Zoning Board of Appeals

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, November 6, 2025, 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, 11/06/2025 - 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) 10/16/2025 Zoning Board of Appeals Draft Minutes 3) Business from the Public 4) Old Business 5) New Business a) #VAR-2025-00056 Appellant: Megan Coyle Property: 2789 Oak St Address: 606 W Aldine Ave #3W, Chicago IL 60657 Zoning District: R4 & R5 The petitioner Megan Coyle of Roll Studio LLC at 606 W Aldine Ave #3W, Chicago IL 60657 on behalf of the owners Rachel and David Chaimovitz, of 2789 Oak St, Highland Park, IL 60035, requests by authority of Section 173.030, of the Highland Park Code, variation of provision of Section 173.010(C), to exceed the maximum allowable four feet fence height requirement within a required front yard. 6) Staff Report a) 2026 Meeting Resolution 7) Miscellaneous 8) Adjournment Page 1 of 1 Page 1 of 31  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, October 16, 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, Chase, Treshansky, Weisberg, Yablon, & 16 Zaransky 17 18 Councilmember Present: Center 19 20 Student Council Absent: Duenow 21 22 Staff declared that a quorum was present. 23 24 Guests Present: Cal Bernstein, Attorney/Samuels & Bernstein 25 Michael Hershenson, Principal Architect/Michael Hershenson Architects 26 Andrew Venamore, CEO/H.G.B. 27 Deborah Goldberg, Petitioner (via telephone) 28 29 Staff Present: Hoffmann 30 31 Others Present: Gale Cerabona, Recorder 32 33 Chairperson Bay introduced Jeffrey Aronoff, new ZBA Commissioner, who shared he has lived in Highland 34 Park for 25 years. 35 36 APPROVAL OF MINUTES 37 Regular Meeting of the Zoning Board of Appeals – August 21, 2025 38 39 Commissioner Yablon moved to approve the August 21, 2025, regular meeting minutes as drafted. 40 Commissioner Zaransky seconded the motion. 41 42 On a roll call vote 43 Voting Yea Chairperson Bay; Commissioners Aronoff, Chase, Treshansky, Weisberg, Yablon, & 44 Zaransky 45 Voting Nay: None 46 47 Chairperson Bay declared that the motion passed unanimously. 48 Zoning Board of Appeal Minutes October 16, 2025 - Page 1 Page 2 of 31  1 Councilperson Center arrived at 7:32 p.m. 2 3 BUSINESS FROM THE PUBLIC 4 There was no Business from the Public. 5 6 OLD BUSINESS 7 1. #VAR-2025-00047 8 Property: 175 Prospect Avenue 9 Zoning District: R4/LFOZ 10 Appellant: 175 Prospect, LLC 11 Address: 1319 Stratford, Deerfield, IL 60015 12 13 The petitioner and owner, 175 Prospect, LLC of 1319 Stratford, Deerfield, IL 60015 for the property 175 14 Prospect Avenue, Highland Park, IL 60035, requests by authority of Section 150.1204(A)(1) of the Highland 15 Park Zoning Code, a variation of provision Section 150.711 to construct a new primary structure that will 16 encroach into the Established Building Setback/EBS. 17 18 Planner Hoffmann reviewed the proposal (continued from the June, 2025, ZBA meeting): 19 • Project Background 20 o R4 zoning district 21 o meeting was re-noticed 22 • Site Location 23 • Aerial View 24 o Steep Slope Zone/SSZ 25 • Plat of Survey 26 o demolishing existing building and building a new home 27 • Property Photos 28 • Proposed Work 29 o proposed and required setbacks were identified 30 • Established Building Setback/ESB – 68.5’ 31 • Typography was illustrated 32 • Elevations were displayed 33 • Historic Preservation Commission/HPC 34 o demolition delay expires on February 14, 2026 35 • Other Comments 36 o tree preservation will be addressed during permitting 37 o two letters of support in packet 38 o one letter from neighbor who is present this evening 39 • Review 40 41 Some ZBA questions for Staff are….. 42 • Chairperson Bay asked, and Planner Hoffmann said more details have now been provided. 43 • Commissioner Weisberg said this house will be demolished. Planner Hoffmann said yes, on February 44 14, 2026. 45 • Commissioner Yablon asked, regarding the letters of support, how far away those houses are from 46 the Petitioner’s. Planner Hoffmann will review same. 47 Zoning Board of Appeal Minutes October 16, 2025 - Page 2 Page 3 of 31  1 Mr. Cal Bernstein, Attorney with Samuels & Bernstein, who was previously sworn, said the neighbors who 2 wrote support letters live approximately one block away from Petitioner. He explained the owners recently 3 purchased the house and will demolish it after the expiration of the delay. Mr. Bernstein advised the sale 4 occurred. Members of this LLC were born and raised in Highland Park and are returning home. He noted this 5 is a corner lot and explained the established front-yard setback history. Both of the lots at 175 Prospect and 6 203 Prospect are much shorter. This is affected by the ravine, in part, and is driving this request. The lot 7 slants and is pie-shaped. Currently, there is heavy vegetation in the parkway. The house doesn’t have a 8 functioning backyard. The new home will be closer to the street and offer a true backyard. The owner of 203 9 Prospect would not be affected. Currently an $11,000 square-foot house could be built. The new home will 10 be 6,800 square feet. 11 12 Some ZBA comments are….. 