Zoning Board of Appeals

Regular Meeting

Highland Park, IL · January 15, 2026

Minutes

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, January 15, 2026 7 8 MEETING LOCATION: Council Chambers, City Hall, 1707 St. Johns Avenue, Highland Park, IL 9 10 CALL TO ORDER 11 At 7:30 p.m., Chairperson 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: Chairperson Yablon; Commissioners Aronoff, Harmelech, Treshansky, Weisberg, & 16 Zaransky 17 18 Commissioner Absent: Chase 19 20 Councilmember Absent: Center 21 22 Student Council Present: Zoe Heller 23 24 Staff declared that a quorum was present. 25 26 Guests Present: Mike Salazar, Sales Associate/Platinum Pool 27 28 Staff Present: Hoffmann 29 30 Others Present: Gale Cerabona, Recorder 31 32 Chairperson Yablon welcomed new Student Commissioner, Zoe Heller. 33 34 APPROVAL OF MINUTES 35 Regular Meeting of the Zoning Board of Appeals – November 20, 2025 36 37 Commissioner Weisberg moved to approve the November 20, 2025, regular meeting minutes as drafted. 38 Commissioner Treshansky seconded the motion. 39 40 On a roll call vote 41 Voting Yea Chairperson Yablon; Commissioners Aronoff, Treshansky, Weisberg, & Zaransky 42 Voting Nay: None 43 Abstain: Harmelech 44 45 Chairperson Yablon declared that the motion passed 5-0. 46 47 BUSINESS FROM THE PUBLIC 48 There was no Business from the Public. Zoning Board of Appeal Minutes January 15, 2026 - Page 1 1 2 OLD BUSINESS 3 There was no Old Business. 4 5 NEW BUSINESS 6 1. #VAR-2025-00058 7 Property: 2021 Old Briar Road Appellant: Bogdan Opanasyuk 8 Zoning District: R4 Address: 2021 Old Briar Road, Highland Park, IL 60035 9 10 The petitioner and owner, Bogdan Opanasyuk, 2021 Old Briar Road, Highland Park, IL 60035 requests by 11 authority of Section 150.1204(A)(1) of the Highland Park Zoning Code, variations of provision Section 12 150.703, to encroach into the required side-yard setback for a pool and accessory structures. 13 14 Planner Hoffmann reviewed the proposal: 15 • Project Background 16 o R4 zoning district 17 o relief for a pool, pool equipment (buried underground), and gazebo 18 • Site Location 19 • Aerial View was shown 20 • Plat of Survey 21 • Property Photos were displayed 22 • Proposed Work 23 • Elevations were illustrated 24 o 6 ft. fence is proposed; not for discussion tonight 25 • Other Comments 26 o one public comment 27 • Review 28 29 Some ZBA comments for Staff are….. 30 • Commissioner Treshansky asked if the current owner built this house. Planner Hoffmann said no, a 31 company built the house prior to current ownership. 32 • Commissioner Zaransky asked if equipment would be in the gazebo footprint. Planner Hoffmann 33 said it would be underneath the gazebo, underground. 34 35 Chairperson Yablon swore in Petitioner Mike Salazar, Sales Associate with Platinum Pool who noted there 36 are two frontages which reduces buildable space. The concern is having the pool near the foundation. 37 38 Some ZBA comments for Petitioner are….. 39 • Commissioner Zaransky asked/stated: 40 o how deep the pool is. Mr. Salazar said 6’ deep. 41 o how far the pool is from the current house. Mr. Salazar replied 17’. 42 o other engineers stated pools can be 5.5’ from a foundation. He wonders what the hardship 43 is, and asked if the pool could be moved in the buildable footprint. Mr. Salazar informed 44 that his company typically goes 15-20’ away from the house. 45 o for an explanation on the pit and hardship for the gazebo. Mr. Salazar explained the pool 46 equipment vault is a buried concrete structure with drainage and lighting. He said there 47 could be a different location. Zoning Board of Appeal Minutes January 15, 2026 - Page 2 1 o if there is a sump pump. Mr. Salazar said yes, there is drainage. He could provide more 2 information. 3 o if there is an exhaust. Mr. Salazar responded yes, further detail could be provided. 4 • Commissioner Treshansky asked if moving the pool or shrinking it was considered. Mr. Salazar 5 shared the pool initially was designed at 20x40. He noted the result ended up being 14x40. 6 • Chairperson Yablon asked if the foundation begins at the end of the porch or house. Mr. Salazar said 7 he is unsure. 8 • Commissioner Aronoff asked if the pit could be moved. Mr. Salazar advised he could inquire, and 9 noted equipment would be buried. 