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Debate over density and parking as council reviews Forest/Curtis mixed‑use project
Summary
A petitioner proposed a three‑story mixed‑use building at Forest and Curtis (commercial on the first floor, offices on the second and six apartments above). The Planning & Zoning Commission recommended approval; residents urged caution on parking impacts — especially for the nearby library — and council asked for follow-up on signage and transformer screening.
Developers and village staff presented a multi‑parcel redevelopment proposal on March 3 to convert several Forest Avenue and Curtis Street properties into a three‑story mixed‑use building that would include street-level commercial, second-floor offices and six apartments on the third floor.
Community Development Director Stan Povich said the proposal includes lot reconfiguration, zoning map amendments and a planned unit development request intended to create a rectangular consolidated parcel with retail and an active street edge. The petitioner proposes 17 on-site parking spaces — eight required for the residential units plus nine additional spaces for office/retail use — and a loading zone on Forest. The Planning & Zoning Commission recommended approval at its February meeting.
Petitioner representatives Kelly (Brownstone Homes) and Don Brown (owner) described several design changes made after the PCC review — added windows to the west elevation, a reduced number of office units, and plans to work with tenants on contained outdoor dining and landscaped screening for the patio area. Kelly said the project includes modest donations required by the subdivision ordinance, with approximately $37,000 earmarked for the park district and other amounts for school districts.
Several residents urged the council to reconsider density and parking implications, particularly for the village parking lot used by the library. "Try going through downtown — it takes quite a while. ... Where are these people going to park?" resident Scott Richardson asked, saying neighborhood street parking and downtown library access could be affected.
Supporters of the project, including commercial real estate representative Teresa Schultz, said the downtown has low vacancy and demand for additional commercial and office space. Council members noted the project provides more parking than the zoning minimum, meets downtown design guidelines and reflects the comprehensive plan’s goals for mixed use and downtown infill. Council asked staff to return with follow-up details on transformer screening and signage to better highlight commuter lots and parking options.
The five related zoning and PUD items were presented as first readings and will come back for action on next week’s active agenda.
