Zoning Board of Appeals

Zoning Board of Appeals Meeting City Hall - Council Chambers October 16, 2025 7:30 PM Agenda In accordance with the Statutes of the State of Illinois and the Ordinances of the City of Highland Park, the next regular meeting of the Zoning Board of Appeals of the City of Highland Park is scheduled to be held at the hour of 7:30 PM on Thursday, October 16, 2025, at City Hall - Council Chambers, 1707 St Johns Avenue, Highland Park, Illinois. The City, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe and/or participate in this hearing, or who have questions about the accessibility of the meeting facilities, email Emily Taub the City’s ADA coordinator or call at 847.926.1005. The City encourages individuals to sign-up for its eNews for important information from the City and its government partners. The City updates its website daily and also posts on social media daily. To sign-up for the eNews, visit www.cityhpil.com. At the meeting, it is anticipated that there will be a discussion of the following items: I. Call to Order II. Approval of Minutes A. 08/21/2025 Zoning Board of Appeals Draft Minutes III. Business from the Public (Individuals wishing to be heard regarding items not listed on this agenda) IV. Old Business A. 175 Prospect Ave V. New Business A. 71 Indian Tree Dr VI. Staff Report A. 2026 Meeting Resolution B. 2026 ZBA Work Plan VII. Miscellaneous VIII. Adjournment Page 1 of 52 Page 2 of 52  1 MINUTES OF A REGULAR MEETING 2 ZONING BOARD OF APPEALS COMMISSION 3 OF THE CITY OF HIGHLAND PARK, ILLINOIS 4 5 6 MEETING DATE: Thursday, August 21, 2025 7 8 MEETING LOCATION: Council Chambers, City Hall, 1707 St. Johns Avenue, Highland Park, IL 9 10 CALL TO ORDER 11 At 7:33 p.m., Acting Chair Yablon called the meeting to order. This Commission meeting takes place on-site. 12 Staff was asked to call the roll. 13 14 ROLL CALL 15 Commissioners Present: Acting Chair Yablon; Commissioners Chase, Treshansky, Weisberg, & Zaransky 16 17 Commissioner Absent: Chairperson Bay 18 19 Councilmember Present: Center 20 21 Student Council Absent: Duenow 22 23 Staff declared that a quorum was present. 24 25 Guests Present: Hal Dworkin, Petitioner 26 Beth DeBaker, Architect/DeBaker Design Group 27 Jody Guthrie, Petitioner 28 Daniel Jacobs, Petitioner 29 30 Staff Present: Hoffmann 31 32 Others Present: Gale Cerabona, Recorder 33 34 APPROVAL OF MINUTES 35 Regular Meeting of the Zoning Board of Appeals – July 17, 2025 36 37 Commissioner Chase moved to approve the July 17, 2025, regular meeting minutes as drafted. 38 Commissioner Treshansky seconded the motion. 39 40 On a roll call vote 41 Voting Yea Acting Chair Yablon; Commissioners Chase, Treshansky, Weisberg, & Zaransky 42 Voting Nay: None 43 44 Acting Chair Yablon declared that the motion passed unanimously. 45 46 BUSINESS FROM THE PUBLIC 47 There was no Business from the Public. 48 Zoning Board of Appeal Minutes August 21, 2025 - Page 1 Page 3 of 52  1 OLD BUSINESS 2 1. 175 Prospect Asking for a Continuance 3 Planner Hoffmann advised the Petitioner requested a continuance to a future unknown date, so this case 4 would have to be renoticed. 5 6 Commissioner Chase moved to continue this case to a date uncertain. Commissioner Weisberg seconded the 7 motion. 8 9 On a roll call vote 10 Voting Yea Acting Chair Yablon; Commissioners Chase, Treshansky, Weisberg, & Zaransky 11 Voting Nay: None 12 13 Acting Chair Yablon declared that the motion passed unanimously. 14 15 NEW BUSINESS 16 1. #VAR-2025-00052 17 Property: 16 Red Oak Lane 18 Zoning District: R4 19 Appellant: Hal Dworkin 20 Address: 16 Red Oak Lane, Highland Park, IL 60035 21 22 The petitioner Hal Dworkin on behalf of the owner, The Peacekin Family Trust, of 16 Red Oak Lane, Highland 23 Park, IL 60035, requests by authority of Section 150.1204(A)(14) of the Highland Park Zoning Code, a 24 variation of provision Section 150.707(B)(1), to encroach into the Subdivision Setback Line, for a shed. 25 26 Planner Hoffmann reviewed the proposal: 27 • Project Background 28 o R4 zoning district 29 o built in 1977 30 • Site Location 31 o corner lot, irregularly-shaped 32 • Aerial View 33 • Plat of Survey 34 o no encroachment on Subdivision Setback Line/SSL 35 • Property Photos 36 • Proposed Work 37 o new proposed shed 38 • Other Comments (there were none) 39 • Review 40 41 Some ZBA questions for Staff are….. 42 • Commissioner Zaransky asked if there is a restriction off of Lake Cook Road. Planner Hoffmann said 43 perhaps at the intersection. He noted there is a subdivision brick wall. A shed won’t be noticeable. 44 • Commissioner Chase said the retaining wall appears to be in violation with the setback line. Planner 45 Hoffmann advised that was built when properties were subdivided. 46 Zoning Board of Appeal Minutes August 21, 2025 - Page 2 Page 4 of 52  1 Acting Chair Yablon swore in Petitioner, Hal Dworkin, who advised he is a trustee of the Peacekin Family 2 Trust. He and his wife moved from Chicago to raise their children. Mr. Dworkin explained the house is a 3 raised ranch with limited storage space. They are an active family with a lot of stuff. He illustrated the shed 4 would be in the rear corner. Mr. Dworkin obtained a permit, bought a shed, and realized a variance was 5 needed due to the setback line. 6 7 Mr. Dworkin reviewed the standards (has no intention of selling for a gain as they just moved in, property 8 value would not be affected, placing the shed within the setback line would interfere with enjoyment of the 9 backyard, limited sight lines would incur a safety issue in viewing their children, sheds are popular, owners 10 didn’t create the hardship, there would be no detriment to others, would not alter the character of the 11 neighborhood, etc.). He said if not granted, that wouldn’t be in the spirit of the code. 12 13 Acting Chair Yablon asked if anyone in the audience wishes to speak on this matter. There was no one. 14 15 Some ZBA comments are….. 16 • Commissioner Weisberg appreciates the rationale for the standards. He would move to approve. 17 • Commissioner Chase concurred. 18 • Commissioner Zaransky said he enjoyed the presentation. 19 • Commissioner Treshansky concurred. 20 • Acting Chair Yablon concurred and thanked the Petitioner. 21 22 Student Rep Duenow said she agrees and believes it was a great presentation. 23 24 Commissioner Zaransky moved to approve the order as drafted. Commissioner Weisberg seconded the 25 motion. 26 27 On a roll call vote 28 Voting Yea Acting Chair Yablon; Commissioners Chase, Treshansky, Weisberg, & Zaransky 29 Voting Nay: None 30 31 Acting Chair Yablon declared that the motion passed unanimously. 32 33 2. #VAR-2025-00053 34 Property: 2892 Summit Avenue 35 Zoning District: R6 36 Appellant: David & Jody Guthrie 37 Address: 2892 Summit Avenue, Highland Park, IL 60035 38 39 The petitioners and owners, David & Jody Guthrie, of 2892 Summit Avenue, Highland Park, IL 60035, request 40 by authority of Section 150.1204(A)(1) of the Highland Park Zoning Code, a variation of provision Section 41 150.703, to encroach into the required side-yard setback for an addition. 42 43 Planner Hoffmann reviewed the proposal: 44 • Project Background 45 o R6 zoning district 46 o built in 1957 47 • Site Location Zoning Board of Appeal Minutes August 21, 2025 - Page 3 Page 5 of 52  1 • Aerial View 2 • Plat of Survey 3 • Property Photos 4 o new proposed two-car garage 5 • Proposed Elevation 6 • Other Comments (there were none) 7 • Review 8 9 Acting Chair Yablon swore in Beth DeBaker, Architect with DeBaker Design Group, who advised they are 10 encroaching on the combined setback. She noted the owners have lived here without a garage and wish to 11 remain in Highland Park. Alternate locations were shared. Ms. DeBaker noted they have chosen not to 12 disturb a tree in the yard. 13 14 She read through the standards (wish to add a garage for a considerable return on the house which the 15 owners plan to remain in, is not an unusual hardship as side yards are narrow, owners didn’t create the 16 hardship, won’t be detrimental, will increase property value, won’t impede on air and light, will not impair 17 neighborhood, etc.). 18 19 Some ZBA comments are….. 20 • Commissioner Weisberg asked if Petitioner spoke to the neighbors. Acting Chair Yablon swore in 21 Petitioner and Owner, Jody Guthrie, who advised she spoke to nearly every neighbor, and they can’t 22 believe they’ve lived in Highland Park without a garage. She stated the nearest property owners 23 have a For Rent sign and aren’t around. 24 • Commissioner Chase asked if this affects the driveway. Ms. DeBaker said it would be wider at the 25 apron. The curb cut and driveway remain the same. 26 27 Acting Chair Yablon asked if audience members wish to speak on this matter. There was no one. 28 29 Some ZBA comments are: 30 • Commissioner Zaransky said it’s a good plan; a two-car garage is necessary. He is in favor. 31 • Commissioner Treshansky said the standards are met; is a small ask. 32 • Commissioner Chase said it is difficult to live without a garage. 33 • Commissioner Weisberg said he is in favor. 34 • Commissioner Yablon believes the standards have been met, and a tree is being preserved. She is in 35 favor. 36 37 Student Rep Duenow believes this is a reasonable ask. 38 39 Commissioner Zaransky moved to approve the order as drafted. Commissioner Chase seconded the motion. 40 41 On a roll call vote 42 Voting Yea Acting Chair Yablon; Commissioners Chase, Treshansky, Weisberg, & Zaransky 43 Voting Nay: None 44 45 Acting Chair Yablon declared that the motion passed unanimously. 46 47 3. #VAR-2025-00054 Zoning Board of Appeal Minutes August 21, 2025 - Page 4 Page 6 of 52  1 Property: 841 Thackeray Drive 2 Zoning District: R5 3 Appellant: Steven Jacobs 4 Address: 708 Wake Robin Lane, Highland Park, IL 60035 5 6 The petitioner, Steven Jacobs, of 708 Wake Robin Lane, Highland Park, IL 60035, on behalf of the owner 7 841T LLC, of 841 Thackeray Drive, Highland Park, Illinois 60035, requests by authority of Section 173.030 and 8 Section 150.1204(A)(14), of the Highland Park Zoning Code, variations of provisions Section 173.010(C) and 9 Section 150.707(B)(1), as required under the R5 zoning district, to exceed the maximum allowable 4’-high 10 fence requirement and to place said fence within a Subdivision Setback Line. 11 12 Planner Hoffmann reviewed the proposal: 13 • Project Background 14 o R5 zoning district 15 o built in the 1970s 16 • Site Location 17 • Aerial View 18 • Plat of Survey 19 • Proposed Work 20 o additional fencing 21 • Approval Order 22 o previously-approved in 1978 23 o owner wishes to enclose the backyard 24 25 Some ZBA comments for Staff are….. 