10 • Student Commissioner Heller asked if the gazebo and pit could be moved closer to the house. Mr. 11 Salazar stated he is unsure about the gazebo. Planner Hoffmann said in 2023-2024, the holding 12 company owned the house. He shared the owner built the house in 2025. 13 • Commissioner Weisberg asked/said: 14 o how close the pool is to the objecting neighbor. Planner Hoffmann said 12.5’ to the property 15 line. 16 o the other neighbor had no comments. That neighbor raised his hand from the audience. 17 • Commissioner Harmelech asked if the rest of the neighbors are 12’ away. Planner Hoffmann said 18 they are generally more than 12’ away, and noted it depends on their lot size. 19 20 Chairperson Yablon asked if anyone in the audience wishes to speak on this matter. The following came 21 forward: 22 • Marc Siegel stated he has lived on Red Oak for 15 years and in the area for 36 years. He shared he 23 spoke with the owner who wasn’t the original developer. Mr. Siegel raised standard #5 in the code 24 regarding affecting neighboring properties. He said he would be impacted as the pool would be in 25 view from their kitchen. Neighbors share common property lines. They are concerned with grading 26 and flooding; would be helpful to know this information in advance. Mr. Siegel understands this 27 may come later with engineering review. The shared neighbor has significant flooding as do others. 28 With more impervious area, there could be more flooding. The view is also a concern as well as the 29 vault with exhaust and noise from the pump, as it is near their kitchen. He noted there was a lot of 30 buckthorn, so landscaping is more desirable than the proposed wall (wrought-iron fence, etc.). The 31 gazebo would be a concern, as they would be viewing it. Other pools have landscaping. Mr. Siegel 32 would like further detail before an informed decision is made; creative options. 33 34 Chairperson Yablon asked if Mr. Siegel is concerned about light supply. Mr. Siegel replied no, he did 35 not perform a light analysis. He shared there originally was a pitched roof, and now there is a flat 36 roof, so that may omit any light concern. Though he then said he feels these items may block light. 37 38 Mr. Salazar stated it is part of the process to have an engineering review and landscape plan which 39 wasn’t required. 40 41 Final ZBA comments are….. 42 • Commissioner Harmelech asked how bad the exhaust is. Mr. Salazar advised he could obtain that 43 information. 44 • Commissioner Treshansky said, at this juncture, he would vote no due to the encroachment; a big 45 ask. He would like to see the pool be closer to the house to limit the ask. He shares neighbor 46 concerns. Zoning Board of Appeal Minutes January 15, 2026 - Page 3 1 • Commissioner Zaransky concurred. He said he would decouple the pool and gazebo; move closer to 2 the house. The hardship didn’t really address the standards; doesn’t see a hardship for the gazebo. 3 Equipment should be placed by-right. Commissioner Zaransky is not in favor. 4 • Commissioner Weisberg concurred. The hardship is building a pool too close to the house. There is 5 nothing unique; perfect location for a pool doesn’t exist. He would like to see this continued with 6 alterations presented. Commissioner Weisberg is not in favor. 7 • Commissioner Aronoff concurred and would like engineering input. 8 • Commissioner Harmelech concurred and would like to see the owner speak with neighbors and pool 9 contractor to devise a better plan. 10 • Chairperson Yablon concurred, and stated the standards have not been met. She thanked the owner 11 for speaking with neighbors. 12 • Student Commissioner Heller said this plan could decrease neighbors’ property values. 13 • Commissioner Zaransky asked, and Planner Hoffmann said if more information is provided, 14 Engineering Staff could provide comments. 15 16 Planner Hoffman wonders if the pool and gazebo could be separated. Chairperson Yablon said the 17 pool equipment would still be buried. Planner Hoffmann said the pool would still require a variance. 18 19 Commissioner Zaransky stated a conceptual landscape plan could be provided. Planner Hoffmann 20 advised he would express that to the Petitioner. 