly the project is moving. It was also noted that the developer owns all the streets so their upkeep will not be a taxpayer burden. 

Nord reflected on how this development not only won't put much additional burden on the town but also may "give us the opportunity to lower property taxes."

City Manager Pamela Reece also recommended moving forward with the project. No residents spoke during a public comment period on the project, and then the council voted to proceed with the plan.