26 • Commissioner Zaransky asked if the fence is not closed. Planner Hoffmann said yes and illustrated 27 same. He noted the Petitioner wishes to block headlights going into the backyard. 28 • Acting Chair Yablon asked: 29 o about yards and frontages. Planner Hoffmann explained same. 30 o if it’s mostly 6’ with a portion of a gate. Planner Hoffmann said yes and illustrated same. 31 • Commissioner Chase asked if: 32 o the front door faces backward. Planner Hoffmann said yes and illustrated same. 33 o a rectangular lot is considered a side yard. Planner Hoffmann said it is a corner lot. 34 35 Acting Chair Yablon swore in Petitioner Daniel Jacobs, who advised he and his wife moved into their 36 grandmother’s house 5 years ago. The current fence is falling apart, has gaps. They wish to enclose the yard 37 for safety of their dog and future children. They see headlights through their windows at night. They wish to 38 improve what’s there; altering the angle behind the arborvitae, then the fence would turn toward the 39 garage. 40 41 Mr. Jacobs reviewed the standards and offered rationale (adjacent lots have same fencing, etc.). 42 43 Some ZBA comments are….. 44 • Commissioner Chase asked if the north 6’ fence is already there and being replaced. Mr. Jacobs said 45 yes – at the turn, the fence would become 4’. She doesn’t see another way to achieve the goal. The 46 ask is reasonable, so she is in favor. 47 • Commissioner Zaransky said it’s a reasonable ask; makes sense. Zoning Board of Appeal Minutes August 21, 2025 - Page 5 Page 7 of 52  1 • Commissioner Weisberg said he would be in favor. 2 • Acting Chair Yablon concurs; is reasonable. She appreciates the allowed 4’ fence. The setback causes 3 a hardship. The standards have been met. 4 5 Student Rep Duenow concurs for safety reasons; is reasonable. 6 7 Commissioner Weisberg moved to approve the order as drafted. Commissioner Treshansky seconded the 8 motion. 9 10 On a roll call vote 11 Voting Yea Acting Chair Yablon; Commissioners Chase, Treshansky, Weisberg, & Zaransky 12 Voting Nay: None 13 14 Acting Chair Yablon declared that the motion passed unanimously. 15 16 STAFF REPORT 17 There is no Staff Report. Planner Hoffmann advised a new Commissioner will be joining the ZBA. 18 19 MISCELLANEOUS 20 There are no Miscellaneous items. 21 22 ADJOURNMENT 23 Commissioner Chase moved to adjourn the meeting at 8:25 p.m. Commissioner Treshansky seconded the 24 motion. 25 26 On a voice vote 27 Voting Yea Acting Chair Yablon; Commissioners Chase, Treshansky, Weisberg, & Zaransky 28 Voting Nay: None 29 30 Acting Chair Yablon declared that the motion passed unanimously. 31 32 Respectfully Submitted, 33 34 35 Gale Cerabona 36 Recorder 37 38 MINUTES OF JULY 17, 2025, WERE APPROVED WITHOUT CORRECTIONS. Zoning Board of Appeal Minutes August 21, 2025 - Page 6 Page 8 of 52  Memorandum Date: October 16, 2025 To: Chair Jami Bay & Zoning Board of Appeals (“ZBA”) From: Patrick Hoffmann, Planner II & ZBA Staff Liaison Subject: 175 Prospect Avenue Application Summary ________________________________________________________________________________________ APPLICATION SUMMARY: The petitioner and owner 175 Prospect, LLC of 1319 Stratford, Deerfield, IL 60015 (the “Applicant”) with the address 175 Prospect Ave, Highland Park, IL 60035, (the “Property”) is seeking approval of a zoning variation from Chapter 150 in order to construct a new primary structure that will encroach into the Established Building Setback. The subject property is located within the R4/LFOZ, and is a rectangular shaped corner lot that fronts both Prospect Ave and Lake Ave. The property is currently improved with a single family home. The Applicant seeks relief from Section 150.711: (i) To encroach into the established building setback of 68.5 feet along Prospect Avenue by 28.5 feet for a new primary structure; This application was before the ZBA on June 5, 2025, where the Board continued the item 1 and requested more detailed plans to provide better clarity to the not alter the essential character standard. Additionally, the Board was spilt on possibly moving the project back more. The applicant has submitted new site plans and elevations for the project, please note the applicant is requesting the same amount of encroachment as previously requested. Prospect Ave has properties ranging from 33.3’ to 88.4’ away from the southern property line along Prospect Ave. Currently the existing property sits 80.7’ away from the southern property line, which is complaint with the 68.5’ EBS requirement. As this property is located in the R4 Zoning District the minimum front yard requirement is 40’ and the applicant is requesting to utilize the minimum rather than the more restrictive EBS requirement. Please note the property does have Steep Slope Zone along the northern portion of the property. At the March 13, 2025 meeting of the Historic Preservation Commission a determination of significance was found and a 365-day demolition delay 1 Application was continued multiple times and has re-completed the notice requirement for the October 16 ZBA hearing. Page 9 of 52  Memorandum imposed. Please see below for the HPC Memo. In the event the variation is approved, the Applicant is required to get building permit before construction. This is a request for Chapter 150 zoning variation and requires the ZBA to use the Chapter 150 Article 12 Zoning Standards of Approval. NEIGHBOR & CITY COMMENTS: Forestry’s comments are attached in a memo below. In short all matters of tree preservation will be handled in the permitting process. ATTACHMENTS: • Location Map & Copy of Legal Notice • Applicants’ Packet • Draft Approval Order 2 2 All Approval Orders are to be considered draft and are not a recommendation by City Staff. The Board may approve, approve with conditions, deny, or continue an application. Page 10 of 52 LEGAL NOTICE - Lake County News-Sun – 10/01/2025 PUBLIC NOTICE ZONING BOARD OF APPEALS CITY OF HIGHLAND PARK, ILLINOIS Notice is hereby given that a Public Hearing will be held at City Hall, 1707 St Johns Avenue, in the City of Highland Park, Lake County, Illinois, on Thursday, October 16, 2025, at 7:30 P.M. Said Public Hearing will be conducted by the Zoning Board of Appeals for variation of provisions of the Zoning Ordinance of 1997, being Chapter 150 of the Highland Park Code, as amended. VAR-2025-00047 Petitioner: 175 Prospect, LLC Zoning District: R4/LOFZ Subject Property: 175 Prospect Ave Highland Park, Illinois 60035 The petitioner 175 Prospect, LLC of 1319 Stratford, Deerfield, IL 60015 on behalf of the owners Barbara A. Mehlman & March F. Mehlman of 175 Prospect Avenue, Highland Park, IL 60035, request by authority of Section 150.1204(A)(1) of the Highland Park Zoning Code, a variation of provision Section 150.711 to construct a new primary structure that will encroach into the Established Building Setback. The subject property commonly known as 175 Prospect Ave, Highland Park, Illinois, is legally described as follows: PARCEL 1: LOTS 10 AND 11 IN BLOCK 53 IN HIGHLAND PARK, BEING A SUBDIVISION OF FRACTIONAL SECTIONS 23 AND 24 AND PART OF FRACTIONAL SECTION 14, TOWNSHIP 43 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MAY 7, 1869, IN BOOK "A"OF PLATS, PAGE 2, IN LAKE COUNTY, ILLINOIS. PARCEL 2: THE NORTHEASTERLY HALF OF THE VACATED ALLEY LYING SOUTHWESTERLY OF AND ADJOINING PARCEL 1 AFORESAID, AS VACATED BY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HIGHLAND PARK PASSED DECEMBER 26, 1876 AND RECORDED OCTOBER 20, 1924 AS DOCUMENT 247549, IN LAKE COUNTY, ILLINOIS. PIN: 16-24-303-003-0000 If you have questions about the application, public hearing, or any other questions, you may contact Patrick Hoffmann, Planner II, with the Community Development Department, by email at phoffmann@cityhpil.com or by phone at 847.926.1612. At the public hearing, the Zoning Board of Appeals will accept and consider all testimony and evidence pertaining to the application, and will consider any zoning actions or relief that may be necessary or convenient to allow development of the type described in this notice, or development that is less dense than the type described in this notice, including, without limitation, special use permits, variations, map or text amendments, or other special approvals. Any person who also desires to appear as an "interested party" with the right to cross-examine others at the hearing must complete and file an appearance form with the Highland Park City Clerk at the Highland Park City Hall, 1707 St Johns, Highland Park, Illinois, no later than three business days before the date of the hearing. Appearance forms are available at the Finance Department on the first floor of the Highland Park City Hall, 1707 St Johns, Highland Park, Illinois, during regular business hours. The City, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe and/or participate in this hearing, or who have questions about the accessibility of the meeting facilities, contact the City’s ADA coordinator Emily Taub at etaub@cityhpil.com or 847.926.1005. Zoning Board of Appeals Jami Bay, Chairman Page 1 of 1 Page 11 of 52 Zoning Variance Request Application SUBJECT PROPERTY INFORMATION FOR INTERNAL USE ONLY PropertyAddress: 1 Case#: 75 Prospect Avenue Property's Current Zoning: Property's Current Use: Date Received: R-4 Single Family Home LoVTr actAre a(SF): Minimum LotArea forApplicable Zoning District(SF): Hea ring Date: 1 5 ,246 Sq.ft. 20,000 sq. ft. Legal Description(note if atta ched): Fee Paid: See attached Third Party Deposit: Brief Project Description:construct a new single family home PETITIONER & OWNER INFORMATION Petitioner Applicant'sName: 1 75 Prospect, LLC Address(City, State, ZIP): 1319 Str atford, Deerfield, IL 60015 m il: E a Owner Phone: Property Owner's Name(if the Petitioner is not the legal owner of the property): Address(City, State, ZIP): Email: Attorney or Representative Counsel ContactName: Calvin Bern stei n Address(City, State, ZIP): Email· 484 Central Avenue, Suite 202, Highland Park, IL 60035 Architect/Builder Conta ctName . . Phone : Michael Hershenson & Associates, Ltd. Address(City, Stat e, ZIP): Email· 1515 Sherman Ave., Ste. 2 South, Evanston, IL 60201 The undersigned acknowledges and agrees that they are familiar with, have read and reviewed, and understand, all laws and regulations applicable to this application and the requested