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Developers seek concept approval for Primrose early-learning center at 1820 N. Milwaukee; village flags subdivision, covenants and design issues
Summary
Primrose Schools representatives presented a conceptual plan for a 13,000–14,000 sq. ft. early-learning center on about 1.8 acres at 1820 N. Milwaukee Ave. Staff said the project will require a subdivision, PUD amendment and a conversion certificate; trustees raised concerns about restrictive covenants, masonry requirements and traffic alignment.
Vernon Hills — Representatives for Primrose Schools presented a concept review Oct. 21 for a proposed Primrose early-learning center on a roughly 1.8-acre parcel at 1820 North Milwaukee Avenue, just south of Menards. The board provided preliminary feedback and directed the applicant to proceed to technical review if they wish to continue.
Primrose development manager Marvin Wensman told the committee the project concept calls for a prototypical Primrose building of about 13,000–14,000 square feet, a playground north and west of the structure and roughly 52 parking stalls. The owners plan to subdivide the existing parcel into three lots; Primrose would occupy the northwest parcel. The applicant said the site would support up to about 194 children in its operational model, though typical utilization is below 100 percent because of classroom turnover.
Village staff flagged three issues for the committee to consider: (1) the proposed plan requires a formal subdivision and an amendment to the site’s planned-unit development (PUD); (2) there may be recorded restrictive covenants among adjoining Greggs Parkway property owners that could limit permitted uses on portions of the PUD, and those covenants would be privately enforceable outside the village’s zoning authority; and (3) the proposed exterior materials include cement fiberboard, which might not meet the village’s 4-sided masonry requirement without an exception.
Traffic and access were central to the board’s discussion. Trustees and staff noted the parcel’s access lies near a merge point that feeds Menards and Aldi; the committee recommended the applicant study driveway alignment and queuing, explore shared access with adjacent parcels where feasible, and ensure pickup/drop-off flows are safe for peak hours. Director Jennings (Community Development) said technical review would examine vehicle access, alignment offsets and other site-engineering details.
Board members also commented on building appearance and buffering for adjacent residential areas to the west. Several trustees asked the applicant to consider additional masonry or stone accents and improved landscaping and screening so the structure and playground would not appear as an industrial “warehouse” from nearby homes.
Next steps: The applicant was told to verify whether any restrictive covenants apply to the property, to work with staff on driveway alignment and to submit materials for technical review. Staff cautioned that a building-use conversion certificate and PUD amendment may be required, and that any exception to facade materials would be a board decision during the formal review process.
Sources: Concept presentation by Primrose representatives Marvin Wensman and Kevin Heffernan; comments from Director Jennings and trustees, Oct. 21, 2025.