13 • Chairperson Bay recalled this request was suggested to be less of an ask. 14 • Commissioner Treshansky asked if adjacent neighbors were spoken to. Mr. Bernstein said yes. That 15 is the neighbor who stated he wouldn’t be affected. 16 17 Mr. Michael Hershenson, Principal Architect with Michael Hershenson Architects and who was previously 18 sworn, advised if the house is pushed back, one couldn’t back out of the garage and would be in the setback 19 of the ravine. With the new house, the bulk of the house would be 5’ further back. They tried to move the 20 house back. This is a traditional home with some transitional elements; fits in with the neighborhood; won’t 21 affect anyone. 22 23 Chairperson Bay asked if anyone in the audience wishes to speak on this matter. There was no one. 24 25 More ZBA comments are….. 26 • Chairperson Bay asked what percentage would be set back. Mr. Hershenson replied 60%. 27 • Commissioner Yablon said on the west side, room is needed not to be in the SSZ. She asked why not 28 flip the house. Mr. Hershenson commented the garages would be facing Lake Avenue. Planner 29 Hoffmann noted there is a restriction on garage doors; however, they could face a street. Mr. 30 Hershenson believes they would receive pushback from neighbors. 31 32 Mr. Bernstein said the trend is not to have garage doors face the street. He shared the new home is 33 two stories and would comply with the height. The existing home is three stories. This would 34 mitigate bulk in the front yard. 35 36 Regarding standards, the owner will not sell the home and cannot get a reasonable return without 37 obtaining a variance. An 11,000 square-foot house could be built which wouldn’t be in keeping with 38 the neighborhood. This will also have a functioning backyard. If the house was made smaller, there 39 wouldn’t be a material difference, as a functioning backyard is needed. The house lines up with the 40 homes to the west. This is a two-lot block. The site context is creating the hardship. There are large 41 lots on this block. The variance will preserve the block, existing streetscape. Houses to the east are 42 10,000 square feet. The lots are vastly different. 43 44 • Commissioner Weisberg said some public members were against this. Mr. Bernstein concurred, and 45 said one neighbor is present tonight. 46 • Commissioner Chase asked, based on the site plan, if there is a swimming pool in the back with a 47 deck. Mr. Hershenson said there is a standard 20x40 pool with a patio. He noted, when exiting the Zoning Board of Appeal Minutes October 16, 2025 - Page 3 Page 4 of 31  1 house on the first floor, it is 4’ above grade. Mr. Hershenson reiterated the setback prohibits pulling 2 out of the garage; doesn’t have anything to do with the patio. 3 4 Mr. Bernstein concluded this is a difficult lot. They only need one variance regarding the EBS. 5 6 Chairperson Bay asked if anyone in the audience wishes to speak on this matter. The following was sworn in: 7 • Lauren Wood said she lives across the street, and expressed the ZBA should support the Strategic 8 Plan. Variances undermine the character of the neighborhood. She, too, lives in a Howard Van 9 Doren Shaw home and had to revise her plan several times before being granted a variance. A 25’ 10 variance is large. Neighbors weren’t in favor before or now. Ms. Wood explained setbacks on the 11 block. She stated they are very interested in preserving the block. The current garage faces Lake 12 Avenue, and there is no issue now. A four-car garage is excessive. Ms. Wood believes things could 13 be shifted. 14 15 Chairperson Bay asked, and Ms. Wood replied other neighbors could not attend this evening. He 16 asked what her major objection is. Ms. Wood stated the setback, as there is no privacy now. The 17 current house is an eyesore. New neighbors should be respectful and fit in with the community; too 18 encroaching on their yard. 19 20 Final ZBA comments are….. 21 • Commissioner Yablon asked about the four-car garage and space needed to back out. Mr. 22 Hershenson said the owner wants a four-car garage. The back-up space is 24’ which is typical. The 23 current garage faces the ravine rather than Lake Avenue. A three-car garage could tweak things (to 24 the west and back). 25 • Chairperson Bay asked how many feet that would be. Mr. Hershenson said approximately 4’ back. 26 Planner Hoffmann said the house at 203 Prospect is 55’ from the front property line. 27 • Commissioner Treshansky believes all of the standards have been met. Is the ask too big? He is 28 inclined to support it and understands the neighbor’s concern. 29 • Commissioner Weisberg said he would support this, as the standards have been met. 30 • Commissioner Chase is not certain that standard #1 has been met. It’s a big ask and setback. It’s a 31 large building with a large garage. 32 • Commissioner Zaransky supports this. The ESB is a silly arbitrary number, as houses are 30’ setback 33 from the street. It won’t impact the neighborhood. 34 • Commissioner Aronoff believes the standards have been met; will not cause a negative impact. 