Zoning Board of Appeals
Regular MeetingHighland Park, IL · March 19, 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, March 19, 2026
7
8 MEETING LOCATION: Council Chambers, City Hall, 1707 St. Johns Avenue, Highland Park, IL
9
10 CALL TO ORDER
11 At 7:31 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, Chase, Weisberg, & Zaransky
16
17 Commissioner Absent: Commissioners Harmelech & Treshansky
18
19 Councilmember Absent: Center
20
21 Student Council Absent: Zoe Heller
22
23 Staff declared that a quorum was present.
24
25 Guests Present: Bogdan Opanasyuk/Petitioner
26 Neil Fortunato, Owner/Green Building Technologies
27 Katarina Karac, Land Use & Zoning Attorney/Birchwood Law
28 Irwin Melendez/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 – February 19, 2026
36
37 Commissioner Chase moved to approve the February 19, 2026, regular meeting minutes as drafted.
38 Commissioner Weisberg seconded the motion.
39
40 On a roll call vote
41 Voting Yea Chairperson Yablon; Commissioners Aronoff, Chase, Weisberg, & Zaransky
42 Voting Nay: None
43
44 Chairperson Yablon declared that the motion passed unanimously. She stated she watched the video of
45 the last meeting.
46
47 Chairperson Yablon asked that the third agenda item under New Business be rearranged, as a continuance
48 was requested.
Zoning Board of Appeal Minutes
March 19, 2026 - Page 1
1
2 NEW BUSINESS
3 3. #VAR-2026-00064
4 Property: 3504 Dato Avenue Appellant: John Birazzi
5 Zoning District: R5 Address: 3504 Dato Avenue, Highland Park, IL 60035
6
7 The petitioner and owner, John Birazzi, 3504 Dato Avenue, Highland Park, IL 60035 request by authority of
8 Section 150.1204(A)(1), of the Highland Park Zoning Code, a variation of provision Section 150.703, to
9 encroach into the front yard requirement for an addition.
10
11 Commissioner Zaransky moved to continue this matter to the April 16, 2026, ZBA meeting. Commissioner
12 Chase seconded the motion.
13
14 On a roll call vote
15 Voting Yea Chairperson Yablon; Commissioners Aronoff, Chase, Weisberg, & Zaransky
16 Voting Nay: None
17
18 Chairperson Yablon declared that the motion passed unanimously.
19
20 Back to…..
21
22 BUSINESS FROM THE PUBLIC
23 There was no Business from the Public.
24
25 OLD BUSINESS
26 1. #VAR-2026-00058
27 Property: 2021 Old Briar Road Appellant: Bogdan Opanasyuk
28 Zoning District: R4 Address: 2021 Old Briar Road, Highland Park, IL 60035
29
30 The petitioner and owner, Bogdan Opanasyuk, 2021 Old Briar Road, Highland Park, IL 60035 requests by
31 authority of Section 150.1204(A)(1) of the Highland Park Zoning Code, a variation of provision Section
32 150.703, to encroach into the required side yard setback for a pool and accessory structures.
33
34 Planner Hoffmann reviewed the proposal:
35 • Project Background
36 o pool encroaching into side-yard setback
37 o came before the ZBA previously
38 • Site Location
39 • Plat of Survey
40 • Property Photos were displayed
41 • Proposed Work
42 o gazebo removed
43 • Elevations were illustrated
44 o 6’ fence is compliant
45 • Other Comments
46 o one public comment
47 • Review
Zoning Board of Appeal Minutes
March 19, 2026 - Page 2
1
2 Some ZBA questions for Staff are…..
3 • Commissioner Aronoff asked if the pool is closer or farther from the house. Planner Hoffmann
4 stated it is closer.
5 • Chairperson Yablon asked if the pool equipment is no longer an issue. Planner Hoffmann said that’s
6 correct, it’s compliant.
7
8 Chairperson Yablon swore in Petitioner, Bogdan Opanasyuk, who stated adjustments were made based on
9 the ZBA’s comments. It is a corner lot with a 19’ setback. The setback is hidden toward the back. The pool
10 won’t impede into the foundation of the building. He responded in writing to the standards and read same
11 (hardship was not created by the Applicant, will not impair adjacent properties, 6’ fences are found in the
12 neighborhood, materials are compatible, etc.).
13
14 Chairperson Yablon asked:
15 • why the pool can’t be closer to the house. Mr. Opanasyuk said this is a new house that is still
16 settling. It could cave in, so structural damage could occur. A 4’ variance is requested. This is not in
17 the front yard; is truly a backyard. There are no utilities. Nuisance trees were eliminated.
18 • and Mr. Opanasyuk stated he purchased the house.
19
20 Chairperson Yablon asked if anyone in the audience wishes to speak on this matter. The following came
21 forward:
22 • Mark Siegel said he lives to the north. He appreciates the gazebo being removed. They could live
23 with the 4’ variance. They prefer to have nothing vertical. The items being screened should be
24 behind the fence. Planner Hoffmann spoke to the yard-consideration ordinance.
25
26 Mr. Siegel would like his requests to be in the approval. Planner Hoffmann said Conditions could be
27 made. Mr. Siegel said he doesn’t believe the Petitioner has ill intent. It was stated the items
28 requested are in the draft order.
29
30 Some ZBA comments are…..
31 • Commissioner Zaransky said the concern was bulk which has been mitigated. The neighbor seems to
32 be okay with the pool distance. It’s a good plan. He would support this.
33 • Commissioner Chase said she watched the video of the previous meeting. Concerns seem to be at
34 rest. The hardship comes from the siting and corner lot.
35 • Commissioner Aronoff believes the Applicant did a good job.
36 • Commissioner Weisberg said he would like language drafted to appease the neighbor. This is the
37 only place to put the pool. He is leaning toward approving this.