license/permiVauthorization, including, without limita- tion, Chapter 150 of the City Code. The undersigned further agrees that the applicant complies with any and all eligibility requirements for the requested license/permiVauthorization, and that the applicant will comply with all applicable laws and regulations with respect to the requested license/permiVauthorization. Property Owner Date Petitioner(If Other Than Property Owner) Date Sworn to before me this __ da y of _A_..p_r_il___�, 2025 Sworn to before me this __ day of Apri I , 262025_ Not ary Notary Updated 03.20.2024 Zoning Variation Application Page 1 of 18 Page 12 of 52 Page 13 of 52 CITY OF HIGHLAND PARK ZBA Application Letter of Situation and Hardship Dated: April 30, 2025 RE: 175 Prospect Avenue in Highland Park TO: Zoning Board of Appeals The applicants desire to demolish the existing structurally obsolete house and replace it with a new home. 175 Prospect presents unique challenges. It is a corner lot with two front yards and two side yards. The lot is constrained by a ravine with its applicable steep slope setback to the west and the north. The lot slopes dramatically into the ravine limiting the amount of flat table land to site a new home. The streetscape on this block varies dramatically corrupting the established front yard setback. Homes on this short block have front yard setbacks ranging from 33.30 feet (203 Prospect, directly next door) to 88.40 feet (235 Prospect). Unlike 175 Prospect, most of the lots on this block are extremely deep without the ravines in the rear yard. This allows these homes to have larger front yard setbacks. All of these factors impact the established front yard setback on the block thereby requiring the applicants to seek a variance to allow them to build a new home. In addition to the aforementioned factors, a 23-inch Linden tree is located in the middle of the lot (#72). Linden trees are native to Illinois and they are found growing in woodlands in association with sugar maples. Due to the size and extent of this tree’s canopy and anticipated root zone, the applicants are trying to site the home so as to preserve the tree. The above factors have dictated where a new home could be sited on the lot. Applying the standards set forth in the Code, the Zoning Board of Appeals should be able to make the following findings of fact based upon the evidence submitted herein and at the hearing: 1. The purpose of the variation is not based exclusively upon a desire to make more money from the property. Instead, applicants simply desire to construct their new home for their personal use. They have no intention of selling their new home, thus, they seek to improve the lot for their use and enjoyment and not to further a desire to make more money from the property. Without the variance, the property cannot yield a reasonable return if permitted to be used only under the condition set forth in the zoning code. As set forth above, unique situations are driving the request. There are limitations on the building envelope caused by the ravines, the lot slope which limits the flat tableland, and the vastly different setbacks on the block. Much care was taken to line up this new home with the adjoining neighboring home (203 Prospect). Without allowing the new home to be orientated as the adjacent homes and allowing for a functional backyard, you cannot get a reasonable return for the property without obtaining a variance. 2. The applicants’ plight is due to unique circumstances and the proposed variations will 1 Page 14 of 52  not merely serve as a convenience, but instead it will alleviate some demonstrable and unusual hardship which would result if the strict letter of the Code was carried out. Furthermore, this hardship is not generally applicable to other property within the same zoning district. The property’s location as a corner lot with ravines locates to the west and the north creates an undesirable building pad which requires the home to be sited as requested. The deep lots along Prospect Avenue to the west lead to disparity in front yard setbacks. Furthermore, due to the fact there are only a few homes located on the block, Prospect contains very little streetscape thereby negating the policy behind the established front yard setback. As proposed, the new home will be sited similarly to the home directly to the west. Thus, due to the unique site context, an unusual hardship exists which requires a variance from the code. This hardship is unique to the lot in question and is not generally applicable to other homes in the zoning district. But for the site context, the applicants would be able to construct their home without seeking a variance as the new home will comply with each and every other applicable zoning requirement. 3. The unique physical surrounding of their home creates a particular hardship. As forth above, the lot’s unique topography, site context and existing streetscape creates the hardship. Thus, the hardship claimed herein was not created by the applicants. 4. The variations sought herein will not be materially detrimental to the public welfare or injurious to other property in the neighborhood. 5. The home will not impair adequate supply of light and air to adjacent property nor would it increase congestion in the public streets or increase the danger of fire, or endanger the public safety or substantially diminish or impair property values on the neighborhood. 6. There a several large lots on the block with homes oriented both closer and much further back on their lots. Thus, granting the variance will not alter the essential character of the neighborhood. Instead, granting the variation will preserve the essential character by lining this home with the home to the west directly impacted. Without the variation, the streetscape would be significantly and negatively altered disturbing the essential character of the neighborhood. Finally, the proposed variation is in harmony with the spirit and intent of the code We respectfully request that you consider and approve this request. 2 Page 15 of 52 ” Page 16 of 52 ” Page 17 of 52  203 SUBJECT PROSPECT PROPERTY AVENUE LENGTH: 33.3 FEET LENGTH: 34.8 FEET 178 PROSPECT AVENUE N SETBACK NOTES: · TOTAL BUILDING FRONTAGE = 98'-4" · 1-STORY ELEMENTS (AMOUNTING TO 44'-6" (45.25%) OF THE BUILDING FRONTAGE) ARE HELD 40'-4" BACK FROM THE PROPERTY LINE. · 2-STORY ELEMENTS (AMOUNTING TO 53'-10 3/4" (54.8%) OF THE BUILDING FRONTAGE) ARE HELD BACK 45'- 4 1/2" FROM THE PROPERTY LINE. PER ZONING CODE SECTION 150.707 (16)(J) A C K T B · SWIMMING POOLS AND CABANAS MAY D SE ENCROACH: (I) ON CORNER LOTS INTO THE E Y AR I D FRONT YARD WITH THE LONGEST LOT LINE '-7 "S · CABANAS AND SWIMMING POOLS MUST BE 51 EXIST. GRADE = LOCATED AT LEAST 10 FEET FROM ALL LOT LINES, AND 661.80 · THE TOTAL AREA OF ALL ENCROACHING " STRUCTURES (EXCLUDING DRIVEWAYS AND 10'-0 K SETB AC OFF-STREET PARKING FACILITIES) INTO THAT YARD DOES NOT EXCEED 30 PERCENT COVERAGE OF THE REQUIRED YARD. 40'- 0" F RON T YA RD ACK -0" SETB SET A CK 10' ACK SET B B Y A RD SIDE 1 ' -7" 5 0" S 12'- IDE YAR D SE TBA CK STEEP SLOPE ZONE 10'-0 SETBA " NEW 1-STORY NEW 2-STORY CK ELEMENT ELEMENT AVERAGE ESTABLISHED AVERAGE ESTABLISHED SETBACK = 68.50' SETBACK = 68.50' 40'- RON 12'- 0" F 0" S IDE 98'-4" T YA 22'-3" 18'-1 3/4" 17'-7 1/4" 18'-1 3/4" 22'-3" RD YAR SETB D SE FIRST FLOOR ACK CK ELEVATION=670.70 EXIST. TBA GRADE = 40'-0" FRONT YARD SETBACK 40'-0" FRONT YARD SETBACK NEW EXIST. 668.28 (VARIANCE SOUGHT) (VARIANCE SOUGHT) 1-STORY GRADE = ELEMENT 670.00 EXIST. GRADE = "GRADE"=669.70 668.50 45'-4 1/2" 40'-4" 154'-4 1/8" N MICHAEL HERSHENSON ARCHITECTS 1515 Sherman Ave, Suite 2 South 175 PROSPECT AVE. A0.0 Evanston, Illinois 60201 Telephone: 847 . 869 . 7700 Facsimile: 847 . 869 . 7707 175 PROSPECT AVENUE 2025 Michael Hershenson Architects HIGHLAND PARK, ILLINOIS 60035 09/29/2025 Page 18 of 52 MICHAEL HERSHENSON ARCHITECTS 1515 Sherman Ave, Suite 2 South 175 PROSPECT AVE. A2.0 Evanston, Illinois 60201 Telephone: 847 . 869 . 7700 Facsimile: 847 . 869 . 7707 175 PROSPECT AVENUE 2025 Michael Hershenson Architects HIGHLAND PARK, ILLINOIS 60035 09/29/2025 Page 19 of 52  Public Works 1150 Half Day Rd. Highland Park, Illinois 60035 Department 847.432.0807 cityhpil.com MEMORANDUM To: The City of Highland Park Zoning Board of Appeals From: Ben Miller – City Forester Date: May 13, 2025 Re: Proposed Construction at 175 Prospect Ave The Forestry Section has been asked to review the development at 175 Prospect Ave. This work includes the demolition and reconstruction of a new single family home on the parcel. My response to this request is exclusive to tree preservation, and serves the sole purpose of providing the Zoning Board of Appeals with information regarding the impact this request will have upon protected trees. Documentation provided by the applicant shows a number of trees will be removed to accommodate the new single family residence. This includes three mature trees identified as Key and four Protected; as defined by Chapter 94 of Highland Park City code. The proposed site plan shows these trees are in close proximity to construction, or the new structure directly conflicts with the existing trees on the site. Based on the close proximity of the pool (~15’), and distinct lean toward the proposed new construction, #72 (a 23” American Linden) will be adversely impacted by construction. Preservation of this tree, with a reasonable expectation of survival, is low. As such, it has been factored into the removals for construction. If this application receive approval from the Zoning Board of Appeals, all matters of tree preservation will be reviewed and addressed within the City’s permitting process. At which time, the applicant will be required to submit a comprehensive Tree Preservation Plan that will take into account all trees potentially impacted by construction. This Tree Preservation Plan will be reviewed by Forestry staff and approved as a condition of the Applicant’s Building Permit. This preservation plan must be developed with assistance of an independent Certified Arborist. This plan must establish a long-term strategy prior to, during, and beyond completion of construction to ensure the survival of any remaining trees. Page 20 of 52  Planning Division 1150 Half Day Rd. Highland Park, Illinois 60035 847.432.0867 cityhpil.com To: Building Division From: Zubin Coleman, Planner II Date: March 14, 2025 RE: Historic Preservation Commission Demolition Review – 175 Prospect Ave At the March 13, 