35 • Commissioner Yablon appreciates the detail, plans, and return to the ZBA. She has a hard time with 36 standard #1 being met. 37 • Chairperson Bay noted, since opposing neighbors aren’t in attendance, he is more in favor and 38 supports this. 39 40 Commissioner Zaransky moved to approve the variation as presented. Commissioner Treshansky seconded 41 the motion. 42 43 On a roll call vote 44 Voting Yea Chairperson Bay; Commissioners Aronoff, Treshansky, Weisberg, & Zaransky 45 Voting Nay: Commissioners Chase & Yablon 46 47 Chairperson Bay declared that the motion passed 5-2. Zoning Board of Appeal Minutes October 16, 2025 - Page 4 Page 5 of 31  1 2 NEW BUSINESS 3 1. #VAR-2025-00055 4 Property: 71 Indian Tree Drive 5 Zoning District: R5 6 Appellant: Deborah Goldberg 7 Address: 71 Indian Tree Drive, Highland Park, IL 60035 8 9 The petitioner, Andrew Venamore of H.G.B. at 602 Academy Drive, Northbrook, IL, on behalf of the owner, 10 Deborah Goldberg of 71 Indian Tree Drive, Highland Park, IL 60035, request by authority of Section 11 150.1204(A)(1) of the Highland Park Zoning Code, a variation of provision Section 150.703 to construct a 12 new garage that will encroach into the required side-yard setback. 13 14 Planner Hoffmann reviewed the proposal: 15 • Project Background 16 o R4 zoning district 17 o built in 1949 18 • Site Location 19 o corner lot 20 • Aerial View 21 • Plat of Survey 22 • Property Photos 23 • Proposed Work 24 o relief is for 1’ into the setback for the garage 25 • Other Comments 26 o tree preservation will be addressed during permitting 27 • Review 28 29 Planner Hoffmann advised the homeowner is in attendance via telephone. 30 31 Chairperson Bay swore in Mr. Andrew Venamore, CEO with H.G.B., who advised they are building a 32 detached garage on the rear of the property. The current attached one-car garage is tight. If the garage was 33 relocated, two trees would be lost, etc. This allows the least impact on neighbors. 34 35 Chairperson Bay asked: 36 • if there is a little bit of space between the house and garage. Mr. Venamore said yes, there is 3’. He 37 stated a fence might be placed. Planner Hoffmann said if this was reduced to 2’, a different variation 38 would be needed. 39 • if the neighbors had comments. Mr. Venamore said the owner hasn’t received any. Ms. Goldberg, 40 the homeowner via phone, was sworn in, and advised the neighbors are pleased. 41 42 Chairperson Bay asked if anyone in the audience wishes to speak on this matter. There was no one. 43 44 Some ZBA comments are….. 45 • Commissioner Aronoff is in favor. 46 • Commissioner Chase said the standards have been met. She is in favor. 47 • Commissioner Zaransky thanked the Petitioner for a great presentation. He is in favor. Zoning Board of Appeal Minutes October 16, 2025 - Page 5 Page 6 of 31  1 • Commissioner Weisberg is in favor. 2 • Commissioner Treshansky is in favor. 3 • Commissioner Yablon believes the standards have been met. She is in favor. 4 • Chairperson Bay concurred. 5 6 Commissioner Chase moved to accept the draft order as presented. Commissioner Weisberg seconded the 7 motion. 8 9 On a roll call vote 10 Voting Yea Chairperson Bay; Commissioners Aronoff, Chase, Treshansky, Weisberg, Yablon, & 11 Zaransky 12 Voting Nay: None 13 14 Chairperson Bay declared that the motion passed unanimously. 15 16 STAFF REPORT 17 1. 2026 Meeting Resolution 18 Planner Hoffmann asked for comments. Commissioner Chase said April 2 is the second night of Passover. 19 Chairperson Bay concurred. Planner Hoffmann will review an alternate meeting date for April. 20 21 2. 2026 ZBA Work Plan 22 Planner Hoffmann said this is informational for the budget and ZBA operations. 23 24 MISCELLANEOUS 25 There are no Miscellaneous items. 26 27 ADJOURNMENT 28 Commissioner Zaransky moved to adjourn the meeting at 8:44 p.m. Commissioner Yablon seconded the 29 motion. 30 31 On a voice vote 32 Voting Yea Chairperson Bay; Commissioners Aronoff, Chase, Treshansky, Weisberg, Yablon, & 33 Zaransky 34 Voting Nay: None 35 36 Chairperson Bay declared that the motion passed unanimously. 37 38 Respectfully Submitted, 39 40 41 Gale Cerabona 42 Recorder 43 44 MINUTES OF AUGUST 21, 2025, WERE APPROVED WITHOUT CORRECTIONS. Zoning Board of Appeal Minutes October 16, 2025 - Page 6 Page 7 of 31  Memorandum Date: November 6, 2025 To: Chair Jami Bay & Zoning Board of Appeals (“ZBA”) From: Patrick Hoffmann, Planner II & Staff Liaison Subject: 2789 Oak St, Application Summary ________________________________________________________________________________________ APPLICATION SUMMARY: The petitioner Megan Coyle of Roll Studio LLC at 606 W Aldine Ave #3W, Chicago IL 60657 on behalf of the owners Rachel and David Chaimovitz, (the “Applicant”) of 2789 Oak St, Highland Park, IL 60035, Highland Park, IL 60035, (the “Property”) request by authority of Section 173.030 of the Highland Park Zoning Code, variation of provision Section 173.010(C) to exceed the maximum allowable 4 feet fence height. The subject property is located within the R4 & R5 zoning district and is currently under construction. The Applicant seeks relief from Section 173.010(C) by authority