38 • Chairperson Yablon appreciates the open dialogue with neighbors and the revisions. The hardship is
39 where the house is. Standards have been met. She is in favor.
40
41 Mr. Opanasyuk said the screening is a cover for the equipment.
42
43 Commissioner Chase moved to approve the variance as drafted. Commissioner Zaransky seconded the
44 motion.
45
46 On a roll call vote
47 Voting Yea Chairperson Yablon; Commissioners Aronoff, Chase, Weisberg, & Zaransky
Zoning Board of Appeal Minutes
March 19, 2026 - Page 3
1 Voting Nay: None
2
3 Chairperson Yablon declared that the motion passed unanimously.
4
5 NEW BUSINESS
6 1. #VAR-2026-00061
7 Property: 1139 Ridgewood Road Appellant: Keith Fisher
8 Zoning District: R5 Address: 1139 Ridgewood Road, Highland Park, IL 60035
9
10 The petitioner, Neil Fortunato on behalf of the owner Keith Fisher, 1139 Ridgewood Road, Highland Park, IL
11 60035 request by authority of Section 150.1204(A)(1) of the Highland Park Zoning Code, a variation of
12 provision Section 150.711, to encroach into the Established Building Setback/EBS.
13
14 Planner Hoffmann reviewed the proposal:
15 • Project Background
16 o R5 zoning district
17 o existing home was built in 1930; a new single-family home is slated
18 • Site Location
19 • Aerial View was shown
20 • Plat of Survey
21 • Property Photos were displayed
22 o Heritage trees
23 • Proposed Work
24 • Tree Plan
25 • Elevations
26 o Front
27 one-story garage
28 two-story new home
29 o Rear
30 • Other Comments
31 o Forestry is in support of protecting trees
32 • Review
33
34 Commissioner Aronoff noted the garage doors don’t face the street. Planner Hoffmann concurred.
35
36 Chairperson Yablon swore in Neil Fortunato, Owner with Green Building Technologies, who stated the
37 interest is to save the trees in the back. The encroachment is minimal. The current house is 90-years old.
38
39 Some ZBA comments are…..
40 • Commissioner Aronoff asked if all the trees are being saved. Mr. Fortunato said the trees in the back
41 of the house would be saved.
42 • Commissioner Chase asked, and Mr. Fortunato said a rig will push pipes through the soil which will
43 minimize tree risk.
44 • Chairperson Yablon asked about adding this Condition. Planner Hoffmann said a Tree Protection
45 Plan will be issued. Mr. Fortunato said this is a requirement.
46
Zoning Board of Appeal Minutes
March 19, 2026 - Page 4
1 Chairperson Yablon asked if anyone in the audience wishes to speak on this matter. The following came
2 forward:
3 • Steve Hunter said their concern is a multi-family home going in. It won’t affect his property, so he is
4 in favor.
5
6 More ZBA comments are:
7 • Commissioner Weisberg said the standards have clearly been met. He approves this.
8 • Commissioner Aronoff said he thinks it’s great to save the trees. The hardship is the tree.
9 • Commissioner Chase said the hardship is the tree.
10 • Chairperson Yablon concurred.
11
12 Commissioner Chase moved to approve the variance as drafted. Commissioner Weisberg seconded the
13 motion.
14
15 On a roll call vote
16 Voting Yea Chairperson Yablon; Commissioners Aronoff, Chase, Weisberg, & Zaransky
17 Voting Nay: None
18
19 Chairperson Yablon declared that the motion passed unanimously.
20
21 2. #VAR-2026-00062
22 Property: 879 Burton Avenue Appellant: Irwin Melendez
23 Zoning District: R6/SLOZ Address: 879 Burton Avenue, Highland Park, IL 60035
24
25 The petitioner and owner, Irwin Melendez, 879 Burton Avenue, Highland Park, IL 60035 request by authority
26 of Section 150.1204(A)(1) and 150.1204(A)(5), of the Highland Park Zoning Code, a variation of provision
27 Section 150.703 and 150.707(D)(1), to encroach into the side yard requirement and exceed the allowed rear
28 yard coverage for a garage addition.
29
30 Planner Hoffmann reviewed the proposal:
31 • Project Background
32 o garage additions
33 o R6 zoning district
34 o built in 1930
35 o 3 variation requests
36 • Site Location
37 • Plat of Survey
38 • Property Photos were displayed
39 o structure was built without a permit in 2025
40 • Proposed Work
41 o 50% coverage is allowed; 89% is requested
42 o the shed is not compliant
43 • Other Comments
44 o public comments were received (in support and opposed)
45 • Review
46
47 Some ZBA comments for Staff are…..
Zoning Board of Appeal Minutes
March 19, 2026 - Page 5
1 • Commissioner Aronoff asked what happens if it is not approved. Planner Hoffmann said it would
2 have to be demolished and come into conformance.
3 • Commissioner Weisberg asked about coverage. Planner Hoffmann explained same.
4 • Commissioner Zaransky asked what the coverage was before this addition. Planner Hoffmann
5 doesn’t have this information.
6 • Commissioner Weisberg said the current garage is 17’. Planner Hoffmann advised the current garage
7 is 17.5’ and compliant.
8 • Commissioner Zaransky asked if the Applicant got notices in August and stopped the work. Planner
9 Hoffmann said yes.
10
11 Chairperson Yablon asked if anyone in the audience wishes to speak on this matter. There was no one.
12
13 Chairperson Yablon swore in Katarina Karac, Land Use & Zoning Attorney/Birchwood Law, who gave a
14 presentation:
15 • small overlay zone
16 • lots vary; this is a small lot
17 • existing conditions were shown (visible from public right-of-way)
18 • existing garage is not compliant
19 • garage height is below 18’
20 • there was an internal misunderstanding
21 • site plans were shown
22 • standards were explained (family has been living there for 20 years, storage is lacking, reasonable
23 return cannot occur, garage presently doesn’t comply, variations relate to lot size and width, lot has
24 physical constraints, abuts a railroad track, adjacent neighbors are in favor, hardship is not created
25 by the owner).