21 22 • Commissioner Weisberg said it would help if the gazebo was gone. 23 • Commissioner Aronoff concurred that would be less of an ask. 24 • Chairperson Yablon asked, and Planner Hoffmann said fence information could be added to the 25 proposal. 26 • Commissioner Zaransky said he is not expecting the Petitioner to spend money on plans. Mr. Salazar 27 said the owner is working on landscape plans. 28 29 Commissioner Treshansky moved to continue this matter to a date uncertain. Commissioner Harmelech 30 seconded the motion. 31 32 On a roll call vote 33 Voting Yea Chairperson Yablon; Commissioners Aronoff, Harmelech, Treshansky, Weisberg, & 34 Zaransky 35 Voting Nay: None 36 37 Chairperson Yablon declared that the motion passed unanimously. Planner Hoffmann stated the 38 Applicant will re-notice the meeting for neighbors. 39 40 STAFF REPORT 41 There is no Staff Report. 42 43 MISCELLANEOUS 44 Chairperson Yablon reminded everyone that the ZBA should follow Roberts Rules of Order. 45 46 ADJOURNMENT Zoning Board of Appeal Minutes January 15, 2026 - Page 4 1 Commissioner Treshansky moved to adjourn the meeting at 8:20 p.m. Commissioner Weisberg seconded 2 the motion. 3 4 On a voice vote 5 Voting Yea Chairperson Yablon; Commissioners Aronoff, Treshansky, Weisberg, Yablon, & 6 Zaransky 7 Voting Nay: None 8 9 Chairperson Yablon declared that the motion passed unanimously. 10 11 Respectfully Submitted, 12 13 14 Gale Cerabona 15 Recorder 16 17 MINUTES OF NOVEMBER 20, 2025, WERE APPROVED WITHOUT CORRECTIONS. Zoning Board of Appeal Minutes January 15, 2026 - Page 5

Agenda

Packet

PUBLIC NOTICE 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 P.M. on Thursday, January 15, 2026, at City Hall, 1707 St Johns Avenue, Highland Park, Illinois, during which meeting it is anticipated that there will be a discussion of the following items. 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. The City encourages individuals to sign-up for its eNews for important information from the City and its government partners. The City updates its web site 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: CITY OF HIGHLAND PARK ZONING BOARD OF APPEALS Public Hearing Thursday, 01/15/2026 - 7:30 P.M. Council Chambers City Hall, 1707 St Johns Avenue, Highland Park, Illinois AGENDA 1) Call to Order 2) Approval of Minutes a) 11/20/2025 Zoning Board of Appeals Draft Minutes 3) Business from the Public 4) Old Business 5) New Business a) #VAR-2025-00058 Appellant: Bogdan Opanasyuk Property: 2021 Old Briar Rd Address: 2021 Old Briar Rd, Highland Park, IL 60035 Zoning District: R4 The petitioner and owner, Bogdan Opanasyuk, 2021 Old Briar Rd, 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 encroach into the required side yard setback for a pool and accessory structures. 6) Staff Report 7) Miscellaneous 8) Adjournment Page 1 of 1 Page 1 of 20 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, November 20, 2025 7 8 MEETING LOCATION: Council Chambers, City Hall, 1707 St. Johns Avenue, Highland Park, IL 9 10 CALL TO ORDER 11 At 7:30 p.m., Chairperson Bay 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: Chairperson Bay; Commissioners Aronoff, Treshansky, Weisberg, Yablon, & 16 Zaransky 17 18 Commissioner Absent: Chase 19 20 Councilmember Absent: Center 21 22 Student Council Absent: Duenow 23 24 Staff declared that a quorum was present. 25 26 Guests Present: Brett Caplan/Petitioner 27 28 Staff Present: Hoffmann 29 30 Others Present: Gale Cerabona, Recorder 31 32 APPROVAL OF MINUTES 33 Regular Meeting of the Zoning Board of Appeals – November 6, 2025 34 35 Commissioner Yablon moved to approve the November 6, 2025, regular meeting minutes as drafted. 36 Commissioner Zaransky seconded the motion. 37 38 On a roll call vote 39 Voting Yea Chairperson Bay; Commissioners Aronoff, Treshansky, Weisberg, Yablon, & Zaransky 40 Voting Nay: None 41 42 Chairperson Bay declared that the motion passed unanimously. 43 44 BUSINESS FROM THE PUBLIC 45 There was no Business from the Public. 