of Section 173.030: (i) To exceed the maximum allowable fence height of 4 feet while within the required front yard by 2 feet for a total of 6 feet; The applicant is proposing a fence going around the property at a height of 6 feet. The fence is compliant along the southern and western (Oak St) sections as the fence is located 40 feet back from Oak St, however, the fence continues into the northern front yard requirement adjacent to the Walker Ave Parking lot. Being a zoning required front yard adjacent city right of way a fence is only allowed to be at a height of 4 feet. In the event the variation is approved, the Applicant is required to get a building permit before construction. This is a request for Chapter 173 Fence Code Standards of Approval. NEIGHBOR & CITY COMMENTS: • One neighborhood comment was received and is attached below. 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. 1 Page 8 of 31  Zoning Application - 2789 Oak St Legend Zoning and Development Zoning R4: Low to Moderate Density R5: Moderate Density myGIS Layers Spot Elevation Points Community Sourced 1’ Contours Index Contour Index Depression Intermediate Contour Intermediate Depression 0 150 300 Print Date: 11/3/2025 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Page 9 of 31 LEGAL NOTICE - Lake County News-Sun – 10/22/2025 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, November 6, 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-2025-00056 Petitioner: Megan Coyle Zoning District: R4 & R5 Subject Property: 2789 Oak Street Highland Park, Illinois 60035 The petitioner Megan Coyle of Roll Studio LLC at 606 W Aldine Ave #3W, Chicago IL 60657 on behalf of the owners Rachel and David Chaimovitz, 2789 Oak St, Highland Park, IL 60035, requests by authority of Section 173.030, of the Highland Park Code, variation of provision of Section 173.010(C), to exceed the maximum allowable four feet fence height requirement within a required front yard. The subject property commonly known as 2789 Oak St, Highland Park, Illinois, is legally described as follows: LOT 1 IN FARPOINT RESUBDIVISION, BEING A RESUBDIVISION OF LOT 1 IN CONGREGATION B’NAI TORAH CONSOLIDATION, IN THE SOUTHEAST QUARTER OF SECTION 14, TOWNSHIP 43 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 7, 2019 AS DOCUMENT 7607463, IN LAKE COUNTY ILLINOIS. PIN: 16-14-401-027-0000 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 10 of 31 October 1, 2025 Page 11 of 31 Megan Coyle, AIA Roll Studio LLC 606 W Aldine Avenue 3W Chicago, Illinois 60657 503.269.3404 October 1, 2025 City of Highland Park - Department of Community Development & Planning 1150 Half Day Road Highland Park, IL 60035 Re: Zoning Variance Request – 2789 Oak Street, Highland Park, Illinois 60035 Dear Members of the Zoning Board, On behalf of the property owners at 2789 Oak Street, I respectfully submit this letter in support of our zoning variance application. We are requesting approval to allow the portion of fence located within the north front yard setback along Walker Avenue to be constructed at a six- foot height, consistent with the remainder of the site fencing. As background, this parcel is zoned R4/R5 and is currently under construction for a new single-family residence (Permit #BSFE-23-05286). During prior consultation with the City’s planning staff, it was determined that this lot is considered a corner lot, with front yard setbacks required along both Oak Street and Walker Avenue. While we understand and respect the intent of the City’s zoning code, we believe there are unique site conditions that present a genuine hardship if the variance is not granted. 1. Walker Avenue is not an active roadway. The portion adjacent to the subject property is used exclusively as a public parking lot for Open Lands visitors and as a private access route to the City of Highwood’s Water Supply & Treatment Facility. Unlike traditional street frontage, it lacks common pubic right-of-way elements such as sidewalks, planting strips, or landscape buffers that typically transition a roadway from a private yard. As a result, the property directly abuts parking lot and utility access functions, creating conditions not contemplated by a typical corner lot designation. 2. The existing parking lot extends directly to the property line. Without adequate screening, the family’s private yard is fully exposed to both parked cars and daily public activity. A four-foot fence in this location would not provide meaningful separation or privacy and would fail to address the unusual adjacency. 