2025 meeting of the Historic Preservation Commission a determination of significance found that the following structure satisfies Landmark Criteria for Designation #1, #3, #4, #5, #6, #7 & #9 in Chapter 24 of the City Code: x 175 Prospect Avenue Integrity was also upheld for this structure, so a 365-day demolition delay has been imposed and permits cannot be issued for the demolition of the house. The delay is enforced from the date that a complete demolition permit application was submitted (February 14, 2025). Thus, the demolition delay expires February 14, 2026. If you have any questions please contact me at (847) 926-1853 or zcoleman@cityhpil.com. Regards, Zubin Coleman Planner II Homeowners / Applicants, please note the following: Per the following sections of the City of Highland Park Municipal Code, Title XVII Building Regulations Chapter 170 – Building Code, the demolition permit application will expire in 180 days after it was submitted if the permit has not been pulled: Article IV. Residential Code: Sec. 170.401. - International Residential Code for One- and Two-Family Dwellings Adopted by Reference. R105.3.2 Time limit of application An application for a permit for any proposed work shall be deemed to have been abandoned 180 days after the date of filing unless such application has been pursued in good faith or a permit has been issued; except that the building official is authorized to grant one or more extensions of time for additional periods not exceeding 180 days each. The extension shall be requested in writing and justifiable cause demonstrated. Article I. General: Page 21 of 52  Sec. 170.122. - Demolition of Dwellings. (H) Expiration of Right to Demolish. If the structure that is the subject of a significant demolition application is not demolished within 365 days after the expiration or termination of any demolition delay period imposed pursuant to this Section 170.122, as may be extended in accordance with the provisions of this Chapter 170, or, if no demolition delay period was imposed, within two years after the date that the significant demolition application was deemed complete pursuant to Section 170.122(D) of this Chapter, then such structure may not be demolished, and no permit for the demolition of such structure may be issued, prior to the submission and review of a new significant demolition application pursuant to this Section 170.122. Sec. 170.128. - Permit Expiration, Invalidation, and Extension. Where a permit is required under this Chapter, such permits shall expire after a period of 12 months from the date of issuance. Permits issued shall become invalid unless the work on the site authorized by such permit is commenced within 180 days after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. The Building Official, or his or her designee, is authorized to grant, in writing and in his sole and absolute discretion, one or more extensions for a period of up to six months each. Each extension shall be requested in writing, and justifiable cause for the requested extension shall be demonstrated. There shall be no fee for the first extension granted pursuant to this Section, but the permittee shall pay a fee for the second and all subsequent extensions granted pursuant to this Section, in the amount set forth in the Annual Fee Resolution. ( Ord. O17-2020 , § 2(Exh. A), passed 1/27/20) Your property may be subject to an additional determination of historic significance if the demolition permit application expires and must be resubmitted. Page 22 of 52 VAR-2025-00047 175 Prospect Ave After recording, please return to: City of Highland Park Department of Community Development Planning Division 1150 Half Day Road Highland Park, IL 60035 STATE OF ILLINOIS ) ) SS. COUNTY OF LAKE ) BEFORE THE BOARD OF APPEALS CITY OF HIGHLAND PARK LAKE COUNTY, ILLINOIS IN THE MATTER OF THE APPEAL OF 175 PROSPECT, LLC APPEAL NO. ZBA VAR-2025-00047 FOR VARIATION VARIANCE APPROVAL ORDER This order (“Order”) concerns the petitioner and owner 175 Prospect, LLC of 1319 Stratford, Deerfield, IL 60015 for the property at 175 Prospect Avenue, Highland Park, IL 60035, for the variation described herein for the property described herein. The Zoning Board of Appeals of the City of Highland Park (“Board”), being duly advised in the premises, DOES FIND AS FOLLOWS: 1. The Property that is the subject of this Order is commonly known as 175 Prospect Ave, Highland Park, IL 60035 and legally described on Exhibit A attached to this Order (“Property”). 2. The Property is currently improved with a single family house. 3. The Property is located within the R4 Zoning District & Lakefront Density and Character Overlay Zone (LFOZ), as established by “The City of Highland Park Zoning Ordinance of 1997,” as amended (“Zoning Ordinance”). 4. The Applicant sought the following variations from of Section 150.711 of the City Code (the “Variation”), to construct a new principal structure as depicted on the Plans within Exhibit B. a. To encroach into the established building setback of 68.5 feet along Prospect Avenue by 28.5 feet for a new primary structure; Page 23 of 52 VAR-2025-00047 175 Prospect Ave 5. Notice of the time and place of the hearing was duly published in Lake County News-Sun, a newspaper of general circulation in the City, not more than 30 days nor less than 15 days previous to the hearing, in accordance with the Zoning Ordinance and all applicable law. 6. Notice of the hearing was served upon the adjacent and adjoining property owners or occupants, in accordance with the Zoning Ordinance, Section 150.1203, and applicable law. 7. The application was heard by the Board at a public hearing of the Board on June 5 & October 16, 2025. 8. The Board has jurisdiction pursuant to Section 150.1204.(A)(1) of the City Code, to hear and determine the Applicant’s request for the Variation. 9. The Applicant entered into the record sufficient evidence of their ownership of the Property. 10. After the conclusion of the public hearing, the Board found that the requested Variation satisfy the standards set forth in Section 150.1205, to the extent required. 11. After the conclusion of the public hearing the Board granted the application for the Variation, by a vote of the majority of the members of the Board. IT IS, THEREFORE, ORDERED AS FOLLOWS: A. Subject to and contingent upon the conditions, restrictions, and provisions set forth in Section B of this Order, the Applicant’s request for the Variation for the Property shall be, and is hereby, approved for the reasons set forth in this Order. The Applicant will be allowed: (i) To encroach into the established building setback of 68.5 feet along Prospect Avenue by 28.5 feet for a new primary structure; B. Notwithstanding any use or development right that may be applicable or available pursuant to the provisions of the Zoning Ordinance, or any other rights the Applicant may have, the variation granted in Section A of this Order shall be, and are hereby, expressly subject to and contingent upon the construction, use, and maintenance of the Property in compliance with each and all of the following conditions: i. The construction, development, use, operation, and maintenance of the Property shall comply with the Zoning Ordinance and all other applicable City ordinances, as the same have been or may be amended from time to time, except to the extent specifically provided otherwise in this Order. ii. Except for minor changes and site work approved by the Director of Community Development or the City Engineer (for matters within their respective permitting authorities) in accordance with all applicable City standards, the construction, development, use, operation, and maintenance of the Property shall substantially comply with the following plans: a. Proposed Site Plan and Elevations, for 175 Prospect Ave by Michael Hershenson Architects, dated 09/29/2025, pages A0.0 & A2.0; C. The Applicant shall permit a copy of this Order to be recorded against the Property in the office of the Lake County Recorder of Deeds. This Order and the privileges, obligations, and provisions Page 24 of 52 VAR-2025-00047 175 Prospect Ave contained herein shall inure solely to the benefit of, and be binding upon, the Applicant and their heirs, personal representatives, successors and assigns. D. This Order shall be valid for a period not to exceed 12 months from the date hereof, unless, within such period and in accordance with this Order, the Applicant commences either (i) erection or alteration of a building or structure, pursuant to a valid building permit for construction on the Property, or (ii) the use contemplated by this Order. In the event that the Applicant obtain a building permit in furtherance of the Variation granted pursuant to this Order, the Applicant shall prosecute all work authorized by the building permit to completion without unnecessary delay. E. Upon the failure or refusal of the Applicant to comply with any or all of the conditions, restrictions, or provisions of this Order, in addition to all other remedies available to the City, the Variation granted pursuant to this Order shall, at the sole discretion of the Board, by order duly adopted, be revoked and become null and void; provided, however, that the Board may not so revoke such Variation unless it shall first provide the Applicant with two months advance written notice of the reasons for revocation and an opportunity to be heard at a regular meeting of the Board. In the event of revocation, the development and use of the Property shall be governed solely by the applicable regulations of the Zoning Ordinance. Order approved October 16, 2025 ZONING BOARD OF APPEALS CITY OF HIGHLAND PARK LAKE COUNTY, ILLINOIS By: Jami Bay, Chairman # 5146803_v2 Page 25 of 52 VAR-2025-00047 175 Prospect Ave EXHIBIT A LEGAL DESCRIPTION OF THE PROPERTY The subject property commonly known as 175 Prospect Ave, is legally described as follows: PARCEL 1: LOTS 10 AND 11 IN BLOCK 53 IN HIGHLAND PARK, BEING A SUBDIVISION OF FRACTIONAL SECTIONS 23 AND 24 AND PART OF FRACTIONAL SECTION 14, TOWNSHIP 43 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MAY 7, 1869, IN BOOK "A"OF PLATS, PAGE 2, IN LAKE COUNTY, ILLINOIS. PARCEL 2: THE NORTHEASTERLY HALF OF THE VACATED ALLEY LYING SOUTHWESTERLY OF AND ADJOINING PARCEL 1 AFORESAID, AS VACATED BY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HIGHLAND PARK PASSED DECEMBER 26, 1876 AND RECORDED OCTOBER 20, 1924 AS DOCUMENT 247549, IN LAKE COUNTY, ILLINOIS. PIN: 16-24-303-003-0000 Page 26 of 52 VAR-2025-00047 175 Prospect Ave EXHIBIT B [PLANS] Page 27 of 52  203 SUBJECT PROSPECT PROPERTY AVENUE LENGTH: 33.3 FEET LENGTH: 34.8 FEET 178 PROSPECT AVENUE N SETBACK NOTES: · TOTAL BUILDING FRONTAGE = 98'-4" · 1-STORY ELEMENTS (AMOUNTING TO 44'-6" (45.25%) OF THE BUILDING FRONTAGE) ARE HELD 40'-4" BACK FROM THE PROPERTY LINE. · 2-STORY ELEMENTS (AMOUNTING TO 53'-10 3/4" (54.8%) OF THE BUILDING FRONTAGE) ARE HELD BACK 45'- 4 1/2" FROM THE PROPERTY LINE. PER ZONING CODE SECTION 150.707 (16)(J) A C K T B · SWIMMING POOLS AND CABANAS MAY D SE ENCROACH: (I) ON CORNER LOTS INTO THE E Y AR I D FRONT YARD WITH THE LONGEST LOT LINE '-7 "S · CABANAS AND SWIMMING POOLS MUST BE 51 EXIST. GRADE = LOCATED AT LEAST 10 FEET FROM ALL LOT LINES, AND 661.80 · THE TOTAL AREA OF ALL ENCROACHING " STRUCTURES (EXCLUDING DRIVEWAYS AND 10'-0 K SETB AC OFF-STREET PARKING FACILITIES) INTO THAT YARD DOES NOT EXCEED 30 PERCENT COVERAGE OF THE REQUIRED YARD. 40'- 0" F RON T YA RD ACK -0" SETB SET A CK 10' ACK SET B B Y A RD SIDE 1 ' -7" 5 0" S 12'- IDE YAR D SE TBA CK STEEP SLOPE ZONE 10'-0 SETBA " NEW 1-STORY NEW 2-STORY CK ELEMENT ELEMENT AVERAGE ESTABLISHED AVERAGE ESTABLISHED SETBACK = 68.50' SETBACK = 68.50' 40'- RON 12'- 0" F 0" S IDE 98'-4" T YA 22'-3" 18'-1 3/4" 17'-7 1/4" 18'-1 3/4" 22'-3" RD YAR SETB D SE FIRST FLOOR ACK CK ELEVATION=670.70 EXIST. TBA GRADE = 40'-0" FRONT YARD SETBACK 40'-0" FRONT YARD SETBACK NEW EXIST. 