46 47 OLD BUSINESS 48 There was no Old Business. Zoning Board of Appeal Minutes November 20, 2025 - Page 1 Page 2 of 20 1 2 NEW BUSINESS 3 1. #VAR-2025-00057 4 Property: 1331 Hilary Lane Appellant: Brett Caplan 5 Zoning District: R4 & R5 Address: 1331 Hilary Lane, Highland Park, IL 60035 6 7 The petitioner and owner, Brett Caplan of 1331 Hilary Lane, Highland Park, IL 60035 requests by authority of 8 Section 150.1204(A)(4) of the Highland Park Zoning Code, variations of provisions of Section 150.703.3, to 9 construct a screen-porch addition that will exceed the allowable Floor-Area-Ratio/FAR. 10 11 Planner Hoffmann reviewed the proposal: 12 • Project Background 13 o R6 zoning district 14 o built in 2000 15 • Site Location 16 • Aerial View was shown 17 • Plat of Survey 18 • Property Photos were displayed (from Google) 19 • Proposed Work 20 o proposed screened-in porch 21 • Elevations were illustrated 22 • Floor-Area-Ratio/FAR 23 • Variation 24 o approved in 2006 for FAR (discrepancy from what’s there today) 25 • Other Comments 26 o there were none 27 • Review 28 29 Some questions/comments from ZBA to Staff are….. 30 • Chairperson Bay asked: 31 o about the variance in 2006, and Planner Hoffmann said it was for an addition. 32 o if this is a larger amount. Planner Hoffmann noted it is the same footprint; could have been 33 a miscalculation. 34 o if the owner is different from 2006. Planner Hoffmann advised the home is still in the family. 35 • Commissioner Yablon asked: 36 o if the existing porch goes toward FAR. Planner Hoffmann said it does, when it’s enclosed. 37 o what the dimensions are. Planner Hoffmann will review same. 38 • Chairperson Bay asked if there is any foundation work. Planner Hoffmann stated there would be 39 some new coverage; no setback request. 40 • Commissioner Weisberg asked if the pergola is not enclosed. Planner Hoffmann said it would not 41 count in the FAR. 42 • Commissioner Zaransky asked if the whole neighborhood is over the lot area. Planner Hoffmann 43 reviewed same. 44 • Commissioner Bay asked: 45 o what the allowable FAR is. Planner Hoffmann stated it is based on the lot area and 46 illustrated that section of the code. Zoning Board of Appeal Minutes November 20, 2025 - Page 2 Page 3 of 20 1 o if the other houses are over the FAR like this Petitioner is requesting. Planner Hoffmann said 2 this proposal is 5% over the others. 3 o asked, and Planner Hoffmann referred to the packet for other lot sizes and displayed same. 4 • Commissioner Yablon identified Page 17, and stated there’s a wide range (of lot sizes). 5 • Commissioner Bay asked if there is a current survey. Planner Hoffmann said Staff accepts the 6 architect’s drawings, as they are licensed by the State. 7 • Commissioner Yablon asked if there is a bonus FAR. Planner Hoffmann stated this is over. 8 9 Chairperson Bay swore in Petitioner Brett Caplan who advised the existing deck is deteriorating, The balcony 10 off the primary bedroom is not structurally sound; has become a window. The deck size is being reduced. 11 They always envisioned this as a porch; fits in; cannot be seen from the street; backs up to a highway. 12 13 Mr. Caplan stated his parents owned the house in 2006. Regarding the difference in calculations, the garage 14 may not have been included. The standards were addressed (they are not reselling, other houses have 15 similar structures, is consistent). 16 17 More ZBA comments are….. 18 • Chairperson Bay asked what the hardship is (if this isn’t granted). Mr. Caplan shared, as they are 19 next to a highway, it is very buggy and noisy, so they would like a nice area in which to sit outside. 20 • Commissioner Treshansky asked if the lot size would be a hardship. Mr. Caplan said there is an 21 angle, and it slopes down; is gradient. 22 • Commissioner Yablon asked how large the porch is. Mr. Caplan believes it is 11x22. Planner 23 Hoffmann clarified it is 15.5x23. 24 25 Chairperson Bay asked if anyone in the audience wishes to speak on this matter. There was no one. 26 27 Final ZBA comments are….. 28 • Chairperson Bay asked if notice was provided to neighbors. Mr. Caplan reported the neighbors are 29 excited to celebrate this. 30 • Commissioner Aronoff doesn’t see a hardship, but the explanation suffices. He is in favor. 31 • Commissioner Weisberg said it makes a lot of sense to enclose it but doesn’t believe standard #2 is 32 met. He could be persuaded. 33 • Commissioner Zaransky said it seems like a big ask; exceeds the ratio. There could be a math error. 