3. Safety and security for a young family. The property owners have small children, and a six-foot opaque fence along the frontage is critical to ensuring their safety, privacy, and ability to enjoy their yard. Without this relief, the family would face daily hardship, unable to achieve the basic expectation of security that other single-family residences in Highland Park enjoy. We note that the approved fence plan already adheres to City standards in all other locations. The only portion requiring relief is within the north front hard setback adjacent to Walker Avenue and the public parking lot. This request is narrowly tailored, respects the character of the neighborhood, and will not have negatively impact on surrounding properties or the public realm. On the contrary, granting this variance would establish an appropriate and sensitive buffer between private residential use and public parking/utilities. For these reasons, we respectfully request your approval of this variance. We are confident it represents a fair and reasonable solution given the unique site conditions, and it will enable the property owners to complete their home in a safe, family-friendly, and contextually appropriate manner. Thank you for your time and thoughtful consideration. We greatly appreciate the City’s partnership and guidance throughout this process. Respectfully submitted, Megan Coyle, AIA On Behalf of the Owners, 2789 Oak Street Page 12 of 31  September 24, 2021 - 14:56 Dwg Name: P:\Fpdhpil01\dwg\Surv\Final Drawings\Plat of Survey\Lot 1\01-FPDHPIL01-SU-LOT 1.dwg Updated By: EVesely DATE REVISIONS DRAWN BY DATE: SCALE: DRAWN BY: PROJ. MGR.: LOT 1 IN FARPOINT RESUBDIVISION PROJ. ASSOC.: TM OF SHEET HIGHLAND PARK, ILLINOIS 1 2 PLAT OF SURVEY Page 13 of 31  June 14, 2021 - 13:29 Dwg Name: P:\Fpdhpil01\dwg\Surv\Final Drawings\Plat of Survey\Lot 1\02-FDPHPIL01-SU-LOT 1.dwg Updated By: AShaver Note: Commercial Building & School Improvements Were Removed In 2023. Site Is Currently In Construction: New Single Family Home : Permit #BSFE-23. DATE REVISIONS DRAWN BY DATE: SCALE: DRAWN BY: PROJ. MGR.: LOT 1 IN FARPOINT RESUBDIVISION PROJ. ASSOC.: TM OF SHEET HIGHLAND PARK, ILLINOIS 2 2 PLAT OF SURVEY Page 14 of 31  Open Lands Parking Lot Edge Of Parking Lot Fence Within Front Yard Setback Open Lands Pedestrian Security Fence Abuts Property Line Entrance with Open Gate Previously Permitted To 4 Ft Height. Request For 6 Ft Height Approval Within Front Yard Setback Adjacent To North Property Line Security Gate (@ Red) Existing Public Right Of Way Private Drive To City of Highwood's OH << WALKER AVE >> << Walker Avenue >> Water Supply & Treatment Building OH OH OH OH OH OH OH 6' - 0" OH OH OH OH OH OH OH Proposed Planting Zone PROPERTY LINE 659 65 8 65 6 65 4 652 660 40' - 0" 653 661 65 655 7 651 8' - 10" 652 Front Setback 660 658 40' FRONT SETBACK Existing Trees To Remain (Green) OH 653 40' FRONT SETBACK Sport Court Fence Beyond Front Yard Setbacks 658 656 654 6 Ft Height Previously Permitted 660 655 659 657 No Change Requested (@ Blue) 2 66 662 OH 200' - 6" NE BLUFF ZO << OAK STREET >> ND TABLELA 2789 OAK STREET 662 Single Family Residence 663 653 653 " 40' - 0 " 10' - 0 Setba ck Slope OH Steep 663 ck Setba Driveway Addt'l 663 662 662 654 655 662 660 659 658 657 656 4 65 661 661 659 9' - 0" PROPERTY LINE 12' - 0" 40' - 0" OH Front Setback Setback R-5 Setback R4 140' - 0" +/- 172' - 6" R-5 Zoning Area R4 LFOZ Zoning Area / Tableland Portion ROLL STUDIO Sheet Title: SITE PLAN OAK STREET RESIDENCE October 1, 2025 2789 Oak Street Roll Studio LLC Highland Park, IL 60035 606 W Aldine Avenue #3W Issue: Zoning Variance Application: Fence Height In North Front Yard Setback SKA-1.01 Chicago, Illinois 60657 4 Foot Height Allowable By Zoning Code & Previously Permitted (Permit #BSFE-23-05286) 6 Foot Height Requested. 503.269.3404 roll-studio.com Page 15 of 31 Scale: 1" = 40'-0"  Drive Entrance To Parking Lot & Access Drive Temporary Construction Fencing Open Lands Pedestrian Trail Entrance Tree Protection Around Existing Street & Site Trees Temporary Construction Curb Cut; To Be Removed & Repaired As Part of Construction Public Sidewalks Completion Public Roadway ROLL STUDIO Sheet Title: View From Walker Avenue Looking Toward Public Parking Lot OAK STREET RESIDENCE October 1, 2025 2789 Oak Street Roll Studio LLC Highland Park, IL 60035 606 W Aldine Avenue #3W Issue: Zoning Variance Application: Fence Height In North Front Yard Setback SKA-1.02 Chicago, Illinois 60657 4 Foot Height Allowable By Zoning Code & Previously Permitted (Permit #BSFE-23-05286) 6 Foot Height Requested. 503.269.3404 roll-studio.com Page 16 of 31 Scale: n/a  Restricted Access Gate & Signs; Access Path To City of Highwood's Water Supply & Treatment Facility Fort Sheridan Forest Preserve / Open Lands Parking Lot Fence w/ Gate To Larger Parking Lot. Public Parking Lot Handicap Parking Area Previous Trash Access Path To Previous School Trash Area ROLL STUDIO Sheet Title: View Of Adjacent Public Parking Lot Area OAK STREET RESIDENCE October 1, 2025 2789 Oak Street Roll Studio LLC Highland Park, IL 60035 606 W Aldine Avenue #3W Issue: Zoning Variance Application: Fence Height In North Front Yard Setback SKA-1.03 Chicago, Illinois 60657 4 Foot Height Allowable By Zoning Code & Previously Permitted (Permit #BSFE-23-05286) 6 Foot Height Requested. 