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Planning board backs downtown mixed-use plan for Midland States building, 47-unit apartment
Summary
The City of Kankakee Planning Board recommended approval of a preliminary plat and a conditional use permit for a mixed‑use redevelopment that would adapt the Midland States (former bank) building for offices and incubator space and add a new 47‑unit apartment building at 250 East Station Street and nearby parcels.
The City of Kankakee Planning Board on a unanimous vote recommended approval of a preliminary sketch plat and a conditional use permit for a planned unit development that would convert the Midland States bank building for commercial use and add a new 47‑unit residential building on the adjacent lot.
Developer Brian Lofton told the board the project “has been a long journey for us, I think since 2018,” and described plans to reuse the roughly 30,000‑square‑foot Midland States building for ground‑floor commercial and second‑floor office/incubator space while building a new three‑story, 47‑unit market‑rate apartment building on the adjacent parking lot.
The project team said the development will rely on multiple financing sources including historic tax credits, New Markets Tax Credits, and tax‑increment financing (a PAYGO TIF). Lofton said the team has entered a pilot agreement with the city to guarantee a minimum equalized assessed value tied to the TIF financing and that the project’s capital stack and cashflow assumptions account for tax‑credit recapture periods. He said plans are to submit permitting documents within weeks and to start construction on the residential portion this October.
Board members focused questions and conditions on public‑safety access, parking, and zoning deviations. Staff described the application as a PUD that lists deviations from C‑3 central commercial code for first‑floor residential access, parking setbacks, driveway widths, right‑of‑way turn radii and building setback requirements. The planning staff recommended waiving certain PUD standards and applying downtown (C‑3) parking and setback rules instead. Board member Deb Terrell asked the applicant to explain the pilot/TIF arrangement and whether financing steps would affect long‑term ownership; Lofton replied the firm intends to be a long‑term owner and noted five‑ and seven‑year recapture periods tied to historic and New Markets credits.
Staff said the Kankakee Fire Department had submitted preliminary comments asking for an additional emergency access point; the applicant agreed to work with fire to provide whatever access is necessary. The applicant also noted the plan reduces the number of curb cuts, will fence the residential parcel with an automatic gate for parking, and will provide bicycle parking to meet code during site‑plan review. The board asked that language be added to conditions requiring the developer to work with fire on circulation and auto‑turn requirements.
On votes: the board recommended approval of the sketch plat (motion by Steve Case, second by Jose Arturo Barajas; roll call: Deb Terrell, Chip Warham, Barry McCracken, Jose Arturo Barajas, Steve Case, Beverly Hood — all yes) and recommended approval of the conditional use permit with specific deviations and conditions attached (motion by Deb Terrell, second by Chip Warham; roll call — all yes). Final approvals and ordinance language will go to city council for formal action.
