[{"_1":2,"_86":-5,"_87":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_46":47,"_48":49,"_50":51,"_52":53,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},"mediaId",6277449,"mediaKeyId","2654785-0bb9cce19dd6abee95d99d7dc20e2db8","parentId",2654785,"title","Waukegan Planning & Zoning Commission recommends approvals for driveway variance, banquet-hall hours and three development requests","audioSeconds",0,"startMs",8322056,"endMs","viewUrl","/Search/View?dp=1&key=2654785-0bb9cce19dd6abee95d99d7dc20e2db8&start=8322&end=8322","thumbnailUrl","https://assets.pipeline.soar.com/2654785-0bb9cce19dd6abee95d99d7dc20e2db8/thumbnail_8322056.jpg","articleUrl","/articles/6277449/Waukegan/DuPage-County/Illinois/Waukegan-Planning-Zoning-Commission-recommends-approvals-for-driveway-variance-banquet-hall-hours-and-three-development-requests","mediaUrl","https://secure.pipeline.soar.com/6277449-4b9c42cd2817eeaa1575558dc4a2d6ca/orig.mp4?Expires=1771172249&Signature=haLv-tmX0oX3TvWE-2JEx0qM20GBY6gKQ~ha8Hm3IZs3h7lWCGSAy0594MHFxevaJfIGUMwVsDeE7XeUxaKUZjR5Ty9t2OGBp2ENNK7uhXQZUrUaT-vGNzAhanAC5t2fAjRceSQThiQ77omPf1vlfW-Ep5yJcMSe-ALllLZKBbVMnOkvYRYMO6k4GeKImJCV88gl34WDNwMkCzfKiY1vOL8~xKzWOiQKgouHvKV9yGop~PV-Ken2P1kJiCRcJC9l3qlVqywvzVN6jpB8TNrmaYrIPkTOl3xa9eR9nrzpRSrjGK9KIa-sA1Dbhv~EhC-n878STovb1CUeUVztIxsqFw__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Waukegan, IL","date","2025-03-14T13:46:18Z","article","The City of Waukegan Planning & Zoning Commission met in public session and took final votes to recommend approval on several zoning and conditional-use items that will next appear before the city’s Community Development Committee and City Council.

The most immediate decisions: the commission recommended approval of a variance to permit replacement of a second driveway at 919 Commonwealth Avenue; voted to amend a 2017 conditional-use permit allowing Club La Bodega at 701 Pine Street to extend operating hours from 11 p.m. to 2 a.m. with supplemental conditions and a 90-day review; recommended approval of a setback variance to reconstruct a nonconforming building at 506 10th Street; and recommended approval of a conditional-use permit for a 33-unit, age-restricted (55+) residential building at 3670 Casimir Pulaski.

Why it matters: The actions affect property owners and nearby residents: variances and CUP amendments change what uses and hours are permitted in neighborhoods, while the senior housing proposal would add affordable senior units and taxable development to a vacant lot. The Club La Bodega amendment drew the most public comment and generated a stipulation from the commission to review neighborhood impacts after the business resumes events.

Key actions and debate:
The commission recommended approval of a variance to allow a full replacement of a second (nonconforming) driveway at 919 Commonwealth Avenue and forwarded a recommendation to City Council. The homeowner said prior contractors had replaced the driveway over several years and asserted the current paving has deteriorated beyond repair; staff told the commission the rear-yard coverage is under the 40% threshold and that the rule against replacing nonconforming driveways has been in effect for some time. Commissioners debated precedent but agreed that each property’s circumstances can justify individual variances.

Club La Bodega (701 Pine Street): The owner, Delia Dela Cruz, told commissioners she seeks extended hours because private family events sometimes run later and said the business has not been operating since November. Neighbors spoke in opposition, citing late-night congestion, noise, garbage and blocked driveways. Staff noted four police calls to the address and surrounding properties since April 2024. The commission approved the amendment to extend hours to 2 a.m., added conditions addressing noise, security, no-loitering enforcement, lighting (applicant must meet the city standard of 3,000 Kelvin rather than 4,000 Kelvin), and required landscaping/parking-lot improvements or a negotiated alternate plan; commissioners also required a review of the permit’s neighborhood effects approximately 90 days after the business resumes regular events. Vote on the amendment: the commission approved the amendment by roll call (Haug — yes; Young — no; Haines — yes; Anderson — yes; Grimes — yes); the motion carried.

506 10th Street: The commission recommended approval of two setback variances so a deteriorated, vacant retail building can be reconstructed on its existing footprint. An architect for the project said the building is being bought by a neighborhood-serving provider (a harvest/food operator) that plans to bring the structure up to code and improve the streetscape. Commissioners characterized the request as consistent with the block and voted to recommend approval.

3670 Casimir Pulaski (age-restricted housing): Lincoln Avenue Capital presented plans for a four-story, all-electric, 33-unit building for residents age 55 and older, with 36 vehicle spaces and 36 bicycle spaces in a secured first-floor area and community amenities on the ground floor. The developer said the project targets affordable senior housing and will pursue Illinois Housing Development Authority funding; proposed rents were described as a mix of 30% of area median income (AMI) units under a project-based subsidy and additional units at 60% AMI. Staff noted the property is a landlocked lot that needs an access easement across an adjacent parcel; commissioners recommended approval of the conditional-use permit subject to standard building and licensing conditions and the requirement to secure appropriate access easements.

Procedural notes and next steps: Where the commission’s action was a recommendation (variances and CUP amendments that exceed staff authority), the items will be forwarded to the Community Development Committee and City Council; staff indicated several items are scheduled for the April 7 City Council agenda. The commission recorded votes by roll call for each item; files and public letters related to the Club La Bodega amendment are included in the official meeting packet.