26
27 Ms. Karac shared the process in which this happened and how to rectify. She stated the owner did not
28 authorize the work. A family member was under the impression a permit was submitted. There isn’t
29 adequate storage for 5 inhabitants. The owners have a family-contractor business. They never received a
30 stop-work order in their career. This change will improve the site. The home is not a business location.
31
32 Planner Hoffmann noted public comments were distributed.
33
34 More ZBA comments are…..
35 • Chairperson Yablon said this is difficult to understand when it’s a contractor’s home.
36 • Commissioner Zaransky asked if a permit was submitted prior to August 25th. Ms. Karac said no.
37 • Commissioner Weisberg asked if a 17’ garage really stands out. Ms. Karac shared it will be the same
38 as the existing garage; will blend in with the house.
39 • Commissioner Zaransky asked what is upstairs. Petitioner, Irwin Melendez, stated there is extra
40 storage.
41 • Chairperson Yablon asked:
42 o and Ms. Karac said the addition is 13’ wide and 27’ deep. Items (ladders, bicycles, lawn
43 equipment, etc.) will be enclosed rather than outside. Planner Hoffmann noted the size is
44 32.6’ by 26.2’.
45 o about rear-yard coverage. Ms. Karac said original numbers are unknown but may be within
46 50%; was not compliant before. Planner Hoffmann advised the original garage was non-
Zoning Board of Appeal Minutes
March 19, 2026 - Page 6
1 conforming. Ms. Karac said the driveway may be non-conforming. She doesn’t believe lot
2 coverage was compliant initially. Planner Hoffmann said the addition is 37’ over.
3 • Commissioner Zaransky asked why a second floor was added. Mr. Melendez said it is still planned.
4 This is being handled first.
5 • Chairperson Yablon asked, and Mr. Melendez stated the opposing neighbors won’t answer the door.
6 She said this is complicated. It’s a big project on a small property. This is a rough position for this
7 family and the ZBA. Ms. Karac said Mr. Melendez would be willing to remove the existing shed
8 behind the garage as well as the sidewalk to get to it. He noted it was there since the house was
9 purchased.
10
11 It was stated any type of work with these constraints couldn’t be done. The only place for an
12 addition is in the rear-yard area. This is a small space. Items need to be covered.
13
14 • Commissioner Chase said it’s concerning it was erected without a permit. It’s a large ask to have a
15 large structure on the lot. She appreciates the need for space and the small house. Commissioner
16 Chase is concerned about the allowable rear coverage.
17 • Commissioner Zaransky said 90% of lot coverage is excessive. The code protects bulk. It’s a big ask.
18 It’s meaningful that the neighbors are in support. Storm water could spill onto the neighbor. It
19 doesn’t fit with the neighborhood. Ms. Karac advised a French drain would be installed. Perhaps this
20 could be reworked to a 70% lot coverage. Mr. Melendez said the garage already covers 54% of
21 coverage.
22 • Commissioner Weisberg isn’t convinced it wouldn’t alter the character of the neighborhood. He
23 would like to see a better plan and more information. It is not being held against the owner that this
24 was already built.
25 • Commissioner Aronoff noted it’s a lot of coverage. The garage could be expanded but not to its
26 current size.
27 • Chairperson Yablon said it’s a very large ask; proportionately larger. The standards haven’t been
28 met. She could not approve it.
29 • Commissioner Zaransky asked that the neighbors in favor share their comments with Staff.
30 • Chairperson Yablon added the standards should be referenced and met.
31
32 Commissioner Weisberg moved to continue this matter to the May 7, 2026, ZBA meeting. Commissioner
33 Aronoff seconded the motion.
34
35 On a roll call vote
36 Voting Yea Chairperson Yablon; Commissioners Aronoff, Chase, Weisberg, & Zaransky
37 Voting Nay: None
38
39 Chairperson Yablon declared that the motion passed unanimously. Planner Hoffmann stated the
40 Applicant doesn’t have to re-notice the neighbors.
41
42 STAFF REPORT
43 There is no Staff Report.
44
45 MISCELLANEOUS
46 There are no Miscellaneous items.
47
Zoning Board of Appeal Minutes
March 19, 2026 - Page 7
1 ADJOURNMENT
2 Commissioner Chase moved to adjourn the meeting at 9:43 p.m. Commissioner Weisberg seconded the
3 motion.
4
5 On a voice vote
6 Voting Yea Chairperson Yablon; Commissioners Aronoff, Chase, Weisberg, & 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 FEBRUARY 19, 2026, WERE APPROVED WITHOUT CORRECTIONS.
Zoning Board of Appeal Minutes
March 19, 2026 - Page 8
Agenda
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, March 19, 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, 03/19/2026 - 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) 02/19/2026 Zoning Board of Appeals Draft Minutes
3) Business from the Public
4) Old 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.
5) New Business
a) #VAR-2026-00061 Appellant: Keith Fisher
Property: 1139 Ridgewood Rd Address: 1139 Ridgewood Rd, Highland Park, IL 60035
Zoning District: R5
The petitioner Neil Fortunato on behalf of the owner, Keith Fisher, 1139 Ridgewood 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 150.711, to encroach into the Established Building Setback.
b) #VAR-2026-00062 Appellant: Irwin Melendez
Property: 879 Burton Ave Address: 879 Burton Ave, Highland Park, IL 60035
Zoning District: R6 | SLOZ
The petitioner and owner, Irwin Melendez, 879 Burton Ave, Highland Park, IL 60035, request by authority of
Section 150.1204(A)(1) and 150.1204(A)(5) of the Highland Park Zoning Code, a variation of provision Section
150.703 and 150.707(D)(1), to encroach into the side yard requirement and exceed the allowed rear yard
coverage for a garage addition.
c) #VAR-2026-00064 Appellant: John Birazzi
Page 1 of 2
Property: 3504 Dato Ave Address: 3504 Dato Ave, Highland Park, IL 60035
Zoning District: R5
The petitioner and owner, John Birazzi, 3504 Dato Ave, 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 front yard requirement for an addition.
