Developer plans to raze 4 structures, build 22 townhomes in Highland Park

Developers are pitching their vision to bring new life to a trio of vacant parcels along a dormant stretch of land in Highland Park.

The city’s Plan and Design Commission on May 6 reviewed a proposal for a 22-unit townhome development on three existing sites near the intersection of Green Bay Road and Glenview Avenue.

Project plans show the sizable development would split 20-plus three-story homes across three rows running east to west. City officials said during the May 6 meeting that three of the homes are proposed to be affordable housing units.

The site planners hope to redevelop is currently three parcels, according to city documents. The first parcel, 2090 Green Bay Road, contains a vacant one-story commercial structure.

A vacant two-story residential structure stands on the second parcel at 582 Glenview Ave., while another vacant two-story residential structure and an existing vacant one-story commercial structure are on the third, which is at 580 Glenview Ave. and 2100 Green Bay Road.

The project’s applicants, HP Green Bay LLC and Berger Investment Group LLC, are proposing to demolish those existing structures and consolidate the property into one lot as part of the site redevelopment.

Per project details, each unit would have a first-floor attached parking garage, a separate entrance and a balcony in the rear. The three building structures will all share the same exterior finishes.

Commissioners first reviewed the proposal in mid-April when developers initially pitched 23 units as opposed to the current 22.

Additionally, developers made a series of changes prior to the second assessment of the project. Those updates include setbacks and elevation alterations, facade changes, new landscaping plans, adjustments to the staging of HVAC units and other exterior and utility related changes.

At the instruction of the commission, the applicant also updated the proposed public benefit associated with the project.

Developers first suggested, according to city documents, landscape plantings, sewer upgrades, sidewalks and walkways, and alley improvements as the proposed public benefits; however, commissioners responded that those proposals were primarily code requirements rather than public benefits, per meeting minutes.

Applicants returned to the early May meeting with an updated benefit: a parklet proposed at the northeast corner of the proposed development that is slated to include two benches and a work of art. Per city documents, planners were responding to the commission’s concerns of a lack of open space.

Although commissioners still expressed hesitations about the project, they ultimately approved a motion directing city staff to draft findings of fact in favor of the development.

Commissioner Steven Kerch, who is the board’s vice chair, thanked the petitioners for the changes made to the project after the first meeting, adding that he believes they “really did take what we said to heart and really improved this project quite a bit.”

Kerch did also say that he still had “reservations about the project,” though. He added he thought “long and hard” about the zoning district and the “density and urbaness of the project.” He also noted that the project still seems to “lack imagination” and that he’s still “kind of on the fence” with its design.

Commissioner David Fettner described the property as “a tough site but also a site that is in need of development.”

He applauded the developer for the removal of one unit, noting that he believed that to be a “big deal” and a move that “shows a commitment to the site.

“No site is 100% perfect but I think what they really did with this is they took everybody’s concerns, our concerns, the neighbors’ concerns, and they did the best they could with it,” he said.

Board Chair Karen Moore earlier in the meeting also stated an appreciation for the work the applicants did to improve the plan, saying that she does think “this is a better project.”

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