Wolbright’s sister The Walton planned for 3-plus lots on Second Street; council pushes for more green space

The Highland Park City Council appears to be on track to approve a new condominium building, but before final approval, councilmembers want to see a more robust green-space plan.

Councilmembers unanimously approved the preparation of preliminary and final documents for the proposed building at 1650 Second St. during their regular meeting on Monday, Oct. 6.

According to city documents, the proposed building, which developers are calling The Walton, will be five stories with lower-level parking and include 19 units, two of which will be classified as affordable housing. The Walton is planned to be built on three-and-a-half existing lots on which a single-family dwelling and two multi-family dwellings currently exist.

Fulton Developers, of Highland Park and project applicant, has built a number of housing units in Highland Park, including The Wolbright, which would be adjacent to The Walton and is projected to be completed by the end of the year.

Mark Muller, president of Fulton Developers, said the firm could have designed a 32-unit building, but chose to keep it smaller “to provide more green space, enhance landscaping, and provide larger outdoor areas.”

The Walton would also include a 33-foot setback for the fifth floor, which Muller said “should make the building feel lighter and reduces the overall perceived height of the building.”

He added that Fulton has been working with the neighbors ever since the project was proposed and has hosted meetings for 30-40 people.

“We’ve been working with the community for a very long time, and I feel that the feedback that we have received has been constructive and very thoughtful,” Muller said. “And we have adjusted the project along the way.”

The Walton has also appeared in front of both the city’s Plan and Design Commission and Housing Commission four times apiece, with Plan and Design recommending it 5-1 and Housing 5-0.

In addition to the building, Muller said Fulton is including two public benefits: a $100,000 donation to the city’s housing fund and larger-than-required affordable housing units.

“We feel that this commitment will reinforce our ongoing effort to create thoughtful, high-quality development in our community,” Muller said.

Council praises appearance, questions public benefit

In sharing their thoughts with Fulton’s team, nearly every councilmember praised the proposed appearance of The Walton. Multiple councilmembers described it as “beautiful” in their comments.

But, commissioners felt that making the affordable housing units larger than necessary was not enough to be considered a “public benefit.”

Councilmember Anthony Blumberg said he considers a public benefit something that’s for people who are not part of the project.

“Inclusionary zoning itself is a benefit to the community, but making a couple of units a bit bigger isn’t a public benefit in the way that I think that term is intended,” he said. “If we can look at another way to fulfill that additional part of the obligation, I think that would be great.”

Other councilmembers said they wished to see more green space considerations.

“I know you’ve built it out and all that, but we always have an ongoing dilemma and paradox between wanting more density and yet preserving our green spaces,” Councilmember Andrés Tapia said. “I don’t have a specific recommendation about how you shape up more green spaces, but as you’re tugging and pulling on different things that you can modify, if you can generate a way to have more green space, or the appearance of greater green space, I think that will be very welcome.”

Five neighbors also spoke during public comment, sharing concerns about not only green space, but also the height of the building.

“The surrounding condominium buildings all have generous park-like green space, and the Wolbright has a lot coverage of 49% and open space of 41.4%,” neighbor Beth Russell said. “The Walton will have 21% open space. Both are much less than surrounding buildings.”

Hearing the concerns both about the green space and the council’s disagreement with larger units being a public benefit, Councilmember Jon Center suggested that Fulton could address both at the same time.

“I just wonder if there is some type of public green space benefit that could be worked into this project,” he said. “I would love for you guys to take a look at that as an additional public benefit to what’s being proposed.”

Other councilmembers agreed with Center’s idea, and Muller said he was open to modifying the plans to address the green space concerns.

“We would welcome that recommendation and we could come forward at the next meeting with a proposal … to increase the green space, whether it be on site or make a proposal off-site at a specific location,” Muller said, adding that he and his team will work with the city’s Community Development Director Joel Fontane to determine a spot for a potential green-space benefit.

Councilmember Annette Lidawer asked that Muller and his team do their best to keep the green space close to The Walton:

“While I like your creative thinking (of locating the green space elsewhere), I would really like you to look more closely in our neighborhood there.”

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