668.28 (VARIANCE SOUGHT) (VARIANCE SOUGHT) 1-STORY GRADE = ELEMENT 670.00 EXIST. GRADE = "GRADE"=669.70 668.50 45'-4 1/2" 40'-4" 154'-4 1/8" N MICHAEL HERSHENSON ARCHITECTS 1515 Sherman Ave, Suite 2 South 175 PROSPECT AVE. A0.0 Evanston, Illinois 60201 Telephone: 847 . 869 . 7700 Facsimile: 847 . 869 . 7707 175 PROSPECT AVENUE 2025 Michael Hershenson Architects HIGHLAND PARK, ILLINOIS 60035 09/29/2025 Page 28 of 52 MICHAEL HERSHENSON ARCHITECTS 1515 Sherman Ave, Suite 2 South 175 PROSPECT AVE. A2.0 Evanston, Illinois 60201 Telephone: 847 . 869 . 7700 Facsimile: 847 . 869 . 7707 175 PROSPECT AVENUE 2025 Michael Hershenson Architects HIGHLAND PARK, ILLINOIS 60035 09/29/2025 Page 29 of 52  Memorandum Date: October 16, 2025 To: Chair Jami Bay & Zoning Board of Appeals (“ZBA”) From: Patrick Hoffmann, Planner II & ZBA Staff Liaison Subject: 71 Indian Tree Drive Application Summary ________________________________________________________________________________________ APPLICATION SUMMARY: The petitioner Andrew Venamore of H.G.B at 602 Academy Dr, Northbrook IL on behalf of the owner Deborah Goldberg (the “Applicant”) with the address of 71 Indian Tree Dr, Highland Park, IL 60035, (the “Property”) is seeking approval of a zoning variation from Chapter 150 in order to construct a new detached garage that will encroach into the minimum required side yard setback of 9’. The subject property is located within the R5 zoning district, and is a pie shaped corner lot that fronts both Indian Tree Dr and Braeside Rd. The property is currently improved with a single family home. The Applicant seeks relief from Section 150.703: (i) To encroach into the required side yard setback of 9 feet by 1 foot for a new detached garage; Per Section 150.707(A)(16)(i), on corner lots a detached garage is allowed to be placed 22’ from the longest front property line, but must maintain the minimum side yard setback for the zoning district. As this property is within the R5 zoning district the minimum required side yard setback is 9’. The applicant is proposing to place the detached garage 8’ from the northern property line which will encroach 1’ into the minimum side yard setback. In the event the variation is approved, the Applicant is required to get building permit before construction. This is a request for Chapter 150 zoning variation and requires the ZBA to use the Chapter 150 Article 12 Zoning Standards of Approval. NEIGHBOR & CITY COMMENTS: None. ATTACHMENTS: • Location Map & Copy of Legal Notice • Applicants’ Packet • Draft Approval Order 1 1 All Approval Orders are to be considered draft and are not a recommendation by City Staff. The Board may approve, approve with conditions, deny, or continue an application. Page 30 of 52 LEGAL NOTICE - Lake County News-Sun – 10/01/2025 PUBLIC NOTICE ZONING BOARD OF APPEALS CITY OF HIGHLAND PARK, ILLINOIS Notice is hereby given that a Public Hearing will be held at City Hall, 1707 St Johns Avenue, in the City of Highland Park, Lake County, Illinois, on Thursday, October 16, 2025, at 7:30 P.M. Said Public Hearing will be conducted by the Zoning Board of Appeals for variation of provisions of the Zoning Ordinance of 1997, being Chapter 150 of the Highland Park Code, as amended. VAR-2025-00055 Petitioner: Andrew Venamore Zoning District: R5 Subject Property: 71 Indian Tree Dr Highland Park, Illinois 60035 The petitioner Andrew Venamore of H.G.B at 602 Academy Dr, Northbrook IL on behalf of the owner Deborah Goldberg of 71 Indian Tree Dr, Highland Park, IL 60035, request by authority of Section 150.1204(A)(1) of the Highland Park Zoning Code, a variation of provision Section 150.703 to construct a new detached garage that will encroach into the required side yard setback. The subject property commonly known as 71 Indian Tree Dr, Highland Park, Illinois, is legally described as follows: LOT 109 IN BRAESIDE, BEING A SUBDIVISION OF THAT PART OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 36, TOWNSHIP 43 NORTH RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, WHICH LIES EASTERLY OF THE CENTER LINE OF THE PUBLIC HIGHWAY WHICH RUNS NORTHERLY AND SOUTHERLY ACROSS THE SOUTHWEST CORNER THEREOF AND WESTERLY OF THE RIGHT OF THE WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANY (EXCEPT THE WEST 1.68 CHAINS OF THE NORTH 6 CHAINS THEREOF), ACCORDING TO THE PLAT THEREOF RECORDED APRIL 7, 1924 AS DOCUMENT NUMBER 237894, IN BOOK ''M'' OF PLATS, PAGE 69, IN LAKE COUNTY, ILLINOIS. PIN: 16-36-416-009-0000 If you have questions about the application, public hearing, or any other questions, you may contact Patrick Hoffmann, Planner II, with the Community Development Department, by email at phoffmann@cityhpil.com or by phone at 847.926.1612. At the public hearing, the Zoning Board of Appeals will accept and consider all testimony and evidence pertaining to the application, and will consider any zoning actions or relief that may be necessary or convenient to allow development of the type described in this notice, or development that is less dense than the type described in this notice, including, without limitation, special use permits, variations, map or text amendments, or other special approvals. Any person who also desires to appear as an "interested party" with the right to cross-examine others at the hearing must complete and file an appearance form with the Highland Park City Clerk at the Highland Park City Hall, 1707 St Johns, Highland Park, Illinois, no later than three business days before the date of the hearing. Appearance forms are available at the Finance Department on the first floor of the Highland Park City Hall, 1707 St Johns, Highland Park, Illinois, during regular business hours. The City, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe and/or participate in this hearing, or who have questions about the accessibility of the meeting facilities, contact the City’s ADA coordinator Emily Taub at etaub@cityhpil.com or 847.926.1005. Zoning Board of Appeals Jami Bay, Chairman Page 1 of 1 Page 31 of 52 Page 32 of 52  EXPLANATION OF VARIATION CITY OF HIGHLAND PARK 71 INDIAN TREE DRIVE – Deborah Goldberg The Zoning Board of Appeals or the City Council, as the case may be, shall not vary the regulations of this Chapter unless it shall make findings of fact based upon evidence presented at the hearing in each specific case that: (1) The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of the zoning district in which it is located; however, the purpose of the variation is not based exclusively upon a desire to make more money from the property. The existing attached garage is going to be converted to living space on this small 2,000 SF home. As part of remodeling and updating this 76-year-old residence, a more purposeful 2-car detached garage has been proposed. Due to the very irregular shape of the property (i.e., a corner lot that is not a rectangle), and the setback requirement of 22 feet from the west Indian Tree property line (PL) and the north/rear PL of 9 feet, there isn’t a complying location for a very basic sized 2-car garage (at 20’x22’). While the garage can comply with the 22-foot front yard setback, the proposal sees a minimal encroachment into the rear 9-foot setback (by 1 foot), with an ordinance permitted 3-foot separation between the house and garage. Without relief from the rear yard setback requirement, the garage would need to be reduced in width, thus making the 2-car design unfeasible and limiting a reasonable return on the property, considering most residential property in the city has enclosed parking for 2 vehicles. (2) The plight of the petitioner is due to unique circumstances and the proposed variation will not merely serve as a convenience to the petitioner but will alleviate some demonstrable and unusual hardship which will result if the strict letter of the regulations of this Chapter were carried out and which particular hardship or practical difficulty is not generally applicable to other property within the same zoning district. The lot’s irregular shape and location of the principle structure make locating a basic 2-car garage in the complying position very challenging. A standard corner lot with a rectangular shape would typically afford a number of potential options for locating the garage, however this lot really limits the garage to the northwest corner (where the current driveway is positioned). When the required setbacks are applied, there isn’t a complying location, and the unique circumstances of the petition come to the fore. These setbacks create an inconvenience that the variation application seeks to alleviate, while only extending into one of those required (3) setbacks – the rear – by 1 foot. Lots, and even corner lots, with this irregular shape are not commonplace within the city and so the hardship is particular to this lot. (3) The particular physical surroundings, shape, or topographical condition of the subject property would result in a particular hardship upon the owner, as Page 33 of 52  EXPLANATION OF VARIATION CITY OF HIGHLAND PARK 71 INDIAN TREE DRIVE – Deborah Goldberg distinguished from a mere