Planning commission backs rezoning and PUD for 43‑unit senior affordable complex near Oakcrest Elementary

The Waukegan Planning & Zoning Commission recommended that city council approve a map amendment and a planned unit development to allow a 43‑unit, age‑restricted affordable housing complex at 1915 Beach Road and 3706 North Lewis Avenue.

Tyler Williams, the city planner who presented the case, said the owner is seeking to rezone both properties from B2 (Community Shopping) to R4 (General Residential) so the proposed multi‑unit dwelling may proceed under a conditional use. He told commissioners the project site sits near Oakcrest Elementary and contains significant wetlands, which influenced the applicant’s decision to pursue a planned unit development combining the conditional use and related variances.

Why it matters: The developer, Pivotal Housing Partners, told the commission the project would add 43 age‑restricted (55+) affordable units and that the team intends to apply to the Illinois Housing Development Authority for 9% tax credits to support long‑term affordability. Neighbors said the site’s wetlands and existing drainage issues raise concerns about flooding, septic impacts and the loss of natural habitat; commissioners discussed buffer and setback requirements and the limits of the commission’s authority over public rights‑of‑way.

Willis Mann, senior vice president representing Pivotal, said the wetland delineation showed complex boundaries and that “we thought with that kind of complexity ... it made more sense to have a planned unit development so that we all knew that the proposed project would move forward.” He said the developer has already done wetland studies with IEPA and the county wetlands division and expects stormwater controls to be reviewed and approved by the relevant agencies.

Neighbor Donna Washburn asked how the project would prevent stormwater from damaging adjacent septic systems. Mann and planner Tyler Williams responded that the project will include an engineered stormwater management plan and on‑site detention sized by the project civil engineer; Mann said the runoff from new impervious surfaces will be routed through detention that connects to the city storm sewer and that county and EPA wetland rules constrain construction within wetland boundaries.

Resident Lisa Creekmore said she feared noise and loss of wildlife and questioned whether seniors would choose to live next to a school and small airport. Mann said a noise study had been done and highlighted lease rules and project programming for a 55+ population; Noelle Kisher Lepper, the city’s director of planning and zoning, said the ordinance can specify a 55+ age restriction in the eventual council approval.

Project specifics drawn from the presentation and applicant statements: the building was described as about three stories, with primarily one‑bedroom units and a total of 43 units; parking was presented as 54 spaces total (44 standard spaces and 10 accessible spaces), which the planner said is roughly 1.26 spaces per unit and above the city’s one‑per‑unit standard shown in the staff materials. The applicant noted only one area of the wetland — a 17‑by‑20 turnaround — would cross into the wetland buffer for emergency vehicle movements and that the larger wetland and a 50‑foot wetland buffer are being left undisturbed per code.

Commission action: After public comment and commissioner questions, a motion to accept the findings of fact and recommend that city council approve the map amendment (ZC‑2823) carried by roll call; a separate motion to recommend approval of the planned unit development (ZC‑2824), including the conditional use and the requested variance, also passed by roll call. The commission recorded the votes and forwarded both items to the city council for a March 2 hearing.

What’s next: The commission’s recommendation allows the applicant to pursue building permits and to continue engineering and wetlands review; final approvals, including any building‑permit corrections or additional variances, will be determined during the council process and subsequent permitting reviews. The transcript identifies this meeting as Feb. 12; the record does not specify the year.