503.269.3404 roll-studio.com Page 17 of 31 Scale: n/a  Single Family Residence In Construction Adjacent Public Parking Property Line (Dashed) 6 Foot Tall Temporary Construction Fence Example Proximity of Parked Cars. Asphalt Surface Lot Running Along Property Line. At A Fence Height of 4 Feet, Visitors Can Sit In Cars & Observe Children Playing In Yard. 6 Foot Height Would Obstruct A Portion Proposed Fence Location Is Setback of Their View Into The Yard. From Parking Lot By +/- 6 Feet. ROLL STUDIO Sheet Title: View From Adjacent Public Parking Lot OAK STREET RESIDENCE October 1, 2025 2789 Oak Street Roll Studio LLC Highland Park, IL 60035 606 W Aldine Avenue #3W Issue: Zoning Variance Application: Fence Height In North Front Yard Setback SKA-1.04 Chicago, Illinois 60657 4 Foot Height Allowable By Zoning Code & Previously Permitted (Permit #BSFE-23-05286) 6 Foot Height Requested. 503.269.3404 roll-studio.com Page 18 of 31 Scale: n/a  Stone Top Cap Stone Masonry Height Of Wall Height Of Wall 6' - 0" 6' - 0" Partial Elevation - Proposed Stone Fence Image of Proposed Stone Specifications - To Match Building 1 3/8" = 1'-0" ROLL STUDIO Sheet Title: Proposed Fence Material Facing Oak Street & Walker Parking Lot OAK STREET RESIDENCE November 1, 2025 2789 Oak Street Roll Studio LLC Highland Park, IL 60035 606 W Aldine Avenue #3W Issue: Zoning Variance Application: Fence Height In North Front Yard Setback SKA-1.06 Chicago, Illinois 60657 4 Foot Height Allowable By Zoning Code & Previously Permitted (Permit #BSFE-23-05286) 6 Foot Height Requested. 503.269.3404 roll-studio.com Page 19 of 31 Scale: n/a -  76 Walker Avenue Home Building Foundation: 667' Elevation 5 Ft Higher Than Grade At Fence In NW Corner (662') 76 Walker 2789 Oak 2776 Oak 2787 Oak 2756 Oak 2776 Oak Street Home Building Foundation: 666' Elevation 4 Ft Higher Than Grade At Fence In NW Corner (662') 2756 Oak Street Home Building Foundation: 668' Elevation 6 Ft Higher Than Grade At Fence In NW Corner (662') ROLL STUDIO Sheet Title: Topographic County Map OAK STREET RESIDENCE November 1, 2025 2789 Oak Street Roll Studio LLC Issue: Zoning Variance Application: Highland Park, IL 60035 606 W Aldine Avenue #3W Fence Height In North Front Yard Setback SKA-1.07 Chicago, Illinois 60657 4 Foot Height Allowable By Zoning Code & Previously Permitted (Permit #BSFE-23-05286) 503.269.3404 6 Foot Height Requested. roll-studio.com Page 20 of 31 Scale: n/a -  The Highland Park Code of 1968 Title XV - Land Usage Chapter 150 - Zoning Code Article XXII. - Landscape Planting & Screening Section 150.2201.-Intent The Mayor and City Council recognize that the visual and environmental setting of the City has an effect upon the welfare of the citizens of Highland Park and that the promotion and control of landscaping can preserve and enhance the public health, safety and welfare of the City by: conserving natural resources; minimizing noise, air, water, wind, heat and visual pollution; preventing soil erosion; providing shade and pervious surface and other environmental benefits; promoting the pedestrian environment; improving the appearance of off-street parking and other vehicular use areas; minimizing the impact of dissimilar uses on adjacent or nearby properties; regulating the appearance of property abutting public right-of-ways; and protecting and preserving the appearance, character, and property values of the community. The standards set forth in this Article are not intended to inhibit or discourage innovative design proposals that may be beyond the scope of this Article. As the standards provide the minimal framework for landscape proposals, it is anticipated that they will foster and encourage creativity, innovation, and add to the natural beauty of Highland Park. Section 150.2202. - Scope The regulations of this Article shall govern the landscape planting and screening requirements for new construction, building expansions, vehicular use areas, perimeter landscape design, areas adjacent to waterways and Planned Unit Development detention and retention facilities, ground-mounted mechanical or utility equipment, refuse containers and ground signs, all in the manner as more specifically set forth in this Article. The regulations of this Article shall be in addition to the provisions of the City Code applicable to the exterior design of building sites and structures, including, without limitation, Article VIII of this Chapter and Chapters 93, 94, 173, and 176 of the City Code. Section 150.2205. - Approval Required. (B)New or Expanded Off-Street Parking and Loading Facilities. All new and expanded off-street parking and loading facilities, except those facilities that serve lots improved exclusively with single-family residential structures, shall require approval of a Landscape Planting and Screening Plan in accordance with this Article, which Plan must, at a minimum, comply with the Vehicular Use Area landscaping requirements set forth in Section 150.2220 of this Article. Section 150.2220 - Vehicular Use Area Landscaping. Vehicular Use Area landscape planting shall be required in accordance with the requirements set forth in this Section 150.2220. (A)Vehicular Use Areas Adjacent to a Residential Zoning District. All lots that are improved with a Vehicular Use Area, of which any newly-constructed portion is located within 25 feet of a Residential District, shall be further improved with the following: (1) A landscaped open space area abutting the perimeter of that newly-constructed portion of the Vehicular Use Area