4.A — 3KB Investments multifamily concept at Joliet Street and Wycliffe Drive
3KB Investments, LLC owns approximately 13 acres on the east side of Joliet Street, approximately 600 feet south of Roosevelt Road (page 4). The site-plan exhibit describes the parcel area as 13.4 acres (page 5). The property was approved in 2012 for a senior-living facility known as Renaissance Square; that development did not occur and the current owner subsequently acquired the site from the developer. This is a new concept review, not approval to build and not a renewal of that former project.
The proposal includes 44 three-story townhome units on the west end and six two-story garden-style apartment buildings totaling 96 apartment units on the east end: 140 dwellings in total. The site plan identifies 16 units per apartment building, eight units per floor. One access is proposed onto Joliet Street and another onto Wycliffe Drive, which the summary calls a private street.
The staff summary identifies existing zoning as B-2 General Business District, with the Future Land Use Map contemplating single-family residential. Staff says the proposal would require a Future Land Use Map amendment, a Zoning Map Amendment from B-2 to R-6 Multiple Family Residential, and a Major Subdivision. The concept drawing labels existing zoning B-2 PUD and proposed zoning R-6 PUD. Preserve this additional drawing notation; it does not establish an approved PUD or replace staff's description of required future approvals.
Concept-plan details and limitations (page 5):
Money: No direct City expenditure identified. No development cost, public subsidy, fee, reimbursement, or financing terms are stated. Parking quantities, building counts, and detention volumes are not spending commitments.
Decision point: The explicit proposed action is discussion and feedback, with “No official action is to be taken since this is only conceptual.” The staff-summary fields read “COUNCIL AGENDA DATE: N/A” and “COMMITTEE RECOMMENDATION: N/A.” No October 13 approval, rejection, recommendation, zoning change, subdivision authorization, or Council date should be inferred. Future land-use approvals would require separate proceedings; this review does not grant them.
Classification: Discretionary conceptual discussion with future discretionary land-use decisions. The resident-salient housing proposal is eligible for a neutrally labeled concept-review flyer, but neither the written review nor the flyer may call it a present committee recommendation or final City Council decision.
- Parking requirement shown: two spaces per dwelling, 192 apartment spaces and 88 townhome spaces. Proposed: 196 standard apartment stalls plus 176 townhome spaces, comprising two driveway and two garage spaces for each townhome. These are drawing representations, not an independent engineering or compliance finding.
- Two detention areas are each labeled 5.9 AC-FT, with native-grass bottoms. DuPage County and West Chicago stormwater-management requirements will control; the drawing says a wetland delineation report will likely be required for wetlands/riparian area to the east and says FEMA floodplain is not on the property.
- All roads are labeled private; drive aisles are shown at a minimum 24 feet, stalls 9 by 18 feet, and the drawing claims fire access across parking areas. Landscape illustrations are conceptual and a code-compliant landscape plan is to be provided.
- Drawing setbacks listed: 25-foot front, 10-foot interior side, and 30-foot rear. The drawing states required setbacks are exceeded; staff does not supply an independent finding adopting that claim.
- Concept geometry sheet C-5.0, dated April 30, 2026, project W26060.00, uses surveys by others, County zoning data, and LiDAR information. It expressly says no field work had been completed and dimensions must be field-verified before permit submittal.
- Two pergola/gazebo areas with grills and front/rear townhome façade illustrations are shown. Page 6 is an aerial location map highlighting the site; it supplies no independently readable street labels or numerical development conditions.