6) Staff Report
7) Miscellaneous
8) Adjournment
Page 2 of 2
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, March 19, 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, 03/19/2026 - 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) 02/19/2026 Zoning Board of Appeals Draft Minutes
3) Business from the Public
4) Old 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.
5) New Business
a) #VAR-2026-00061 Appellant: Keith Fisher
Property: 1139 Ridgewood Rd Address: 1139 Ridgewood Rd, Highland Park, IL 60035
Zoning District: R5
The petitioner Neil Fortunato on behalf of the owner, Keith Fisher, 1139 Ridgewood 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 150.711, to encroach into the Established Building Setback.
b) #VAR-2026-00062 Appellant: Irwin Melendez
Property: 879 Burton Ave Address: 879 Burton Ave, Highland Park, IL 60035
Zoning District: R6 | SLOZ
The petitioner and owner, Irwin Melendez, 879 Burton Ave, Highland Park, IL 60035, request by authority of
Section 150.1204(A)(1) and 150.1204(A)(5) of the Highland Park Zoning Code, a variation of provision Section
150.703 and 150.707(D)(1), to encroach into the side yard requirement and exceed the allowed rear yard
coverage for a garage addition.
c) #VAR-2026-00064 Appellant: John Birazzi
Page 1 of 2
Page 1 of 109
Property: 3504 Dato Ave Address: 3504 Dato Ave, Highland Park, IL 60035
Zoning District: R5
The petitioner and owner, John Birazzi, 3504 Dato Ave, 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 front yard requirement for an addition.
6) Staff Report
7) Miscellaneous
8) Adjournment
Page 2 of 2
Page 2 of 109
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, February 19, 2026
7
8 MEETING LOCATION: Council Chambers, City Hall, 1707 St. Johns Avenue, Highland Park, IL
9
10 CALL TO ORDER
11 At 7:31 p.m., Acting Chair Chase 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 Chase; Commissioners Aronoff, Harmelech, Weisberg, & Zaransky
16
17 Commissioner Absent: Chairperson Yablon & Commissioner Treshansky
18
19 Councilmember Absent: Center
20
21 Student Council Present: Zoe Heller
22
23 Staff declared that a quorum was present.
24
25 Guests Present: Cal Bernstein, Attorney/Samuels & Bernstein
26 Ronald Nisson/Petitioner
27 Tommy Paliter/General Contractor
28
29 Staff Present: Hoffmann
30
31 Others Present: Gale Cerabona, Recorder
32
33 APPROVAL OF MINUTES
34 Regular Meeting of the Zoning Board of Appeals – January 15, 2026
35
36 Commissioner Weisberg moved to approve the January 15, 2026, regular meeting minutes as drafted.
37 Commissioner Zaransky seconded the motion.
38
39 On a roll call vote
40 Voting Yea Commissioners Aronoff, Harmelech, Weisberg, & Zaransky
41 Voting Nay: None
42 Abstain: Acting Chair Chase
43
44 Acting Chair Chase declared that the motion passed 4-0.
45
46 BUSINESS FROM THE PUBLIC
47 There was no Business from the Public.
48
Zoning Board of Appeal Minutes
February 19, 2026 - Page 1
Page 3 of 109
1 OLD BUSINESS
2 There was no Old Business.
3
4 NEW BUSINESS
5 1. #VAR-2026-00059
6 Property: 363 Woodland Road Appellant: Debra & Barry Kravitz
7 Zoning District: R5 Address: 363 Woodland Road, Highland Park, IL 60035
8
9 The petitioners and owners, Debra & Barry Kravitz, 363 Woodland Road, Highland Park, IL 60035 request by
10 authority of Section 150.1204(A)(1) of the Highland Park Zoning Code, a variation of provision Section
11 150.711, to encroach into the Established Building Setback/EBS.
12
13 Planner Hoffmann reviewed the proposal:
14 • Project Background
15 o new addition
16 o R5 zoning district
17 o built in 1937
18 • Site Location
19 • Aerial View was shown
20 • Plat of Survey
21 o 40’ building line; non-conforming
22 • Property Photos were displayed
23 • Proposed Work
24 • Elevations were illustrated
25 • Other Comments
26 o there were none
27 o 8 letters of support
28 • Review
29
30 Acting Chair Chase asked if there:
31 • were any variances. Planner Hoffmann said none that he saw.
32 • is a definition of the EBS. Planner Hoffmann explained same.
33
34 Acting Chair Chase swore in Cal Bernstein, Attorney with Samuels & Bernstein, who offered a history (35
35 year-old ordinance). He said City Staff wanted to preserve front yards. Examples were given on Sheridan
36 Road and Ravinia regarding the EBS. The applicant is looking to upgrade, make their home larger, and
37 modernize it. The second floor is already set back from the first floor. Rooflines line up with the existing
38 second floor. This is less than the floor-area-ratio/FAR.
39
40 Mr. Bernstein referenced the standards from his letter. He expressed the hardship is site context, and the
41 house is existing, non-conforming. There are 8 letters of support from neighbors.
42
43 Acting Chair Chase asked if anyone in the audience wishes to speak on this matter. There was no one.
44
45 Some ZBA comments for Petitioner are…..
46 • Commissioner Zaransky said it’s a good plan. Standards are met; makes sense. He is in favor.