inconvenience, if the strict letter of the regulations were carried out, or the application of this Chapter to the subject property has a discriminatory effect thereon. Enforcing the required 9-foot setback from the north PL would create a hardship upon the owner as it would reduce the size of the garage from a standard 20-foot wide 2-car garage down to 19 feet. The owner has located the garage as close to the home as possible (down to 3 feet) and so is working diligently to try and keep the request to a minimum but unfortunately could not achieve compliance with all the required setbacks. (4) The alleged hardship has not been created by any person presently having a proprietary interest in the subject property. The hardship is tied to the existing lot orientation and its ‘incomplete’ shape which is representative of the original subdivision and not something that the current owner has any part in creating. Thus, this hardship is not self-created. (5) The proposed variation will not be materially detrimental to the public welfare or injurious to other property or improvements in the neighborhood. The approval of this request to construct an accessory structure on this lot (a typical use of a residentially zoned property within the City) will not be materially detrimental to the neighborhood. And the process that the owner is undertaking to update and modernize this home, its garage and driveway will likely be welcomed within the locale. (6) The proposed variation will not impair an adequate supply of light and air to adjacent property, substantially increase congestion in the public streets, increase the danger of fire, or endanger the public safety or substantially diminish or impair property values in the neighborhood. Since the proposed garage is only a 1-story structure with a ridge height of less than 15.5 feet there will be little impact on the provision of light and air to the neighbors, nor will there be an increase in congestion or danger of fire. The replacement of the old structure with a new building may in fact improve the property values within the neighborhood. (7) The proposed variation will not alter the essential character of the neighborhood. The proposed accessory use is a standard one in a residential district and so will maintain that essential character. Page 34 of 52  EXPLANATION OF VARIATION CITY OF HIGHLAND PARK 71 INDIAN TREE DRIVE – Deborah Goldberg (8) The proposed variation is in harmony with the spirit and intent of this Chapter. The improvement of existing buildings on residential property is in harmony with the intent to promote neighborhood maintenance. Page 35 of 52  IL2406.6485 BOUNDARY SURVEY LAKE COUNTY LOT 97 LOT 96 ON 0.7' 0' (R) ) 3/4" FIP LOT 95 ON 1143.0" E 114.20' (M OFF 0.5' 0.5' OFF 08'1 N 75° 0.9' WF OFF ' 1.2' .0 MF 33 LOT 109 ' 29.9 CL 3/4" FIP 13761 SQ.FT.± ' 40.0 ASPHALT D/W PROPERTY ADDRESS: 15 23 BRICK .3 ' .8 PATIO 71 INDIAN TREE DRIVE , HIGHLAND PARK , ILLINOIS 60035 ' WF 13 4. .2 1' ' SURVEY NUMBER: IL2406.6485 5. 6' 4.1' IA N IND DATE SIGNED: 07/02/24 FIELD WORK DATE: 6/30/2024 L2 17 .6 BR 1 ST 38.6 LOT 108 ' IC K O R ' REVISION DATE(S): R E & FR Y (REV.1 7/2/2024) TR 17 .4 ' 25 3. S. #7 AME 1. BRICK PATIO .0 1 2' EE ' 3. 2. 0' 2' 3 0' .7 ' 13 .2 ' POINTS OF INTEREST IV E 3.0 ' NONE VISIBLE DR ' 17 .5 22 13 .7 27 .8 ' 11 .3 ' .0 ' ' 31'54 ( 66 C-1 0' (R) (M) S 15° BRICK /W) WALK R= 100.00' (R) 166.3 " E 166.64' L= 100.66' (C) 'R Δ= 57°40'18" (C) STATE OF ILLINOIS CH= N 61°3'32" W 96.46' (C) 96.25' (R) COUNTY OF GRUNDY SS LINE TABLE: L1 N 89°46'46" W 17.13' (C) THIS IS TO CERTIFY THAT THIS PROFESSIONAL SERVICE CONFORMS TO 17.13' (R) THE CURRENT ILLINOIS MINIMUM STANDARDS FOR A BOUNDARY L2 N 32°18'44" W 100.00' (C) SURVEY. GIVEN UNDER MY HAND AND SEAL THIS DATE HEREON. 100.00' (R) C- 1 INE ON L 3/4" FIP L1 33.0' ILLINOIS PROFESSIONAL LAND SURVEYOR No. 3403 LICENSE EXPIRES 11/30/2024 EXACTA LAND SURVEYORS, LLC CL PROFESSIONAL DESIGN FIRM 184008059-0008 BRAESIDE RD (66' R/W) GRAPHIC SCALE (In Feet) 1 inch = 30' ft. SEE PAGE 2 OF 2 FOR LEGAL DESCRIPTION PAGE 1 OF 2 - NOT VALID WITHOUT ALL PAGES Page 36 of 52 PROPERTY ADDRESS: GENERAL SURVEYORS NOTES: SURVEYORS LEGEND: 71 INDIAN TREE DRIVE , HIGHLAND PARK , ILLINOIS 60035 1. The Legal Description used to perform this survey was supplied by others. This survey does not determine LINETYPES ABBREVIATIONS FIP - Found Iron Pipe Surveyor SURVEY NUMBER: IL2406.6485 nor imply ownership of the lands or any fences shown hereon. Unless the title Commitment Number is (C) - Calculated FIPC - Found Iron Pipe & Cap PLT - Planter referenced on this survey, an examination of the abstract of title was NOT performed by the signing surveyor Boundary Line (D) - Deed FIR - Found Iron Rod POB - Point of Beginning CERTIFIED TO: CHICAGO TITLE LAND TRUST #9002346019; CT ; to determine which instruments, if any, are affecting this property. Center Line (F) - Field FIRC - Found Iron Rod & Cap POC - Point of Chain Link or Wire (M) - Measured FN - Found Nail Commencement 2. The purpose of this survey is to establish the boundary of the lands described by the legal description Fence (P) - Plat FN&D - Found Nail & Disc PRC - Point of Reverse provided and to depict the visible improvements thereon for a pending financial transaction. Underground Curvature footings, utilities, or other service lines, including roof eave overhangs were not located as part of this survey. Easement (R) - Record FRRSPK - Found Rail Road Spike PRM - Permanent Reference Unless specifically stated otherwise the purpose and intent of this survey is not for any construction activities Edge of Water (S) - Survey Monument or future planning. A/C - Air Conditioning GAR - Garage Iron Fence PSM - Professional Surveyor & AE - Access Easement GM - Gas Meter DATE OF SURVEY: 07/02/24 3. If there is a septic tank or drain field shown on this survey, the location depicted hereon was either shown to Mapper Overhead Lines ANE - Anchor Easement ID - Identification the surveyor by a third party or it was estimated by visual above ground inspection. No excavation was PT - Point of Tangency BUYER: CHICAGO TITLE LAND TRUST #9002346019 Structure ASBL - Accessory Setback Line IE/EE - Ingress/Egress performed to determine its location. PUE - Public Utility Easement Easement B/W - Bay/Box Window R - Radius or Radial LENDER: 4. This survey is exclusively for a pending financial transaction and only to be used by the parties to whom it is Survey Tie Line ILL - Illegible BC - Block Corner R/W - Right of Way certified. Vinyl Fence BFP - Backflow Preventer INST - Instrument TITLE COMPANY: CT RES - Residential INT - Intersection 5. Alterations to this survey map and report by other than the signing surveyor are prohibited. Wall or Party Wall BLDG - Building RGE - Range IRRE - Irrigation Easement COMMITMENT DATE: CLIENT FILE NO: 24CST280503VH 6. Dimensions are in feet and decimals thereof. Wood Fence BLK - Block ROE - Roof Overhang L - Length BM - Benchmark Easement LEGAL DESCRIPTION: 7. Any FEMA flood zone data contained on this survey is for informational purposes only. Research to obtain SURFACE TYPES LAE - Limited Access Easement BR - Bearing Reference RP - Radius Point LOT 109 IN BRAESIDE, BEING A SUBDIVISION OF THAT PART OF THE said data was performed at www.fema.gov and may not reflect the most recent information. Asphalt BRL - Building Restriction Line LB# - License No. (Business) S/W - Sidewalk SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 36, LBE - Limited Buffer Easement TOWNSHIP 43 NORTH RANGE 12, EAST OF THE THIRD PRINCIPAL 8. Unless otherwise noted “SIR” indicates a set iron rebar, 5/8 inch in diameter and twenty-four inches long. Brick or Tile BSMT - Basement SBL - Setback Line MERIDIAN, WHICH LIES EASTERLY OF THE CENTER LINE OF THE PUBLIC LE - Landscape Easement 9. The symbols reflected in the legend and on this survey may have been enlarged or reduced for clarity. The Concrete C - Curve SCL - Survey Closure Line HIGHWAY WHICH RUNS NORTHERLY AND SOUTHERLY ACROSS THE LME - Lake/Landscape SOUTHWEST CORNER THEREOF AND WESTERLY OF THE RIGHT OF THE symbols have been plotted at the approximate center of the field location and may not represent the actual C/L - Center Line SCR - Screen Covered Area Maintenance Easement WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANY C/P - Covered Porch SEC - Section (EXCEPT THE WEST 1.68 CHAINS OF THE NORTH 6 CHAINS THEREOF), shape or size of the feature. LS# - License No. (Surveyor) ACCORDING TO THE PLAT THEREOF RECORDED APRIL 7, 1924 AS Water C/S - Concrete Slab SEP - Septic Tank 10. Points of Interest (POI’s) are select above-ground improvements, which may appear in conflict with MB - Map Book DOCUMENT NUMBER 237894, IN BOOK ''M'' OF PLATS, PAGE 69, IN Wood CATV - Cable TV Riser SEW - Sewer LAKE COUNTY, ILLINOIS. boundary, building setback or easement lines, as defined by the parameters of this survey. These POI’s may ME - Maintenance Easement CB - Concrete Block SIRC - Set Iron Rod & Cap not represent all items of interest to the viewer. There may be additional POI’s which are not shown or called- SYMBOLS MES - Mitered End Section CH - Chord Bearing SMWE - Storm Water out as POI’s, or which are otherwise unknown to the surveyor. Benchmark MF - Metal Fence Management Easement CHIM - Chimney MH - Manhole 11. Utilities shown on the subject property may or may not indicate the existence of recorded or unrecorded Center Line CLF - Chain Link Fence SN&D - Set Nail and Disc utility easements. MHWL - Mean High Water Line Central Angle or CME - Canal Maintenance SQFT - Square Feet NR - Non-Radial 12. The information contained on this survey has been performed exclusively by and is the sole responsibility of Delta Easement STL - Survey Tie Line NTS - Not to Scale Exacta Land Surveyors, LLC. Additional logos or references to third party firms are for informational purposes Common Ownership CO - Clean Out STY - Story NAVD88 - North American only. CONC - Concrete SV - Sewer Valve Control Point Vertical Datum 1988 COR - Corner SWE - Sidewalk Easement 13. Due to varying construction standards, building dimensions are approximate and are not intended to be NGVD29 - National Geodetic Catch Basin CS/W - Concrete Sidewalk TBM - Temporary Bench Mark used for new construction or planning. Vertical Datum 1929 Elevation CUE - Control Utility Easement OG - On Ground TEL - Telephone Facilities 14. Surveyor bearings are used for angular reference and are used to show angular relationships of lines only and CVG - Concrete Valley