34 He is sympathetic to highway noise; makes sense; is reasonable. 35 • Commissioner Treshansky said a deck could be repaired. The packet addresses the hardship. Seems 36 like a big ask. Alternatives were considered but aren’t feasible options. He is in favor. 37 • Commissioner Zaransky asked if there is a wetland. Planner Hoffmann said there’s a river; flood 38 plain area; has a lot of detention/easements; can’t be built on due to Skokie River. He reminded that 39 Engineering Staff would review this. 40 • Commissioner Yablon believes the standards have been met. The letter spells out the hardship 41 (water, flood plain). She sees the need for an outside area that is inside and elevated; is in favor. FAR 42 is high; the ask is not unreasonable. 43 • Chairperson Bay doesn’t believe the standards have been met, FAR is substantially over. He is not in 44 favor and doesn’t see justification for a larger structure. 45 46 A straw poll was taken: Zoning Board of Appeal Minutes November 20, 2025 - Page 3 Page 4 of 20 1 • Commissioner Aronoff asked if the room is heated and cooled…..or just screened. Mr. Caplan said it 2 is only screened. They may add a heat lamp. Commissioner Aronoff is on the fence. 3 • Commissioner Weisberg said one should be able to screen in a porch; though, it’s a convenience. He 4 is not in favor. 5 • Commissioner Zaransky asked if the Petitioner’s house is bigger. Something seems missing, as all of 6 the houses are over. Chairperson Bay said that information would be relevant. They are bound by 7 the code; a gross ask. Commissioner Zaransky would approve this; hardship is what this backs up to. 8 • Commissioner Treshansky said he is in favor. 9 • Commissioner Yablon shared she would approve this. Seems like the numbers are off. 10 • Chairperson Bay is not in favor. 11 • Commissioner Aronoff asked about FAR. Commissioner Zaransky said the average is 37%. 12 • Commissioner Zaransky said the letter explains the hardship. He would be in favor. 13 14 Planner Hoffmann concluded if the motion to approve fails, Staff could draft a denial order; a continuance. 15 16 Commissioner Yablon moved to adopt the variance as drafted. Commissioner Treshansky seconded the 17 motion. 18 19 On a voice vote 20 Voting Yea Commissioners Aronoff, Treshansky, Yablon, & Zaransky 21 Voting Nay: Chairperson Bay; Commissioner Weisberg 22 23 Chairperson Bay declared that the motion passed 4-2. 24 25 STAFF REPORT 26 There is no Staff Report. 27 28 MISCELLANEOUS 29 1. Outgoing Member 30 Commissioner Yablon read the Proclamation for Chairperson Bay who thanked everyone. Commissioner 31 Zaransky said Chairperson Bay has been a phenomenal Board Member and is highly respected. Chairperson 32 Bay said, over the last 8 years, it has been an honor to serve and also work with Staff. 33 34 ADJOURNMENT 35 Commissioner Weisberg moved to adjourn the meeting at 8:23 p.m. Commissioner Treshansky seconded 36 the motion. 37 38 On a voice vote 39 Voting Yea Chairperson Bay; Commissioners Aronoff, Treshansky, Weisberg, Yablon, & Zaransky 40 Voting Nay: None 41 42 Chairperson Bay declared that the motion passed unanimously. 43 44 Respectfully Submitted, 45 Gale Cerabona/Recorder 46 47 MINUTES OF NOVEMBER 6, 2025, WERE APPROVED WITHOUT CORRECTIONS. Zoning Board of Appeal Minutes November 20, 2025 - Page 4 Page 5 of 20 Memorandum Date: January 15, 2026 To: Chair Alexis Yablon & Zoning Board of Appeals (“ZBA”) From: Patrick Hoffmann, Planner II & Staff Liaison Subject: 2021 Old Briar Rd Application Summary ________________________________________________________________________________________ APPLICATION SUMMARY: The petitioner and owner, Bogdan Opanasyuk, (the “Applicant”) of 2021 Old Briar Rd, Highland Park, IL 60035, (the “Property”) request by authority of Section 150.1204(A)(1) of the Highland Park Zoning Code, variation of provision Section 150.703 to encroach into the required side yard setback along the both northern and eastern property line to a new pool, pool equipment, and gazebo. The subject property is located within the R4 zoning district. In 2023, the property constructed a major addition expanding upon the original house. The Applicant seeks relief from Section 150.703 by authority of Section 150.1204(A)(1): (i) To encroach into the north side yard setback of 