47 • Commissioner Aronoff said the request is reasonable. He will support it.
Zoning Board of Appeal Minutes
February 19, 2026 - Page 2
Page 4 of 109
1 • Commissioner Weisberg said there is no FAR issue. He will support it.
2 • Commissioner Harmelech concurred.
3 • Acting Chair Chase believes the standards have been met.
4
5 Commissioner Weisberg moved to approve the request as drafted. Commissioner Zaransky seconded the
6 motion.
7
8 On a roll call vote
9 Voting Yea Acting Chair Chase; Commissioners Aronoff, Harmelech, Weisberg, & Zaransky
10 Voting Nay: None
11
12 Acting Chair Chase declared that the motion passed unanimously.
13
14 2. #VAR-2026-00060
15 Property: 1550 Museum Drive Appellant: Ronald Nisson
16 Zoning District: R2 Address: 1550 Museum Drive, Highland Park, IL 60035
17
18 The petitioner and owner, Ronald Nisson, 1550 Museum Drive, Highland Park, IL 60035 request by authority
19 of Section 173.030, of the Highland Park Zoning Code, a variation of provision Section 173.010(C), to exceed
20 the maximum allowable 4’ fence-height requirement.
21
22 Planner Hoffmann reviewed the proposal:
23 • Project Background
24 o exceed fence height to 8’
25 o R2 zoning district
26 o built in 2018
27 • Site Location (3 frontages)
28 • Aerial View was shown
29 • Plat of Survey (additions/zoning relief was granted in 2025)
30 • Property Photos were displayed
31 o existing fence is 8’
32 • Proposed Work/Site Plan
33 • Other Comments
34 o there were none
35 • Review
36
37 Some ZBA comments for Staff are…..
38 • Acting Chair Chase asked if there are other fences in this development.
39 • Commissioner Weisberg asked if any neighborhoods have 8’ fences. Planner Hoffmann said they are
40 only allowed when properties abut busy roads or are next to train tracks. Other allowable fences are
41 6’.
42 • Acting Chair Chase asked if this can attach to the other fence. Planner Hoffmann said yes.
43 • Commissioner Zaransky asked if it will be the same material. Planner Hoffmann will defer to the
44 Applicant.
45
46 Acting Chair Chase asked if anyone in the audience wishes to speak on this matter. There was no one.
47
Zoning Board of Appeal Minutes
February 19, 2026 - Page 3
Page 5 of 109
1 Acting Chair Chase swore in Petitioner Ron Nisson, owner, who advised he never intended to have a fence.
2 It’s due to the person who bought Michael Jordan’s property, as photos are being taken of his family. There
3 are 300 cars going there daily. It is no longer a neighborhood. He wants to protect his family and has
4 contacted the police many times. The City has done nothing. Other homes have high fences. Mr. Nisson
5 installed 35 pine trees which is not stopping the problem. It is out of hand. It is not what he spent $2 million
6 for. The survey is questionable. Neighbors are not happy. Four Greyhound busses were parked in front of his
7 house all night long.
8
9 Some ZBA comments for Petitioner are…..
10 • Acting Chair Chase asked:
11 o about other fences. Mr. Nisson explained same. He shared Michael Jordan’s house has a 10’
12 fence. Mr. Nisson said he has no intention of placing a fence in front on Museum Drive.
13 o if an 8’ fence is unusual. Mr. Nisson said 350 cars and busses parked on the street are also
14 unusual.
15 o that the standards be addressed. Mr. Nisson said it is not detrimental and is not at the
16 corner. He shared everyone’s property values have dropped.
17 • Commissioner Weisberg asked how many properties are in the neighborhood. Planner Hoffmann
18 said 8. Mr. Nisson shared most people have gates that are approximately 8’. Michael Jordan’s
19 property has a 10’ fence. The only way to protect his family is to install a fence.
20 • Commissioner Zaransky asked:
21 o why not attach the fence?
22 o if the fence is L-shaped. Mr. Nisson said he doesn’t want to be contained inside. He wants to
23 fence the area as proposed because he doesn’t want any harm to his grandchildren. This is
24 sad for the neighborhood, as it’s a great place to live.
25
26 Acting Chair Chase swore in Tommy Paliter, General Contractor, who said this is not a wrought-iron fence.
27 Deer cannot pass through. People slow down and stare; awkward. Police site on Pointe Lane for hours.
28 There is a pool that is not on the rendering. That is the hardship.
29
30 More ZBA comments are…..
31 • Commissioner Aronoff commented an 8’ fence is tall. The standards are met.
32 • Commissioner Harmelech appreciates the passion. The standards are met. There are 8’ fences in this
33 subdivision.
34 • Commissioner Weisberg said the character of the neighborhood is unusual. He is in favor of this
35 simple ask. The standards are met.
36 • Commissioner Zaransky said it’s an unusual ask. The standards have been met. It makes sense and
37 doesn’t cause an issue to extend. He asked if the fence could be on the inside of the trees. Mr.
38 Nisson said he would like to view the trees. Mr. Paliter said it wouldn’t line up with the corner.
39 • Acting Chair Chase said it’s a residential neighborhood. The 8’ fence is an outlier. Mr. Paliter
40 explained the neighbor has an 8’ wrought-iron fence. A 6’ fence was considered. The fence would be
41 weaker, as it’s hollow inside.
42
43 Planner Hoffman said past variances would have to be researched.
44
45 Commissioner Aronoff moved to approve the variance as submitted. Commissioner Harmelech seconded
46 the motion.
47
Zoning Board of Appeal Minutes
February 19, 2026 - Page 4
Page 6 of 109
1 On a roll call vote
2 Voting Yea Commissioners Aronoff, Harmelech, Weisberg, & Zaransky
3 Voting Nay: Acting Chair Chase
4
5 Acting Chair Chase declared that the motion passed 4-1.
6
7 STAFF REPORT
8 There is no Staff Report.
9
10 MISCELLANEOUS
11 There are no Miscellaneous items.
12
13 ADJOURNMENT
14 Commissioner Weisberg moved to adjourn the meeting at 8:22 p.m. Commissioner Aronoff seconded the
15 motion.
