Planning commission backs Allendale youth shelter at 421 West Water Street, adds conditions after neighbor objections

The Waukegan Planning and Zoning Commission on Sept. 11 voted to recommend that the City Council approve a map amendment and a conditional-use permit to allow Allendale Association to operate an emergency housing program for adolescent boys at 421 West Water Street.

The recommendation passed unanimously and included supplemental conditions the commission added at the hearing: monthly meetings with city officials for six months (then ongoing meetings), removal of an on-site basketball hoop, quarterly in-person meetings between Allendale leadership and the Ramirez family, and revised staffing minimums requiring two qualified staff on site between 7 a.m. and 11 p.m. with access to additional staff as needed and two staff overnight.

The vote moves the matter to the Oct. 6 City Council meeting for final approval. The commission’s action was a recommendation; final authority rests with the council.

Why it matters: Allendale’s STAR program would provide emergency housing and case management for boys aged 14 to 17 and is intended to reduce youth homelessness in Waukegan. Neighbors raised privacy, safety and traffic concerns that prompted new, specific conditions aimed at addressing supervision, access to police, parking and property separation.

Allendale said the program would serve up to nine residents at one time: six youth with short-term stays (about 20–21 business days, roughly 30 days) and up to three youth with an extended stay up to 120 days. Jason Keeler, Allendale’s president and CEO, told the commission the organization’s intent is to “prevent homelessness and keep young people and families together when at all possible.” Program manager Maribel Venus described services as 24/7 and said staff would provide case management, education and life-skills training; she said the agency expects typical occupancy to be five to six youth rather than the nine-person maximum.

Allendale and staff described site controls and safety planning. Planning staff reported that Allendale agreed to develop a written safety plan in coordination with the Waukegan Police Department that will include camera access policies, curfew/enforcement, emergency procedures and staff contact lists. Dr. Eric Alexiev, Allendale’s chief clinical officer, said staff will undergo background checks, two weeks of orientation and program-specific training, and that “Maribel Vines… and myself are available, via consultation pretty much 24/7.” The agency said it will maintain at least one vehicle on site at all times for transportation needs.

Parking and site layout were focal points. Allendale told the commission it is negotiating a lease for about six parking spaces across the street so staff parking would not rely on the shared rear driveway. Staff also described potential site modifications: a six-foot privacy fence along the ravine-side rear yard, a four-foot ornamental fence in front, alarmed exit doors (rear exit to be fire-door only) and, as a contingency if off-site parking or permit parking on the street cannot be arranged, creation of a new driveway to avoid use of the shared back parking area.

Neighbor concerns and communications: Gracia Ramirez, whose family owns the adjacent property, said prior incidents involving Allendale residents (including property incursions, broken mirrors and unsecured garbage) have occurred and emphasized the family’s desire for stronger, written guarantees. Ramirez asked for exclusive access to the shared driveway and a fence set three to four feet onto Allendale’s property to allow safe vehicle maneuvering. She also requested at least four in-person meetings per year with Allendale leadership and police.

Allendale representatives said they have met repeatedly with the Ramirez family and agreed to additional fencing and to shift the fence line against the building to provide about four additional feet for the Ramirez family to maneuver vehicles. Glenn Phillips, Allendale’s vice president of facilities, said the property management company across the street has agreed in principle to lease spaces and that Allendale is negotiating a signed lease. Phillips also said Allendale hosted a community open house and that some nearby residents expressed support after learning more about the program.

Staff and commission changes to conditions: Planning staff’s recommended conditions already required monthly meetings with city officials for the first six months, staff to be identifiable on site, a written safety plan agreed with the police department, staff contact updates within 24 hours to police, a local preference for Waukegan residents (secondary preference to Lake County), and minimum staffing tied to capacity. After applicant testimony and neighbor comments, the commission amended the conditional-use recommendation to explicitly require (a) a minimum of two qualified staff present between 7 a.m. and 11 p.m. with access to three additional staff who could be dispatched if needed, (b) a minimum of two qualified overnight staff, (c) removal of the on-site basketball hoop, and (d) quarterly in-person meetings with Allendale leadership and community policing representatives (the commission also kept the staff- and police-coordinated safety plan and the requirement that facility staff be identifiable).

Public testimony and support: Several Allendale employees and local service providers spoke in favor of the shelter, citing Allendale’s long history of youth work and the need for local emergency housing. Supporters included Deborah McIntosh, an Allendale youth specialist of more than 23 years, and Daisy Zuluaga, a local behavioral-health worker who said early intervention can improve youth outcomes.

Commission action and next steps: The commission unanimously voted to recommend the map amendment (Zoning Calendar 2789) and to recommend approval of the conditional-use permit (Zoning Calendar 2790) with the additional conditions described above. The commission’s roll-call votes were recorded as unanimous yes votes. The matter is scheduled for City Council review on Oct. 6; the council will make the final determination.

The commission’s recommendation makes the shelter’s operation contingent on the conditions it imposed and on any additional requirements city council may add. Planning staff noted that several items discussed — a signed parking lease, finalized safety plan, and exact fence placement — remain to be documented and must be satisfied or addressed at subsequent reviews.