19 feet by 9.75 feet for a pool, (ii) To encroach into the east side yard setback of 12 feet by 9 feet and north side yard setback of 19 feet by 8.5 feet for pool equipment, (iii) To encroach into the east side yard setback of 12 feet by 9 feet and north side yard setback of 19 feet by 8.5 feet for a gazebo; Located in the R4 zoning district, this property is considered a corner lot with frontages along Old Briar Rd and Red Oak Ln. As a corner lot, the other zoning required setbacks are set by the neighboring properties, therefore, this property has two side yard requirements and no zoning rear yard requirement. The northern side yard is 19 feet and the eastern side yard is the minimum 12 feet for a total side yard requirement of 31 feet. The proposed pool will encroach into the northern side yard, while the gazebo and pool equipment will encroach into both the northern and eastern side yard. In the event the variations are approved, the Applicant is required to get a building permit before construction. This is a request for Chapter 150 zoning variation and requires the ZBA to use the Article 12 Zoning Standards of Approval. NEIGHBOR & CITY COMMENTS: • There are no additional comments 1 Page 6 of 20 Memorandum ATTACHMENTS: • Location Map & Copy of Legal Notice • Applicant’s Packet • Draft Approval Order 1 1 All Approval Orders are to be considered drafts and are not a recommendation by City Staff. The Board may approve, approve with conditions, deny, or continue an application. 2 Page 7 of 20 Zoning Variance Request Application SUBJECT PROPERTY INFORMATION FOR INTERNAL USE ONLY Property Address: Case#: 2021 Old Briar Rd, Highland Park, IL 60035 Property's Current Zoning: Property's Current Use: Date Received: R-4 Primary Residence Lot/rract Area S : Minimum Lot Area for Applicable Zoning District SF): Hearing Date: ( F) ( 21 ?4 3 S F Legal Description (note if attached): LOT 1 IN EPSTEIN' S SUBDIVISION, BEING A SUBDIVISION OF PART OF THE ee Paid: NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 34, TOWNSHIP 43 F Third Party Deposit: NORTH, RANGE 12. Brief Project Description =variance request to move the pool structure to the desired area Applicant'sName: o da B g n "Bo" Opanasyuk Address (City, State, ZIP): 2021 Old Briar Road, Highland Park, IL 60035 Property Ow ner'sName Qf the Petitioner is not the legal owner of the property : ) Bogdan "Bo" Opanasyuk Address (City, State, ZIP): 2021 Old Briar Road, Highland Park, IL 60035 Attorney or Re12resentative Counsel ContactName: amiz Dabab R neh - Engineer Address (City, State, ZIP): . ngmeenng.com RBD E . . GI env1ew, IL ContactName: ke Sa aza Mi l r f latinu o P m Pools Address (City, state, Z IP): 300 Industrial Lane, Wheeling, IL 60090 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/permit/authorization, 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/permit/authorization, and that the applicant will comply with all applicable laws and ct to the requested license/permit/authorization. !y.29i J/i --�"'"'--"- Date Sworn to before me this __ day of ______, 20__. Sworn to before me this __ day of ______, 20__, Notary Notary Updated 03.20.2024 Zoning Variation Application Page 1 of 18 Page 8 of 20 LEGAL NOTICE - Lake County News-Sun – 12/31/2025 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, January 15, 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-2025-00058 Petitioner: Bogdan Opanasyuk Zoning District: R6 Subject Property: 2021 Old Briar Rd Highland Park, Illinois 60035 The petitioner and owner, Bogdan Opanasyuk, 2021 Old Briar Rd, 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 encroach into the required side yard setback for a pool and accessory structure. The Subject Property, commonly known as 2021 Old Briar Rd, is legally described as follows: LOT 1 IN EPSTEIN'S SUBDIVISION, BEING A SUBDIVISION OF PART OF THE NORTHWEST 1/ 4 OF THE SOUTHEAST 1/4 OF SECTION 34, TOWNSHIP 43 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 3, 1956 AS DOCUMENT 918156, IN BOOK 1468 OF RECORDS, PAGE 520, IN LAKE COUNTY, ILLINOIS. PIN: 16-34-401-011-0000 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 9 of 20 Letter of Hardship 2021 Old Briar Rd Highland Park, IL 60035 Dear Honorable Members of the Board of Appeals, I am writing to