16
17 On a voice vote
18 Voting Yea Acting Chair Chase; Commissioners Aronoff, Harmelech, Weisberg, & Zaransky
19 Voting Nay: None
20
21 Acting Chair Chase declared that the motion passed unanimously.
22
23 Respectfully Submitted,
24
25
26 Gale Cerabona
27 Recorder
28
29 MINUTES OF JANUARY 15, 2026, WERE APPROVED WITHOUT CORRECTIONS.
Zoning Board of Appeal Minutes
February 19, 2026 - Page 5
Page 7 of 109
Memorandum
Date: March 19, 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 northern property line for a pool. This property was
previously before the ZBA on January 15, 2026, please follow the link for previous materials.
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 4 feet for a pool;
The applicant has revised their plans to
remove the gazebo and relocate the pool
equipment to a conforming area. Additionally,
the pool was shifted south to reduce the side
yard encroachment to 4’.
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:
•One letter of support from 243 Red Oak Ln
(property to the north) was submitted.
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
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LEGAL NOTICE - Lake County News-Sun – 03/04/2026
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, March 19, 2026, 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
Alexis Yablon, Chairman
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DEBBIE SIEGEL
243 Red Oak
Highland Park, IL 60035
March 11, 2026
Re: ZBA Hearing
2021 Old Briar, Highland Park, IL
To Whom It May Concern,
I am writing as beneficiary of the Deborah Siegel Trust - owner of 243 Red Oak, Highland
Park, IL. Specifically, I am writing to support the revised drawings (removing the gazebo)
and application for variance request for the proposed swimming pool at 2021 Old Briar
subject to the following requests for conditional approval:
1. Other than the heater and filter and screening around the heater and filter, no other
vertical components above the top elevation of the proposed inground pool shall be
allowed north of the existing north building line as of the date of this approval; and
2. The height of the screening for the heater and filter shall be below the height of the
fence.
Thank you,
Debbie Siegel,
Beneficiary of the Deborah Siegel Trust
(owner of 243 Red Oak, Highland Park, IL)
Page 20 of 109
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 swimming pool as depicted on the Plans within Exhibit B.
a. To encroach into the north side yard setback of 19 feet by 4 feet for a pool;
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 21 of 109
VAR-2025-00058
2021 Old Briar Rd
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
and March 19, 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 4 feet for a pool;
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. Site Plan for 2021 Old Briar Rd by Bogdan Opanasyuk, Case #VAR-2025-
00058, for the March 19, 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
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VAR-2025-00058
2021 Old Briar Rd
(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 March 19, 2026 ZONING BOARD OF APPEALS
CITY OF HIGHLAND PARK
LAKE COUNTY, ILLINOIS
By:
Alexis Yablon, Chairman
# 5146803_v2
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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
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VAR-2025-00058
2021 Old Briar Rd
EXHIBIT B
[PLANS]
Page 25 of 109
6' Masonry Wall
10' 6"
40' From
6' Wood Privacy
15'
Property Line 19'
Fence
53' 6" 34'
4'
40'
9' 6"
45' 14'
12' 6"
8' 7' 6" 18' 6"
13' 9'
2' 3'
7'
12'
14' 6"
5' 6"
16'
36'
Site Plan
2021 Old Briar Rd
VAR-2025-00058
March 19, 2026 ZBA
23'
12'
19'
6' Masonry Wall
40'
Page 26 of 109
Memorandum
Date: March 19, 2026
To: Chair Alexis Yablon & Zoning Board of Appeals (“ZBA”)
From: Patrick Hoffmann, Planner II & Staff Liaison
Subject: 1139 Ridgewood Dr Application Summary
________________________________________________________________________________________
APPLICATION SUMMARY:
The petitioner Neil Fortunato on behalf of the owner, Keith Fisher, (the “Applicant”) of 1139
Ridgewood Dr 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 150.711 to
encroach into the Established Building Setback (EBS) for a new single family home. The subject
property is located within the R5 zoning district and according to Lake County Assessor’s Office
the home was built in 1930.
The Applicant seeks relief from Section 150.711 by authority of Section 150.1204(A)(1):
(i) To encroach into the Established Building Setback of 55.7 feet by 15.7 feet for a new
single family home;
The applicant is proposing a new single family home that
will sit 40’ from the front property line. This placement
conforms with the minimum front yard requirement, but
encroaches in the 55.7’ EBS requirement. As stated in the
applicant’s hardship letter, the property has a heritage
tree located near the existing home. In order to save the
tree the applicant is requesting a variation to the EBS
requirement to stay as far from the heritage tree as
possible. Please see attached comments from Forestry.
In the event the variation is 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:
• Comments from Forestry are attached
• Demolition Review – approved for demolition on December 12, 2024
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
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LEGAL NOTICE - Lake County News-Sun – 03/04/2026
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, March 19, 2026, 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-2026-00061
Petitioner: Neil Fortunato
Zoning District: R5
Subject Property: 1139 Ridgewood Rd
Highland Park, Illinois 60035
The petitioner Neil Fortunato on behalf of the owner, Keith Fisher, 1139 Ridgewood 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 150.711, to encroach into the Established Building Setback.