Gutter ORB - Official Records Book TOB - Top of Bank Fire Hydrant are not related or orientated to true or magnetic north. Bearings are shown as surveyor bearings, D/W - Driveway ORV - Official Record Volume TUE - Technological Utility and when shown as matching those on the subdivision plats on which this survey is based, they are to Find or Set Easement Monument DE - Drainage Easement O/A - Overall be deemed no more accurate as the determination of a north orientation made on and for those original DF - Drain Field TWP - Township Guywire or Anchor O/S - Offset subdivision plats. North 00 degrees East is assumed and upon preparation of this plat, the resulting bearing DH - Drill Hole TX - Transformer OFF - Outside Subject between found points as shown on this survey is the basis of said surveyor bearings as defined and required Manhole DUE - Drainage & Utility Property TYP - Typical to be noted by Illinois Administrative Code Title 68, Chapter VII, Sub-Chapter B, Part 1270, Section 1270.56, Easement UE - Utility Easement Tree OH - Overhang Paragraph B, Sub-Paragraph 6, Item k. ELEV - Elevation UG - Underground Utility or Light Pole OHL - Overhead Utility Lines 15. THIS SURVEY IS A PROFESSIONAL SERVICE IN COMPLIANCE WITH THE MINIMUM STANDARDS OF THE STATE EM - Electric Meter OHWL - Ordinary High Water UP - Utility Pole OF ILLINOIS. NO IMPROVEMENTS SHOULD BE MADE ON THE BASIS OF THIS PLAT ALONE. PLEASE REFER ALSO Well ENCL - Enclosure Line UR - Utility Riser TO YOUR DEED, TITLE POLICY AND LOCAL ORDINANCES. COPYRIGHT BY EXACTA ILLINOIS SURVEYORS. THIS ENT - Entrance ON - Inside Subject Property VF - Vinyl Fence DOCUMENT MAY ONLY BE USED BY THE PARTIES TO WHICH IT IS CERTIFIED. PLEASE DIRECT QUESTIONS OR EOP - Edge of Pavement P/E - Pool Equipment W/C - Witness Corner COMMENTS TO EXACTA ILLINOIS SURVEYORS, INC. AT THE PHONE NUMBER SHOWN HEREON. EOW - Edge of Water PB - Plat Book W/F - Water Filter FLOOD ZONE INFORMATION: ESMT - Easement PC - Point of Curvature WF - Wood Fence EUB - Electric Utility Box PCC - Point of Compound WM - Water Meter/Valve Box F/DH - Found Drill Hole Curvature WV - Water valve FCM - Found Concrete PCP - Permanent Control Point Monument PI - Point of Intersection FF - Finished Floor PLS - Professional Land JOB SPECIFIC SURVEYOR NOTES: SEE PAGE 1 OF 2 FOR MAP OF PROPERTY PAGE 2 OF 2 - NOT VALID WITHOUT ALL PAGES Page 37 of 52  IL2406.6485 BOUNDARY SURVEY LAKE COUNTY LOT 97 LOT 96 ON 0.7' 0' (R) ) 3/4" FIP LOT 95 ON 1143.0" E 114.20' (M OFF 0.5' 0.5' OFF 08'1 N 75° 0.9' WF 36'' OFF 36'' ' 1.2' .0 MF 33 LOT 109 ' 29.9 CL 3/4" FIP 13761 SQ.FT.± ' 40.0 ASPHALT D/W PROPERTY ADDRESS: 15 23 BRICK .3 ' .8 PATIO 71 INDIAN TREE DRIVE , HIGHLAND PARK , ILLINOIS 60035 ' WF 13 4. .2 1' ' SURVEY NUMBER: IL2406.6485 5. 6' 4.1' IA N IND DATE SIGNED: 07/02/24 FIELD WORK DATE: 6/30/2024 L2 17 .6 BR 1 ST 38.6 LOT 108 ' IC K O R ' REVISION DATE(S): R E & FR Y (REV.1 7/2/2024) TR 17 .4 ' 25 3. S. #7 AME 1. BRICK PATIO .0 1 2' EE ' 3. 2. 0' 2' 3 0' .7 ' 13 .2 ' POINTS OF INTEREST IV E 3.0 ' NONE VISIBLE DR ' 17 .5 22 13 .7 27 .8 ' 11 .3 ' .0 ' ' 31'54 ( 66 C-1 0' (R) (M) S 15° BRICK 36'' /W) WALK R= 100.00' (R) 166.3 " E 166.64' L= 100.66' (C) 'R Δ= 57°40'18" (C) STATE OF ILLINOIS CH= N 61°3'32" W 96.46' (C) 96.25' (R) COUNTY OF GRUNDY SS LINE TABLE: L1 N 89°46'46" W 17.13' (C) THIS IS TO CERTIFY THAT THIS PROFESSIONAL SERVICE CONFORMS TO 17.13' (R) THE CURRENT ILLINOIS MINIMUM STANDARDS FOR A BOUNDARY L2 N 32°18'44" W 100.00' (C) SURVEY. GIVEN UNDER MY HAND AND SEAL THIS DATE HEREON. 100.00' (R) C- 1 INE ON L 3/4" FIP L1 33.0' ILLINOIS PROFESSIONAL LAND SURVEYOR No. 3403 LICENSE EXPIRES 11/30/2024 EXACTA LAND SURVEYORS, LLC CL PROFESSIONAL DESIGN FIRM 184008059-0008 BRAESIDE RD (66' R/W) EXISTING GRAPHIC SCALE (In Feet) 1 inch = 30' ft. SEE PAGE 2 OF 2 FOR LEGAL DESCRIPTION PAGE 1 OF 2 - NOT VALID WITHOUT ALL PAGES SITE PLAN Page 38 of 52  IL2406.6485 BOUNDARY SURVEY LAKE COUNTY LOT 97 FAR CALULATION: LOT 96 Lot Area - 13,761 SF; ON Permitted FAR - 4,178 SF 0.7' 0' (R) ) 3/4" FIP LOT 95 ON 1143.0" E 114.20' (M OFF 0.5' 0.5' OFF Existing FAR: 2,094.32 SF 08'1 N 75° 0.9' 9.00' WF Garage FAR: 440.00 SF 36'' OFF 36'' TOTAL FAR: 2,534.32 SF ' 1.2' .0 MF 33 8.0' LOT 109 CL 3/4" FIP 13761 SQ.FT.± NEW 20'x22' GARAGE 3.0' PROPERTY ADDRESS: 5. 23 BRICK 71 INDIAN TREE DRIVE , HIGHLAND PARK , ILLINOIS 60035 NEW DRIVEWAY: 3' .8 ' PATIO SAME CURB CUT WF 13 4. (By Others) 0' .2 1' 2.0 ' SURVEY NUMBER: IL2406.6485 5. 4. 2 6' 1' IA N IND DATE SIGNED: 07/02/24 FIELD WORK DATE: 6/30/2024 L2 17 .6 BR 1 ST 38.6 LOT 108 ' IC K O R ' REVISION DATE(S): R E & FR Y (REV.1 7/2/2024) TR 17 .4 ' 25 3. S. #7 AME 1. BRICK PATIO .0 1 2' EE ' 3. 2. 0' 2' 3 0' .7 ' 13 .2 ' POINTS OF INTEREST IV E 3.0 ' NONE VISIBLE DR ' 17 .5 22 13 .7 27 .8 ' 11 .3 ' .0 ' ' 31'54 ( 66 C-1 0' (R) (M) S 15° BRICK 36'' /W) WALK R= 100.00' (R) 166.3 " E 166.64' L= 100.66' (C) 'R Δ= 57°40'18" (C) STATE OF ILLINOIS CH= N 61°3'32" W 96.46' (C) 96.25' (R) COUNTY OF GRUNDY SS LINE TABLE: L1 N 89°46'46" W 17.13' (C) THIS IS TO CERTIFY THAT THIS PROFESSIONAL SERVICE CONFORMS TO 17.13' (R) THE CURRENT ILLINOIS MINIMUM STANDARDS FOR A BOUNDARY L2 N 32°18'44" W 100.00' (C) SURVEY. GIVEN UNDER MY HAND AND SEAL THIS DATE HEREON. 100.00' (R) C- 1 INE ON L 3/4" FIP L1 33.0' ILLINOIS PROFESSIONAL LAND SURVEYOR No. 3403 LICENSE EXPIRES 11/30/2024 EXACTA LAND SURVEYORS, LLC CL PROFESSIONAL DESIGN FIRM 184008059-0008 BRAESIDE RD (66' R/W) 352326(' GRAPHIC SCALE (In Feet) 1 inch = 30' ft. SEE PAGE 2 OF 2 FOR LEGAL DESCRIPTION PAGE 1 OF 2 - NOT VALID WITHOUT ALL PAGES 6,7(3/$1 Page 39 of 52  N E 20'-0" 16'-0" 3'-0" SVC. DR. CONC. PAD 1'-0" W S 4" PITCH SLAB 1/8" PER FOOT 2-2x12 FLOOR JOISTS 1 HR. FIRE ALL CONSTRUCTION TO CONFORM TO: (2) 2x12's (2) 2x12's PULL RATED WALL DN. (within 5' of STAIR S.F.R.) · 2018 INTERNATIONAL RESIDENTIAL CODE WITH CITY OF 2-2x12 FLOOR JOISTS 9'-0" HIGHLAND PARK AMENDMENTS TOWARD O.H. DOOR TO ATTIC · 2018 INTERNATIONAL BUILDING CODE WITH CITY OF HIGHLAND ROUGH-IN LIGHT EV PARK AMENDMENTS CHARGING · 2017 NATIONAL ELECTRICAL CODE (NFPA 70) WITH CITY OF STATION HIGHLAND AMENDMENTS GFI 19'-4" 4" GFI 22'-0" 21'-4" 4'-0" ELECTRICAL DETAILS · CIRCUITS: (1) 20 AMP. #12 GA. (1) 15 AMP. #14 GA. NEW · CONTAINED IN 3/4" RIGID STEEL CONDUIT · BURIAL DEPTH: 8 INCHES OHD 2-CAR · WIRING: SEPARATE CIRCUITS TO SERVICE PANEL GARAGE · PROVIDE DISCONNECT SWITCH 2x12 FLOOR JOISTS @ 16" O.C. 9'-0" (2) 2x4 POSTS FOR (2) 2x4 POSTS FOR HEADER, TYP. HEADER, TYP. (2) 1-3/4"x11-3/4" HEADER SIDE TO SIDE 4" 16.00' x 7.00' O.H. GARAGE DOOR SLOPE TO 3'-0" GRADE NEW CONC. APRON 2'-0" 16'-0" 2'-0" 20'-0" PROPOSED FLOOR PLAN SCALE: 3/16" = 1'-0" CONTRACTOR: SHEET NAME: PROPOSED FLOOR DETACHED GARAGE - GABLE ROOF PLAN 71 Indian Tree Dr., CITY of HIGHLAND PARK - D. GOLDBERG SHEET NUMBER: 1 OF 5 Page 40 of 52 T/ RIDGE 8/12 PITCH 12 8 15'-6 3/4" T/PLATE BOXED IN EAVES 1'-0" 1'-0" (OVERALL BLDG. HT.) COMPLETELY 8'-0" SEALED HORIZONTAL SIDING GARAGE PL. HT. WEATHER STRIPPING AROUND OVERHEAD DOOR SECTIONAL OVERHEAD DOOR T/SLAB EXISTING 1'-0" GRADE 6" WEST ELEVATION NORTH ELEVATION SCALE: 3/16" = 1'-0" SCALE: 3/16" = 1'-0" CONTRACTOR: SHEET NAME: PROPOSED WEST & DETACHED GARAGE - GABLE ROOF NORTH ELEVATIONS 71 Indian Tree Dr., CITY of HIGHLAND PARK - D. GOLDBERG SHEET NUMBER: 2 OF 5 Page 41 of 52  8/12 PITCH RIDGE VENT T/PLATE 1'-0" 8'-0" 7'-0" GARAGE PL. HT. WINDOW HD. HT. T/SLAB 6" EAST ELEVATION SOUTH ELEVATION SCALE: 3/16" = 1'-0" SCALE: 3/16" = 1'-0" CONTRACTOR: SHEET NAME: PROPOSED EAST & DETACHED GARAGE - GABLE ROOF SOUTH ELEVATIONS 71 Indian Tree Dr., CITY of HIGHLAND PARK - D. GOLDBERG SHEET NUMBER: 3 OF 5 Page 42 of 52  ALL LUMBER TO BE SPF #2 OR GREATER 2x8 RIDGE BEAM T/ RIDGE DS DS 25 YEAR ARCHITECTURAL ASPHALT SHINGLES OVER 15# FELT UNDERLAYMENT OVER 1/2" PLYWOOD SHEATHING 12 8 2x6 ROOF RAFTERS @ 16" O.C. CONTINUOUS ROOF VENT (TYP.) 2x6 CUSTOM HEEL CUT ROOF RAFTERS @ 16" O.C. 2x8 RIDGE BEAM 1'-0" 15'-6 3/4" T/PLATE T/WIND. HD. 1'-0" (OVERALL BLDG. HT.) 2x12 CEILING 8" FASCIA w/ ALUMINUM NEW JOISTS @ 16" O.C. P: 8/12 GUTTERS 2-CAR 1/2" PLYWOOD SHEATHING 8'-0" GARAGE w/HOUSEWRAP 8'-0" GARAGE PL. HT. 7'-0" 2x4 CONSTRUCTION GRADE LUMBER @ 16" #5 REBAR @ 24" O.C. O.C. (2) 2x4 AT CORNERS & OPENINGS EPOXY INTO FOUNDATION WALL, TYP. 1'-0" DS DS HORIZONTAL SIDING T/SLAB EXISTING GRADE 2x4 TREATED SILL PLATE ANCHORED 1'-0" 6" WITH 1/2" DIA. STEEL ANCHOR BOLTS 10" 1'-0" LONG SET @ 6'-0" O.C. (2) @ EVERY PIECE (1) #5 TOP & 5" CONCRETE SLAB ON PROPOSED ROOF PLAN AND CORNERS WITH NUTS AND WASHERS BOTTOM 4" GRANULAR FILL WITH TIGHTENED 6x6 / 10x10 WWF SCALE: 1/8" = 1'-0" BUILDING SECTION SCALE: 3/16" = 1'-0" CONTRACTOR: SHEET NAME: BUILDING SECTION & DETACHED GARAGE - GABLE ROOF ROOF PLAN 71 Indian Tree Dr., CITY of HIGHLAND PARK - D. GOLDBERG SHEET NUMBER: 4 OF 5 Page 43 of 52  GARAGE DETAILS 1-HOUR RATED FIRE WALL GARAGE RETURN BRACE WALL Design No. U305 BXUV.U305 Fire-resistance Ratings - ANSI/UL 263 Design No. U305 December 07, 2017 Bearing Wall Rating — 1 Hr Finish Rating — See Items 3, 3A, 3D, 3E, 3F, 3G, 3H, 3J and 3L. STC Rating - 56 (See Item 9) This design was evaluated using a load design method other than the Limit States Design Method (e.g., Working Stress Design Method). For jurisdictions employing the Limit States Design Method, such as Canada, a load restriction factor shall be used — See Guide BXUV or BXUV7 * Indicates such products shall bear the UL or cUL Certification Mark for jurisdictions employing the UL or cUL Certification (such as Canada), respectively. 1. Wood Studs — Nom 2 by 4 in. spaced 16 in. OC max, effectively firestopped. 2. Joints and Nail-Heads — Joints covered with joint compound and paper tape. Joint compound and paper tape may be omitted when square edge boards are used. As an alternate, nom 3/32 in. thick gypsum veneer plaster may be applied to the entire surface of Classified veneer baseboard with the joints reinforced with paper tape. Nailheads exposed or covered with joint compound. 3. Gypsum Board* — 5/8 in. thick paper or vinyl surfaced, with beveled, square, or tapered edges, applied either horizontally or vertically. Gypsum panels nailed 7 in. OC with 6d cement coated nails 1-7/8 in. long, 0.0915 in. shank diam and 15/64 in. diam heads. When used in widths other than 48 in., gypsum panels are to be installed horizontally. For an alternate method of attachment of gypsum panels, refer to Items 6, 6A or 6B, Steel Framing Members*. 