Planning commission backs rezoning of 735 North Cass to manufacturing after debate over nearby park

Carlo Rossi, representing Rossi Real Estate Corp and the applicant for 735 North Cass LLC, asked the commission to rezone the property at 735 North Cass from OR (Office Research) to M (Manufacturing). Rossi said the 15,252-square-foot building on about one acre was better suited to light industrial or flex uses and that the owner plans modest exterior improvements (two overhead doors), internal reconfigurations and a new fire sprinkler system, but no expansion of the building footprint.

"The building's characteristics are better suited for flex and light industrial users," Rossi said, arguing rezoning would support reinvestment and reduce long-term vacancy. Planning staff told the commission the comprehensive plan and recent zoning amendments make the request amenable and noted the parcel already sits adjacent to other M-zoned properties and Ty Warner Park. Staff also reported the site provides 47 parking spaces—well above likely M-district minimums—and outlined existing nonconformities for setbacks.

Several commissioners expressed concern about the breadth of uses allowed by M zoning near a major park. Commissioner Simpson questioned why the applicant did not seek a B2 or a more limited designation and warned that full M zoning could allow a range of by-right uses, some of which could be visually or operationally inconsistent with the park. "Manufactured zoning is the least restrictive district we have... So I'm just trying to determine, is there a particular tenant you have in mind," Simpson said, adding a preference to avoid uses like vehicle maintenance or other operations that create frequent truck or noisy activity adjacent to the park.

Planning staff and other commissioners explained that many potentially sensitive uses still require special-use permits and that limiting the rezoning to a subset of M uses would require creating a new district or applying PUD treatment—options staff said were impractical for a single existing building. Staff also said the corridor is in transition and that comprehensive-plan updates will further consider appropriate future zoning in the area.

Commissioner Peterson moved to recommend approval of the zoning map amendment and Commissioner Donahue seconded. On the roll call, Commissioners Peterson, Donahue, Thomas and Chairperson Carmichael voted yes; Commissioner Simpson voted no. The commission forwarded the recommendation to the village board for final action.