The Subject Property, commonly known as 1139 Ridgewood Rd, is legally described as follows:
THAT PART OF LOTS 4 AND 5 IN BLOCK 2 IN RIDGEWOOD PARK SUBDIVISON IN SECTION
26, TOWNSHIP 43 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTHEASTERLY LINE OF
RIDGEWOOD DRIVE, 4 FEET NORTHWESTERLY OF THE NORTHWESTERLY CORNER OF
SAID LOT 4, THENCE NORTHEASTERLY ON A LINE PARALLEL TO THE NORTHWESTERLY
LINE OF SAID LOT 4, A DISTANCE OF 200 FEET; THENCE SOUTHEASTERLY ON A LINE
PARALLEL TO THE NORTHEASTERLY LINE OF SAID RIDGEWOOD DRIVE, A DISTANCE OF
75 FEET; THENCE SOUTHWESTERLY ON A LINE PARALLEL TO THE NORTHWESTERLY
LINE OF SAID LOT 4, A DISTANCE OF 200 FEET TO THE NORTHEASTERLY LINE OF
RIDGEWOOD DRIVE, THENCE NORTHWESTERLY ALONG THE NORTHEASTERLY LINE OF
RIDGEWOOD DRIVE, 75 FEET TO THE POINT OF BEGINNING, IN LAKE COUNTY,
ILLINOIS.
PIN: 16-26-404-008-0000
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 | Alexis Yablon, Chairman
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Planning Division
1150 Half Day Rd.
Highland Park, Illinois 60035
847.432.0867
cityhpil.com
To: Building Division
From: Zubin Coleman, Planner II
Date: December 12, 2024
RE: Historic Preservation Commission Demolition Review – 1139 Ridgewood Drive
At the December 12, 2024 meeting of the Historic Preservation Commission a determination of
significance found that the following structure does not satisfy any of the Criteria for Landmark
Designation in Chapter 24 of the City Code:
• 1139 Ridgewood Drive
However, integrity was not found for this structure. Since integrity was not upheld, no delay was
imposed and permits can be issued for the demolition of the house.
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:
Sec. 170.122. - Demolition of Dwellings.
Page 37 of 109
(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.
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Memorandum
Date: March 16, 2026
To: Patrick Hoffmann, Planner II
From: Ben Miller, City Forester
Subject: 1139 Ridgewood Dr - Variation
I have been asked to review a request to encroach into the established building setback at
1139 Ridgewood Drive. This 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, Key, & Heritage trees.
The existing landscape of 1139 Ridgewood Dr includes 11 trees identified as Key under
Chapter 94 of Highland Park City code. Two oaks, one 32” and one 37” DBH, meet Chapter
94 criteria to be considered Heritage. The trees were independently evaluated in “fair” &
“good” condition, respectively.
Should the proposed development be granted relief, current plans call for removal of three
trees; #931 (11” Callery Pear), #930 (22” Linden), & #917 (29” Swamp White Oak) for the
construction of the new single family residence. One Key tree (#917) would be removed to
accommodate new construction.
With approval of the front yard encroachment, construction can be located further from a
number of mature oaks on the site. Notably, a 28” (#910, Key), 20” (#911, Key), 32” (#907,
Heritage), & 37” (#908, Heritage) that reside in the rear yard (see attached map below).
With this increased buffer, a greater portion of their critical root zones can be excluded
from construction-related disturbance (including excavation). Thereby, allowing for greater
protection and likelihood of survival.
In the event relief is not granted, development of this site would be shifted further
northeast. As currently designed, this structure would conflict with many of the Key and
Heritage trees on this lot, and would necessitate the removal of at least one of Heritage
trees. A number of additional Key trees, would also be removed. This request would require
relief from the Zoning Board of Appeals in the form of an application for “Removal of
Heritage tree(s) in Good Condition”.
As this request will allow for the protection/preservation of a number of Key & Heritage
trees on this parcel, I support this request for encroachment into the front yard
setback of Ridgewood Dr.
If the proposal is approved by the ZBA and all Heritage Oaks will be preserved through
construction, the applicant will be required to provide a comprehensive tree preservation as
part of the City’s permitting process. This Tree Preservation Plan must take into account all
trees on/adjacent to the property. It must be developed with assistance of a Certified
1
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Memorandum
Arborist. This Arborist will help create and administer a long term strategy prior to, during,
and beyond completion of construction. This may include, but not be limited to, installation
of construction exclusion fence for tree preservation, root pruning, canopy pruning, crown
reduction pruning, fertilizing, opportunistic pest control regimen, directional boring of
utilities, and any other measures recommended by the Arborist.
2
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Memorandum
3
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VAR-2026-00061
1139 Ridgewood 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
KEITH FISHER APPEAL NO. ZBA VAR-2026-00061
FOR VARIATION
VARIANCE APPROVAL ORDER
This order (“Order”) concerns the petitioner Neil Fortunato and owner Keith Fisher of 1139
Ridgewood Drive, 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 1139 Ridgewood 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 150.711 of the City Code (the
“Variation”), to construct a new single family home as depicted on the Plans within Exhibit B.