4. Steel Corner Fasteners — (Optional) — For use at wall corners. Channel shaped, 2 in. long by 1 in. high on the back side with two 1/8 in. wide cleats protruding into the 5/8 in. wide channel, fabricated from 24 gauge galv steel. Fasteners applied only to the end or cut edge (not along tapered edges) of the gypsum board, no greater than 2 in. from corner of gypsum board, max spacing 16 in. OC. Nailed to adjacent stud through tab using one No. 6d cement coated nail per fastener. Corners of wall board shall be nailed to top and bottom plate using No. 6d cement coated nails. 5. Batts and Blankets* — (Optional — Required when Item 6A is used (RC-1)) — Glass fiber or mineral wool insulation. Placed to completely or partially fill the stud cavities. When Item 6A is used, glass fiber or mineral wool insulation shall be friction-fitted to completely fill the stud cavities. CONTRACTOR: SHEET NAME: DETACHED GARAGE - GABLE ROOF BRACING DETAIL 71 Indian Tree Dr., CITY of HIGHLAND PARK - D. GOLDBERG SHEET NUMBER: 5 OF 5 Page 44 of 52 VAR-2025-00055 71 Indian Tree Dr After recording, please return to: City of Highland Park Department of Community Development Planning Division 1150 Half Day Road Highland Park, IL 60035 STATE OF ILLINOIS ) ) SS. COUNTY OF LAKE ) BEFORE THE BOARD OF APPEALS CITY OF HIGHLAND PARK LAKE COUNTY, ILLINOIS IN THE MATTER OF THE APPEAL OF DEBORAH GOLDBERG APPEAL NO. ZBA VAR-2025-00055 FOR VARIATION VARIANCE APPROVAL ORDER This order (“Order”) concerns the petitioner Andrew Venamore of H.G.B at 602 Academy Dr, Northbrook IL on behalf of the owner Deborah Goldberg of 71 Indian Tree Dr, Highland Park, IL 60035, for the variation described herein for the property described herein. The Zoning Board of Appeals of the City of Highland Park (“Board”), being duly advised in the premises, DOES FIND AS FOLLOWS: 1. The Property that is the subject of this Order is commonly known as 71 Indian Tree Dr, Highland Park, IL 60035 and legally described on Exhibit A attached to this Order (“Property”). 2. The Property is currently improved with a single family house. 3. The Property is located within the R5 Zoning District, as established by “The City of Highland Park Zoning Ordinance of 1997,” as amended (“Zoning Ordinance”). 4. The Applicant sought the following variations from of Section 150.703 of the City Code (the “Variation”), to construct a new detached garage as depicted on the Plans within Exhibit B. a. To encroach into the required side yard setback of 9 feet by 1 foot for a new detached garage; 5. Notice of the time and place of the hearing was duly published in Lake County News-Sun, a newspaper of general circulation in the City, not more than 30 days nor less than 15 days previous to the hearing, in accordance with the Zoning Ordinance and all applicable law. Page 45 of 52 VAR-2025-00055 71 Indian Tree Dr 6. Notice of the hearing was served upon the adjacent and adjoining property owners or occupants, in accordance with the Zoning Ordinance, Section 150.1203, and applicable law. 7. The application was heard by the Board at a public hearing of the Board on October 16, 2025. 8. The Board has jurisdiction pursuant to Section 150.1204.(A)(1) of the City Code, to hear and determine the Applicant’s request for the Variation. 9. The Applicant entered into the record sufficient evidence of their ownership of the Property. 10. After the conclusion of the public hearing, the Board found that the requested Variation satisfy the standards set forth in Section 150.1205, to the extent required. 11. After the conclusion of the public hearing the Board granted the application for the Variation, by a vote of the majority of the members of the Board. IT IS, THEREFORE, ORDERED AS FOLLOWS: A. Subject to and contingent upon the conditions, restrictions, and provisions set forth in Section B of this Order, the Applicant’s request for the Variation for the Property shall be, and is hereby, approved for the reasons set forth in this Order. The Applicant will be allowed: (i) To encroach into the required side yard setback of 9 feet by 1 foot for a new detached garage; B. Notwithstanding any use or development right that may be applicable or available pursuant to the provisions of the Zoning Ordinance, or any other rights the Applicant may have, the variation granted in Section A of this Order shall be, and are hereby, expressly subject to and contingent upon the construction, use, and maintenance of the Property in compliance with each and all of the following conditions: i. The construction, development, use, operation, and maintenance of the Property shall comply with the Zoning Ordinance and all other applicable City ordinances, as the same have been or may be amended from time to time, except to the extent specifically provided otherwise in this Order. ii. Except for minor changes and site work approved by the Director of Community Development or the City Engineer (for matters within their respective permitting authorities) in accordance with all applicable City standards, the construction, development, use, operation, and maintenance of the Property shall substantially comply with the following plans: a. Proposed Site Plan for 71 Indian Tree Dr by HGB, on a plat of survey dated 07.02.24, b. Proposed Elevations for a detached garage at 71 Indian Tree Dr by HGB on page 2 & 3; C. The Applicant shall permit a copy of this Order to be recorded against the Property in the office of the Lake County Recorder of Deeds. This Order and the privileges, obligations, and provisions contained herein shall inure solely to the benefit of, and be binding upon, the Applicant and their heirs, personal representatives, successors and assigns. Page 46 of 52 VAR-2025-00055 71 Indian Tree Dr D. This Order shall be valid for a period not to exceed 12 months from the date hereof, unless, within such period and in accordance with this Order, the Applicant commences either (i) erection or alteration of a building or structure, pursuant to a valid building permit for construction on the Property, or (ii) the use contemplated by this Order. In the event that the Applicant obtain a building permit in furtherance of the Variation granted pursuant to this Order, the Applicant shall prosecute all work authorized by the building permit to completion without unnecessary delay. E. Upon the failure or refusal of the Applicant to comply with any or all of the conditions, restrictions, or provisions of this Order, in addition to all other remedies available to the City, the Variation granted pursuant to this Order shall, at the sole discretion of the Board, by order duly adopted, be revoked and become null and void; provided, however, that the Board may not so revoke such Variation unless it shall first provide the Applicant with two months advance written notice of the reasons for revocation and an opportunity to be heard at a regular meeting of the Board. In the event of revocation, the development and use of the Property shall be governed solely by the applicable regulations of the Zoning Ordinance. Order approved October 16, 2025 ZONING BOARD OF APPEALS CITY OF HIGHLAND PARK LAKE COUNTY, ILLINOIS By: Jami Bay, Chairman # 5146803_v2 Page 47 of 52 VAR-2025-00055 71 Indian Tree Dr EXHIBIT A LEGAL DESCRIPTION OF THE PROPERTY The subject property commonly known as 71 Indian Tree Dr, Highland Park, Illinois, is legally described as follows: LOT 109 IN BRAESIDE, BEING A SUBDIVISION OF THAT PART OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 36, TOWNSHIP 43 NORTH RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, WHICH LIES EASTERLY OF THE CENTER LINE OF THE PUBLIC HIGHWAY WHICH RUNS NORTHERLY AND SOUTHERLY ACROSS THE SOUTHWEST CORNER THEREOF AND WESTERLY OF THE RIGHT OF THE WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANY (EXCEPT THE WEST 1.68 CHAINS OF THE NORTH 6 CHAINS THEREOF), ACCORDING TO THE PLAT THEREOF RECORDED APRIL 7, 1924 AS DOCUMENT NUMBER 237894, IN BOOK ''M'' OF PLATS, PAGE 69, IN LAKE COUNTY, ILLINOIS. PIN: 16-36-416-009-0000 Page 48 of 52 VAR-2025-00055 71 Indian Tree Dr EXHIBIT B [PLANS] Page 49 of 52  IL2406.6485 BOUNDARY SURVEY LAKE COUNTY LOT 97 FAR CALULATION: LOT 96 Lot Area - 13,761 SF; ON Permitted FAR - 4,178 SF 0.7' 0' (R) ) 3/4" FIP LOT 95 ON 1143.0" E 114.20' (M OFF 0.5' 0.5' OFF Existing FAR: 2,094.32 SF 08'1 N 75° 0.9' 9.00' WF Garage FAR: 440.00 SF 36'' OFF 36'' TOTAL FAR: 2,534.32 SF ' 1.2' .0 MF 33 8.0' LOT 109 CL 3/4" FIP 13761 SQ.FT.± NEW 20'x22' GARAGE 3.0' PROPERTY ADDRESS: 5. 23 BRICK 71 INDIAN TREE DRIVE , HIGHLAND PARK , ILLINOIS 60035 NEW DRIVEWAY: 3' .8 ' PATIO SAME CURB CUT WF 13 4. (By Others) 0' .2 1' 2.0 ' SURVEY NUMBER: IL2406.6485 5. 4. 2 6' 1' IA N IND DATE SIGNED: 07/02/24 FIELD WORK DATE: 6/30/2024 L2 17 .6 BR 1 ST 38.6 LOT 108 ' IC K O R ' REVISION DATE(S): R E & FR Y (REV.1 7/2/2024) TR 17 .4 ' 25 3. S. #7 AME 1. BRICK PATIO .0 1 2' EE ' 3. 2. 0' 2' 3 0' .7 ' 13 .2 ' POINTS OF INTEREST IV E 3.0 ' NONE VISIBLE DR ' 17 .5 22 13 .7 27 .8 ' 11 .3 ' .0 ' ' 31'54 ( 66 C-1 0' (R) (M) S 15° BRICK 36'' /W) WALK R= 100.00' (R) 166.3 " E 166.64' L= 100.66' (C) 'R Δ= 57°40'18" (C) STATE OF ILLINOIS CH= N 61°3'32" W 96.46' (C) 96.25' (R) COUNTY OF GRUNDY SS LINE TABLE: L1 N 89°46'46" W 17.13' (C) THIS IS TO CERTIFY THAT THIS PROFESSIONAL SERVICE CONFORMS TO 17.13' (R) THE CURRENT ILLINOIS MINIMUM STANDARDS FOR A BOUNDARY L2 N 32°18'44" W 100.00' (C) SURVEY. GIVEN UNDER MY HAND AND SEAL THIS DATE HEREON. 100.00' (R) C- 1 INE ON L 3/4" FIP L1 33.0' ILLINOIS PROFESSIONAL LAND SURVEYOR No. 3403 LICENSE EXPIRES 11/30/2024 EXACTA LAND SURVEYORS, LLC CL PROFESSIONAL DESIGN FIRM 184008059-0008 BRAESIDE RD (66' R/W) 352326(' GRAPHIC SCALE (In Feet) 1 inch = 30' ft. SEE PAGE 2 OF 2 FOR LEGAL DESCRIPTION PAGE 1 OF 2 - NOT VALID WITHOUT ALL PAGES 6,7(3/$1 Page 50 of 52 T/ RIDGE 8/12 PITCH 12 8 15'-6 3/4" T/PLATE BOXED IN EAVES 1'-0" 1'-0" (OVERALL BLDG. HT.) COMPLETELY 8'-0" SEALED HORIZONTAL SIDING GARAGE PL. HT. WEATHER STRIPPING AROUND OVERHEAD DOOR SECTIONAL OVERHEAD DOOR T/SLAB EXISTING 1'-0" GRADE 6" WEST ELEVATION NORTH ELEVATION SCALE: 3/16" = 1'-0" SCALE: 3/16" = 1'-0" CONTRACTOR: SHEET NAME: PROPOSED WEST & DETACHED GARAGE - GABLE ROOF NORTH ELEVATIONS 71 Indian Tree Dr., CITY of HIGHLAND PARK - D. GOLDBERG SHEET NUMBER: 2 OF 5 Page 51 of 52  8/12 PITCH RIDGE VENT T/PLATE 1'-0" 8'-0" 7'-0" GARAGE PL. HT. WINDOW HD. HT. T/SLAB 6" EAST ELEVATION SOUTH ELEVATION SCALE: 3/16" = 1'-0" SCALE: 3/16" = 1'-0" CONTRACTOR: SHEET NAME: PROPOSED EAST & DETACHED GARAGE - GABLE ROOF SOUTH ELEVATIONS 71 Indian Tree Dr., CITY of HIGHLAND PARK - D. GOLDBERG SHEET NUMBER: 3 OF 5 Page 52 of 52