respectfully request a variance for the side yard setback requirement at my property, 2021 Old Briar Road, Highland Park, IL 60035, as this requirement creates an undue hardship on my family and me. This application is submitted on my behalf, property owner Bogdan Opanasyuk, to allow for the safe and reasonable installation of a pool. The following points detail the specific hardships and unique circumstances of my property that necessitate this variance: Existing Structural Constraints and Safety: The current setback requirement necessitates digging the pool at a distance that would place it excessively close to the foundation of the newly constructed house. This proximity raises significant concerns regarding the long-term structural integrity and stability of the home, which is a direct and unavoidable safety related hardship. Disproportionate Corner Lot Requirement: While the normal side yard setback in this area is 12 feet, my property, due to its designation as a corner lot, is required to adhere to a 19-foot setback. This seven-foot increase is disproportionately burdensome and restricts the usable area of the side yard compared to interior lots in the neighborhood. Unique Lot Configuration Restricts Usable Space: As a corner lot, the property inherently has two frontages, which substantially reduces the effective and usable side yard area available for common residential amenities like a pool. The existing lot lines and the 19- foot requirement combine to create a uniquely constrained space that makes the pool project practically unfeasible without the variance. Minimum Necessary Variance: The variance being sought is the absolute minimum amount necessary to safely install the proposed pool. Granting this relief will not substantially alter the essential character of the neighborhood and is required simply to allow for a reasonable amenity enjoyed by other residents on standard lots. I respectfully ask for your favorable consideration of this application. I am prepared to provide any additional documentation or information the Board may require to demonstrate the necessity of this variance. Sincerely, Bogdan “Bo” Opanasyuk December 5, 2025 Page 10 of 20 As-Built Survey LOT 1 IN EPSTEIN’S SUBDIVISION, BEING A SUBDIVISION OF PART OF THE NORTHWEST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 34, TOWNSHIP 43 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 3, 1956 AS DOCUMENT 918156, IN BOOK 1468 OF RECORDS, PAGE 520, IN LAKE COUNTY, ILLINOIS. REC & MEAS 668.20 103.05’ 00’ FENCE IS 10. 668.38 668.42 668.68 668.77 669.18 0.31’S & 0.51’E 10 FT UTILITY EASEMENT 668.80 LEGEND 610.00 EXISTING ELEVATION 668. 88 609 EXISTING CONTOUR 669. 57 669. 64 669. 45 669. DRAINAGE FLOW 54 669. 25 EXISTING STORM SEWER 668. 80 669. 670. 09 670. EXISTING SANITARY SEWER 90 26 670. 33 669. 97 670. 20 W EXISTING WATER LINE 669. 23 669. 90 670. 41 670. 34 670. 05 667. 670. 00 45 670. 40 670. 73 668. 01 668. 84 4" DRAIN PIPE 670. 668. 00 WW WINDOW WELL 00 670. 31 669. 33 669 S SUMP PUMP . DRIVEWAY 00 B-BOX 670. 02 669. B 05 668. 15 668. 28 COVERED DECK 667. 66 668. 50 C CLEANOUT 668. 88 669. 93 670. 00 669. 84 668. 96 670. 32 669. 79 669. 75 669. 66 44 669. 23 669. 73 9. WW 00 RED OAK LANE 668. 80 669. 36 669. 670. 39 83 671. 02 66’PUBLI C ROAD 668. 61 669. 94 669. 66 670. 36 669. 88 669. 80 RESIDENCE #2021 WW 669. 40 WW T/F=670.52 669. 70 670. 00 668. 84 669. 73 Catch Basin 670. 45 669. 70 Rim = 668.60’ 669. 67 Inv. =667.30’ S 668. 52 669. 88 669. 92 670. 10 669. 65 SLAB 669. 83 669. 54 669. 47 669. 69 671. 06 669. 71 Address: 669. 45 668. 669. 70 669. 65 76 2021 Old Briar Rd., Highland Park, 667. 83 C 669. 25 669. Illinois, Lake County, 60035 668. 49 02 669. 52 S ani tar ySer vic e 6"PVCS D R26 DRIVEWAY 64L F@ 1. 00% 669. 21 669. 81 668. 97 668. 51 668. 97 667. 84 IMPERVIOUS AREA CALCULATIONS: Storm pipe TOTAL LOT AREA : 21743 SF RECORD 6" PVC SDR26 89’ @ 1.0% slope HOUSE AREA = 4159.50 SF DRIVEWAY AREA = 2173.60 SF 668. 98 WINDOW WELL AREA = 125.90 SF 669. 670. 02 669. 90 69 PATH AREA = 323.76 SF PATIO AREA = 111.30 SF COVERED DECK AREA = 917.18 SF Catch Basin Rim = 668.55’ 66 Inv. =665.56’ SW 668. 39 Inv. =665.56’ E IMPERVIOUS TOTAL = 7811.24 SF 9. 669. 25 00 88.5’ ,1-1/2"CopperType K PERVIOUS TOTAL =13931.76 SF 668. 