Ending: Applicants and their representatives were informed of the next steps in the municipal review process, including the date for Community Development Committee/Council review. The meeting adjourned after final procedural business.","mediaType","Video","parentTitle","2025-03-13 The Path Forward to Growing Household Prosperity, Planning and Zoning Commission Meeting","oneSentenceSummary","At its meeting the commission recommended approval of a homeowner driveway variance, approved an amendment allowing a banquet hall to stay open until 2 a.m. with conditions and recommended approval of two redevelopment proposals, including a senior affordable housing project.","taxTitle","Waukegan, DuPage County, Illinois","taxId",2647,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_46":80,"_48":81,"_50":82,"_52":83,"_54":55,"_56":57,"_58":84,"_60":61,"_62":63,"_64":85,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6277453,"Consultants pitch ‘opportunity collaborative’ hub to connect Waukegan residents to jobs and services",5377,1221491,6598545,"/Search/View?dp=1&key=2654785-0bb9cce19dd6abee95d99d7dc20e2db8&start=1221&end=6598","https://assets.pipeline.soar.com/2654785-0bb9cce19dd6abee95d99d7dc20e2db8/thumbnail_1221491.jpg","/articles/6277453/Waukegan/DuPage-County/Illinois/Consultants-pitch-opportunity-collaborative-hub-to-connect-Waukegan-residents-to-jobs-and-services","https://secure.pipeline.soar.com/6277453-7cd1bbfa99d16f196ad9a2e3c363e3e5/orig.mp4?Expires=1771172250&Signature=iKCnTz8NMNa7bJldLytkIV~SMIgBNBQD~7acH7lUIXFnzvIxvxvQLxcX4J3oVtETSM3~3uG~BYCv5y1EhKqazGu4bS5SEDwCiycUPpSs7B6Lif2O6hY2plOOFaDkIlXqEhkWVblvbrP~vzqTjFeQNl2~lTCEeniz4N4OH-pm5apBmINVgWFPDDqCP~4ZG3jONRNXjnNaP-We44M26uOHnt9pqIZ2~Ny~JvbGxq9pwdxX4OiX55lGwqOEIMOol~-dgiQZi2b7BL7xqTHOXiAbeq5~czLrRRvSS3DcSpoI3mgmDn~9MnfVMF1dYAEEDExbP~IObxbjTe~CojwN1-vEyA__&Key-Pair-Id=KUT5TJCACFTXG","Consultants Mike Higbee and Shelley Moore, engaged by the city of Waukegan, told a public meeting that an “opportunity collaborative” — a small number of local hubs linking residents to job training, health care, childcare and other wraparound services — could help households move out of long-term economic distress.

The consultants and Noelle Kisher Lepper, director of planning, zoning and economic development for the city, presented study findings and asked meeting participants for ideas about locations and partners to operate the hubs. “What if there was a clear place to access opportunity in Waukegan? What if everybody knew where to go?” Mike Higbee asked the room during his presentation.

Why it matters: Consultants said many Waukegan neighborhoods show concentrated, persistent economic distress on commonly used measures — poverty, education attainment and median income — and that existing providers are not organized to scale to local need. A collaborative model would centralize access, coordinate service providers, help match residents to job pipelines and allow the community to track short- and medium-term outcomes rather than waiting multiple years for census updates.

Key points: Higbee and Moore described several features of the proposed model: one or more local hub sites that are walkable or on strong bus routes; a unified intake or “dashboard” of outcome metrics (employment, education, service utilization, housing stability); closer connections between service providers and employers to build career pathways and reduce “failure to stay” in jobs; and wraparound supports such as childcare, transportation and health care that help residents maintain employment and training.

The consultants cited national and local data to frame the need. They said about 20,000 Waukegan residents live in poverty and estimated roughly 15,000 households experience some level of economic distress; in parts of the city fewer than 30% of working-age residents go on to postsecondary education, far below the state norm. Higbee highlighted labor force participation that is “higher than the state norm” but with lower median wages, meaning many residents work in lower-paying jobs despite high participation.

Residents and local providers who spoke at the meeting emphasized transportation, access to high-quality health care, financial literacy, and better referrals/case management as priorities. One attendee said long waiting lines and uncertainty about whether a referral will lead to help undermines trust and prevents people from following up. Another suggested the library, downtown, and areas near transit as likely hub locations.

The consultants described a practical approach: map distressed census tracts (they examined 19 tracts with most land area inside the city), test a one-mile radius around a central tract (census tract 8620) as a potential focal area, and pursue a business plan that combines reorganizing existing resources with seed capital to reach scale. They said hubs should aim to be financially sustainable within three to four years.

What officials and providers asked for: Attendees were asked to identify strong local partners to sit at the collaborative table; suggestions included local nonprofits, community colleges, libraries, workforce centers, health providers and park districts. Providers and residents urged making intake and navigation simple and ensuring that measured outcomes are visible to the public.

Next steps: The team asked participants to submit ideas through the project website, collaboratewaukegan.com, and said they plan follow-up work and another public meeting in roughly one month. The consultants asked the community to provide location suggestions and inform which providers should be “at the table” in an initial leadership group.

Ending: Organizers left a printed summary at the meeting and directed attendees to the project website for the full report and a corrected page of materials. They said outreach and design work will continue between public meetings.","Consultants working with the city of Waukegan outlined a plan to create one or more neighborhood “opportunity collaborative” hubs to centralize services, coordinate providers and track outcomes for residents facing concentrated economic distress.","actionData","errors"]

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Waukegan Planning & Zoning Commission recommends approvals for driveway variance, banquet-hall hours and three development requests

Consultants pitch ‘opportunity collaborative’ hub to connect Waukegan residents to jobs and services