that is located within 25 feet of a Residential District, which landscaped open space area shall be not less than five feet in depth, exclusive of any vehicle overhang permitted pursuant to Section 150.2220(G) of this Article; and (2) Solid fence or wall along those portions of all lot lines of the lot that are located within 25 feet of a Residential District and that abut a lot used for residential purposes, which fence or wall shall be constructed to the maximum height allowed pursuant to the provisions set forth in Chapter 173 of the Code. Title XVII - Building Regulations Chapter 173 - Fences And Flagpoles Section 173.001. - Definitions (C)A "fence" is hereby defined as a structure forming a barrier at grade between lots, between a lot and a street or an alley, public or private, or between portions of a lot or lots, such structures being independent of any other, and is classified as one of the following types: (1)A "solid" type fence is so constructed that less than 60 percent of the superficial area thereof consists of regularly distributed apertures. (2)An "open" type fence is so constructed that at least 60 percent of the superficial area thereof consists of regularly distributed apertures. (D)A "functional front yard" is hereby defined as a front yard (as defined Section 150.202 of the Zoning Code) of the property in which the primary entrance and front façade of the principal structure on the property is located. Section 173.010. - Maximum Heights For Fences (D)A solid type or open type fence may be erected to a height not exceeding eight feet in any of the following instances: (2)Along the lot line of residential property which separates such property from any business or industrial district or from any property being used for a non-conforming use which is permitted in only a business or industrial district. ROLL STUDIO Sheet Title: Supporting Information OAK STREET RESIDENCE November 1, 2025 2789 Oak Street Roll Studio LLC Issue: Zoning Variance Application: Highland Park, IL 60035 606 W Aldine Avenue #3W Fence Height In North Front Yard Setback SKA-1.05 Chicago, Illinois 60657 4 Foot Height Allowable By Zoning Code & Previously Permitted (Permit #BSFE-23-05286) 6 Foot Height Requested. 503.269.3404 roll-studio.com Page 21 of 31 Scale: n/a - Page 22 of 31 Page 23 of 31 VAR-2025-00056 – 2789 Oak St Variance Approval Order 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 RACHEL & DAVID CHAIMOVITZ APPEAL NO. ZBA VAR-2025-00056 FOR VARIATION VARIANCE APPROVAL ORDER This order (“Order”) concerns the application of Megan Coyle of Roll Studio LLC at 606 W Aldine Ave #3W, Chicago IL 60657 on behalf of the owners Rachel and David Chaimovitz, 2789 Oak St, Highland Park Highland Park, Illinois 60035 (the “Applicant”) 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 2789 Oak St, Highland Park, IL 60035 and legally described on Exhibit A attached to this Order (“Property”). 2. The Property is currently improved as a single-family home. 3. The Property is located within the R4 & R5 Zoning District of the City, as established by “The City of Highland Park Zoning Ordinance of 1997,” as amended (“Zoning Ordinance”). 4. The Applicants sought the following variation from Section 173.010(C) of the City Code (“Variation”), in order to construct a six feet high gate within a required front yard. a. To exceed the maximum allowable fence height of 4 feet while within the required front yard by 2 feet for a total of 6 feet; 5. Notice of the meeting was served upon the adjacent and adjoining property owners or occupants, in accordance with Section 173.030(B)(2) of the City Code, and applicable law. -1- Page 24 of 31 VAR-2025-00056 – 2789 Oak St Variance Approval Order 6. The application was heard by the Board at a public meeting of the Board on November 6, 2025. 7. The Board has jurisdiction pursuant to Section 173.030 of the City Code, to hear and determine the Applicants’ request for the Variation. 8. The Applicants entered into the record sufficient evidence of their ownership of the Property. 9. After the conclusion of the public meeting, the Board found that the requested Variation satisfy the standards set forth Section 173.030(C), to the extent required. 10. After the conclusion of the public meeting 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 Applicants’ request for the Variation for the Property shall be, and is hereby, approved for the reasons set forth in this Order. The Applicants will be allowed: i. To exceed the maximum allowable fence height of 4 feet while within the required front yard by 2 feet for a total of 6 feet; 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 Applicants 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. Site Plan for 2789 Oak St by Roll Studio, dated October 1, 2025, page SKA-1.01, b. Proposed Fence Materials Facing Oak Street & Walker Parking Lot for 2789 Oak St by Roll Studio, dated November 1, 2025, page SKA-1.06; C. The Applicants 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 Applicants 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 -2- Page 25 of 31 VAR-2025-00056 – 2789 Oak St Variance Approval