60 668. 56 Storm pipe 6" PVC SDR26 Catch Basin 00 71’ @ 1.0% slope 668. Rim = 668.37’ 00 668. 88 . Inv. =666.39’ N 669 Inv. =666.39’ W 670. 17 669. 51 668. 57 668. 71 669. 16 669. 60 667. 668. 88 82 668. 88 667. 39 667. 88 Storm pipe C 669. 47 669. 69 LYK IY 667. 84 6" PVC SDR26 667. 46 43’ @ 1.0% slope B 669. 28 R H 667. 41 667. O VA 72 667. 41 66 L 667. 43 062.067021 LA 9. 00 E REGISTERED 668. 28 P PROFESSIONAL 668.03 668.48 669.11 ENGINEER 669.44 668. 63 OF Existing Catch Basin Existing Catch Basin IL S Rim = 667.34’ LINO I Inv. =664.03’ N Rim = 668.27’ Inv. =664.03’ S OLD BRIAR RD Inv. =667.03’ E Inv. =667.03’ W Inv. =665.13’ E By November 21, 2024 Illinois Professional Engineer Certificate No. 062.067021 Expiration date: 11-30-2025 No. Revision/Issue Date Client Name and Address: Date Project Scal e Firm Name and Address: Sheet AB Homeland Sales and Development Fluenta Consulting 1"-10’ 6503 N. Le Mai Ave 201 E. Lakeside Dr., Lincolnwood, IL 60712 Vernon Hills, IL 60061 Tel: (773) 575-6050 Tel: 773-349-5881 Page 11 of 20 103' N 90° 32' 3" E 10' 6" 12' 6" 5' x 10' Underground 19' 16' Equipment Vault 40' 41' 6' 6" 10' 8' 14' 5' 20' 45' 8' 16' 8' 7' 6" 15' 6" Proposed 10' x 20' Gazebo Site Plan for 2021 Old Briar 3' 10' 19' Rd by Bogadan Opanasyuk 17' VAR-2025-00058 16' ZBA January 15, 2026 36' 23' S 0° 5' 31" E N 0° 5' 12" W 210' 10" 210' 8" S 90° 27' 57" W 103' Page 12 of 20 Page 13 of 20 VAR-2025-00058 2021 Old Briar Rd 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 BOGDAN OPANASYUK APPEAL NO. ZBA VAR-2025-00058 FOR VARIATION VARIANCE APPROVAL ORDER This order (“Order”) concerns the petitioner and owner Bogdan Opanasyuk of 2021 Old Briar Road, 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 2021 Old Briar Rd, 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, 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 swimming pool, equipment, and gazebo as depicted on the Plans within Exhibit B. a. To encroach into the north side yard setback of 19 feet by 9.75 feet for a pool, b. To encroach into the east side yard setback of 12 feet by 9 feet and north side yard setback of 19 feet by 8.5 feet for pool equipment, Page 14 of 20 VAR-2025-00058 2021 Old Briar Rd c. To encroach into the east side yard setback of 12 feet by 9 feet and north side yard setback of 19 feet by 8.5 feet for a gazebo; 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 January 15, 2026. 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 north side yard setback of 19 feet by 9.75 feet for a pool, (ii) To encroach into the east side yard setback of 12 feet by 9 feet and north side yard setback of 19 feet by 8.5 feet for pool equipment, (iii) To encroach into the east side yard setback of 12 feet by 9 feet and north side yard setback of 19 feet by 8.5 feet for a gazebo; 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: Page 15 of 20 VAR-2025-00058 2021 Old Briar Rd a. Site Plan for 2021 Old Briar Rd by Bogdan Opanasyuk, Case #VAR-2025- 00058, for the January 15, 2026 ZBA meeting, b. Proposed Elevation, for proposed gazebo, dated for January 15, 2026 ZBA meeting; 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. 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 January 15, 2026 ZONING BOARD OF APPEALS CITY OF HIGHLAND PARK LAKE COUNTY, ILLINOIS By: Alexis Yablon, Chairman # 5146803_v2 Page 16 of 20 VAR-2025-00058 2021 Old Briar Rd EXHIBIT A LEGAL DESCRIPTION OF THE PROPERTY The Subject Property, commonly known as 2021 Old Briar Rd, is legally described as follows: LOT 1 IN EPSTEIN'S SUBDIVISION, BEING A SUBDIVISION OF PART OF THE NORTHWEST 1/ 4 OF THE SOUTHEAST 1/4 OF SECTION 34, TOWNSHIP 43 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 3, 1956 AS DOCUMENT 918156, IN BOOK 1468 OF RECORDS, PAGE 520, IN LAKE COUNTY, ILLINOIS. PIN: 16-34-401-011-0000 Page 17 of 20 VAR-2025-00058 2021 Old Briar Rd EXHIBIT B [PLANS] Page 18 of 20 103' N 90° 32' 3" E 10' 6" 12' 6" 5' x 10' Underground 19' 16' Equipment Vault 40' 41' 6' 6" 10' 8' 14' 5' 20' 45' 8' 16' 8' 7' 6" 15' 6" Proposed 10' x 20' Gazebo Site Plan for 2021 Old Briar 3' 10' 19' Rd by Bogadan Opanasyuk 17' VAR-2025-00058 16' ZBA January 15, 2026 36' 23' S 0° 5' 31" E N 0° 5' 12" W 210' 10" 210' 8" S 90° 27' 57" W 103' Page 19 of 20 Page 20 of 20