Council directs drafting of final documents for 5‑story Walton development after neighborhood pushback

The Highland Park City Council voted 7–0 on Oct. 6 to direct staff to prepare final approval documents for the Walton, a proposed five‑story, 19‑unit condominium development at 1632–1646 Second Street, subject to council review of an enhanced public benefit and additional green‑space commitments.

The vote came after hours of presentations, reviews by the Plan and Design Commission and the Housing Commission, and a public comment period in which multiple nearby residents raised concerns about building bulk, tree removal and stormwater impacts. Director Fontaine (city staff) presented the application and said staff recommended consideration of the commissions’ recommendations and that council “direct staff to draft documents for final consideration at a future meeting.”

Elliot Wickser, attorney for Fulton Developers, and Mark Mueller, president of Fulton Developers, described design changes the company made while working through four plan‑and‑design meetings and four housing commission meetings. Fulton representatives said the project includes two inclusionary affordable units (one three‑bedroom and one two‑bedroom) and a proposed $100,000 donation to the city’s housing trust fund as a public benefit.

Council members and residents pressed several technical and design points. Director Fontaine summarized key variances requested: a height increase of 13 feet (proposed 64 feet, code 51 feet and 4 stories); a lot‑coverage increase to 49% (code 33%); and lighting, foundation‑landscape, and pedestrian‑entrance departures. Fontaine said the site currently contains 13 residential units that would be demolished; the proposal adds 19 units (a net increase of six units).

Traffic and parking were a recurring topic. Fulton’s consultant reported 43 parking spaces would be provided and that an updated traffic study, submitted after the packet was posted, includes the nearby Walbright development; the city’s third‑party traffic reviewer was checking the revision. Fulton representatives emphasized the traffic study’s conservative approach (they said it did not include the 13 existing on‑site units) and said the project is transit‑oriented because of its proximity to the Highland Park Metra station.

Residents who live across the street from the site raised multiple objections during public comment: concerns about noise and dust from adjacent construction, the scale and perceived bulk of the proposed Walton and the nearby Walbright under construction, potential loss of mature street trees, stormwater and flood risk from increased lot coverage, pedestrian safety at the Second/Walnut intersection, and the adequacy of the public benefit package. Several residents asked the council to send the project back for redesign or to require a larger compensatory public benefit.

Council discussion focused on two themes: whether the developer’s $100,000 contribution and larger affordable units qualify as sufficient public benefit to justify the variances, and whether the project should include more or better‑located green space. Council members said the enlarged inclusionary units are valuable but may not constitute a community‑wide public benefit on their own; several asked Fulton to consider on‑ or off‑site green‑space enhancements or an increased public‑benefit payment. Several council members also asked staff to ensure final materials address ADA parking dimensions, tree preservation fencing, final stormwater engineering and dark‑sky compliant lighting.

Council member Bloomberg made the motion to direct staff to prepare documents for final consideration subject to council approval of an enhanced public benefit and additional green‑space commitments; the motion was seconded and passed 7–0. Clerk roll call recorded seven ayes and no nays. Director Fontaine and Fulton representatives said they would work with staff to propose modifications and return the item for final action.

The council’s decision directs further drafting and negotiation but is not the project’s final approval; the matter will return with final documents and any proposed conditions for council vote.

Ending: The Walton proposal remains under active review. Council members asked staff and the applicant to prioritize verifiable commitments on tree protection, stormwater, traffic mitigation and a tangible public‑benefit package (on‑ or off‑site green space or an increased contribution) before the item returns for final action.