Order (ii) the use contemplated by this Order. In the event that the Applicants obtain a building permit in furtherance of the Variation granted pursuant to this Order, the Applicants shall prosecute all work authorized by the building permit to completion without unnecessary delay. E. Upon the failure or refusal of the Applicants 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 Applicants 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 November 6, 2025 ZONING BOARD OF APPEALS CITY OF HIGHLAND PARK LAKE COUNTY, ILLINOIS By: Jami Bay, Chairman # 5146803_v2 -3- Page 26 of 31 VAR-2025-00056 – 2789 Oak St Variance Approval Order EXHIBIT A LEGAL DESCRIPTION OF THE PROPERTY The subject property commonly known as 2789 Oak St, Highland Park, Illinois, is legally described as follows: LOT 1 IN FARPOINT RESUBDIVISION, BEING A RESUBDIVISION OF LOT 1 IN CONGREGATION B’NAI TORAH CONSOLIDATION, IN THE SOUTHEAST QUARTER OF SECTION 14, TOWNSHIP 43 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 7, 2019 AS DOCUMENT 7607463, IN LAKE COUNTY ILLINOIS. PIN: 16-14-401-027-0000 Page 27 of 31 VAR-2025-00056 – 2789 Oak St Variance Approval Order EXHIBIT B [PLANS] Page 28 of 31  Open Lands Parking Lot Edge Of Parking Lot Fence Within Front Yard Setback Open Lands Pedestrian Security Fence Abuts Property Line Entrance with Open Gate Previously Permitted To 4 Ft Height. Request For 6 Ft Height Approval Within Front Yard Setback Adjacent To North Property Line Security Gate (@ Red) Existing Public Right Of Way Private Drive To City of Highwood's OH << WALKER AVE >> << Walker Avenue >> Water Supply & Treatment Building OH OH OH OH OH OH OH 6' - 0" OH OH OH OH OH OH OH Proposed Planting Zone PROPERTY LINE 659 65 8 65 6 65 4 652 660 40' - 0" 653 661 65 655 7 651 8' - 10" 652 Front Setback 660 658 40' FRONT SETBACK Existing Trees To Remain (Green) OH 653 40' FRONT SETBACK Sport Court Fence Beyond Front Yard Setbacks 658 656 654 6 Ft Height Previously Permitted 660 655 659 657 No Change Requested (@ Blue) 2 66 662 OH 200' - 6" NE BLUFF ZO << OAK STREET >> ND TABLELA 2789 OAK STREET 662 Single Family Residence 663 653 653 " 40' - 0 " 10' - 0 Setba ck Slope OH Steep 663 ck Setba Driveway Addt'l 663 662 662 654 655 662 660 659 658 657 656 4 65 661 661 659 9' - 0" PROPERTY LINE 12' - 0" 40' - 0" OH Front Setback Setback R-5 Setback R4 140' - 0" +/- 172' - 6" R-5 Zoning Area R4 LFOZ Zoning Area / Tableland Portion ROLL STUDIO Sheet Title: SITE PLAN OAK STREET RESIDENCE October 1, 2025 2789 Oak Street Roll Studio LLC Highland Park, IL 60035 606 W Aldine Avenue #3W Issue: Zoning Variance Application: Fence Height In North Front Yard Setback SKA-1.01 Chicago, Illinois 60657 4 Foot Height Allowable By Zoning Code & Previously Permitted (Permit #BSFE-23-05286) 6 Foot Height Requested. 503.269.3404 roll-studio.com Page 29 of 31 Scale: 1" = 40'-0"  Stone Top Cap Stone Masonry Height Of Wall Height Of Wall 6' - 0" 6' - 0" Partial Elevation - Proposed Stone Fence Image of Proposed Stone Specifications - To Match Building 1 3/8" = 1'-0" ROLL STUDIO Sheet Title: Proposed Fence Material Facing Oak Street & Walker Parking Lot OAK STREET RESIDENCE November 1, 2025 2789 Oak Street Roll Studio LLC Highland Park, IL 60035 606 W Aldine Avenue #3W Issue: Zoning Variance Application: Fence Height In North Front Yard Setback SKA-1.06 Chicago, Illinois 60657 4 Foot Height Allowable By Zoning Code & Previously Permitted (Permit #BSFE-23-05286) 6 Foot Height Requested. 503.269.3404 roll-studio.com Page 30 of 31 Scale: n/a -  A RESOLUTION SETTING THE SCHEDULE OF REGULAR MEETINGS OF THE ZONING BOARD OF APPEALS OF THE CITY OF HIGHLAND PARK WHEREAS, Act 120 of Chapter 5, Illinois Compiled Statutes, requires the Zoning Board of Appeals to give public notice of its schedule of regular meetings at the beginning of each calendar or fiscal year; NOW, THEREFORE, BE IT RESOLVED BY THE ZONING BOARD OF APPEALS OF THE CITY OF HIGHLAND PARK, LAKE COUNTY, ILLINOIS, THAT: SECTION ONE: That the Zoning Board of Appeals of the City of Highland Park, Lake County, Illinois, adopts hereby the public notice of its regular meetings in the following form: PUBLIC NOTICE The Zoning Board of Appeals of the City of Highland Park will convene at 7:30 p.m. at 1707 St Johns Ave., Highland Park, Illinois, to conduct its regular meetings during the calendar year 2026 on the following dates: January 15 February 5 February 19 March 5 March 19 April 16 May 7 May 21 June 4 June 18 July 16 August 6 September 3 September 17 October 1 October 15 November 5 November 19 December 17 SECTION TWO: That the Secretary of the Zoning Board of Appeals of the City of Highland Park be and is directed hereby to post a copy of the Public Notice contained in this Resolution in the City Hall Administrative Offices and to supply copies of this Notice as and in the manner provided by law. SECTION THREE: That this Resolution shall be in full force and effect from and after its passage and approval in the manner provided by law. _____________________________________ Jami Bay, Chair ATTEST: ______________________________________ Patrick Hoffmann, Secretary Page 31 of 31