a. To encroach into the Established Building Setback of 55.7 feet by 15.7 feet for a new
single family home;
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 42 of 109
VAR-2026-00061
1139 Ridgewood 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 March 19, 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 Established Building Setback of 55.7 feet by 15.7 feet for a new single
family home;
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 1139 Ridgewood Dr by Clifford Town, Architect,
page A-1, dated 1/28/2026,
b. Proposed Site Plan for 1139 Ridgewood Dr by Clifford Town, Architect,
page A-7 & A-8, dated 1/28/2026;
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 43 of 109
VAR-2026-00061
1139 Ridgewood 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 March 19, 2026 ZONING BOARD OF APPEALS
CITY OF HIGHLAND PARK
LAKE COUNTY, ILLINOIS
By:
Alexis Yablon, Chairman
# 5146803_v2
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VAR-2026-00061
1139 Ridgewood Dr
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
The Subject Property, commonly known as 1139 Ridgewood Rd, is legally described as follows:
THAT PART OF LOTS 4 AND 5 IN BLOCK 2 IN RIDGEWOOD PARK SUBDIVISON IN SECTION
26, TOWNSHIP 43 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN,
DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTHEASTERLY LINE OF
RIDGEWOOD DRIVE, 4 FEET NORTHWESTERLY OF THE NORTHWESTERLY CORNER OF
SAID LOT 4, THENCE NORTHEASTERLY ON A LINE PARALLEL TO THE NORTHWESTERLY
LINE OF SAID LOT 4, A DISTANCE OF 200 FEET; THENCE SOUTHEASTERLY ON A LINE
PARALLEL TO THE NORTHEASTERLY LINE OF SAID RIDGEWOOD DRIVE, A DISTANCE OF
75 FEET; THENCE SOUTHWESTERLY ON A LINE PARALLEL TO THE NORTHWESTERLY
LINE OF SAID LOT 4, A DISTANCE OF 200 FEET TO THE NORTHEASTERLY LINE OF
RIDGEWOOD DRIVE, THENCE NORTHWESTERLY ALONG THE NORTHEASTERLY LINE OF
RIDGEWOOD DRIVE, 75 FEET TO THE POINT OF BEGINNING, IN LAKE COUNTY,
ILLINOIS.
PIN: 16-26-404-008-0000
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VAR-2026-00061
1139 Ridgewood Dr
EXHIBIT B
[PLANS]
Page 46 of 109
1.
28
.2
6
PLAN
02 SITE
SCALE: 1/16"=1'-0"
LOCATION
01 PROJECT
NOT TO SCALE
1.
28
.2
6
1.
28 1.
. 26 28
.2
6
1.
28
.2
6
SITE NOTES
GENERAL NOTES
1.
.2 6
2 8
DESIGN CRITERIA 2021 IECC PRESCRIPTIVE PACKAGE DRAWING INDEX
APPLICABLE CODES
ZONING INFORMATION
ST L IC
A E
TE
CLIFFORD
FLOOR AREA RATIO CALCULATIONS
TOWN ED ARCHI
001-012279
EXP. 11-26 OF I L L I
NS
N O CT
INSULATION & GLAZING REQUIREMENTS
IS TE
1/28/26
DRAWINGS PREPARED BY: DATE: SHEET NO.
332 N. DEERE PARK DRIVE WEST 11.14.25
NEW SINGLE FAMILY RESIDENCE
HIGHLAND PARK, ILLINOIS 60035 CLIFFORD TOWN, ARCHITECT 11.17.25
1139 RIDGEWOOD DRIVE 11.19.25
PHONE: 847-926-8888 1297 SHERMER ROAD PHONE: 847-498-0900
FAX: 847-926-8873 HIGHLAND PARK, ILLINOIS 60035 01.28.26
NORTHBROOK, ILLINOIS 60062 A-1
WEBSITE: www.greenbuildingtechnologiesinc.com
OF 16 SHEETS
Page 47 of 109
1.
28
. 26
1.
28
.2
6
(FRONT) ELEVATION
(RIGHT SIDE) ELEVATION
01 WEST
SCALE: 1/4"=1'-0"
02 SOUTH
SCALE: 1/4"=1'-0"
1.
28
.2
6
DRAWINGS PREPARED BY: DATE: SHEET NO.
332 N. DEERE PARK DRIVE WEST 11.14.25
NEW SINGLE FAMILY RESIDENCE
HIGHLAND PARK, ILLINOIS 60035 CLIFFORD TOWN, ARCHITECT 11.17.25
1139 RIDGEWOOD DRIVE 11.19.25
PHONE: 847-926-8888 1297 SHERMER ROAD PHONE: 847-498-0900
FAX: 847-926-8873 HIGHLAND PARK, ILLINOIS 60035 01.28.26
NORTHBROOK, ILLINOIS 60062 A-7
WEBSITE: www.greenbuildingtechnologiesinc.com
OF 16 SHEETS
Page 48 of 109
1.
28
.2
6
(FRONT) ELEVATION
(RIGHT SIDE) ELEVATION
01 WEST
SCALE: 1/4"=1'-0"
02 SOUTH
SCALE: 1/4"=1'-0"
1.
28
.2
6
DRAWINGS PREPARED BY: DATE: SHEET NO.
332 N. DEERE PARK DRIVE WEST 11.14.25
NEW SINGLE FAMILY RESIDENCE
HIGHLAND PARK, ILLINOIS 60035 CLIFFORD TOWN, ARCHITECT 11.17.25
1139 RIDGEWOOD DRIVE 11.19.25
PHONE: 847-926-8888 1297 SHERMER ROAD PHONE: 847-498-0900
FAX: 847-926-8873 HIGHLAND PARK, ILLINOIS 60035 01.28.26
NORTHBROOK, ILLINOIS 60062 A-8
WEBSITE: www.greenbuildingtechnologiesinc.com
OF 16 SHEETS
Page 49 of 109
Memorandum
Date: March 19, 2026
To: Chair Alexis Yablon & Zoning Board of Appeals (“ZBA”)
From: Patrick Hoffmann, Planner II & Staff Liaison
Subject: 879 Burton Ave Application Summary
________________________________________________________________________________________
APPLICATION SUMMARY:
The petitioner and owner, Irwin Melendez, (the “Applicant”) of 879 Burton Ave Highland Park,
IL 60035, (the “Property”) request by authority of Section 150.1204(A)(1) and Section
150.1204(A)(5) of the Highland Park Zoning Code, variation of provision Section 150.703 and
Section 150.707(D)(1) to encroach into the side yard setback and exceed the rear yard coverage
limitation for a garage addition. The subject property is located within the R6 zoning district and
Small Lot Overall (SLOZ). According to Lake County Assessor’s Office the home was built in 1929.
The Applicant seeks relief from Section 150.703 and Section 150.707(D)(1) by authority of Section
150.1204(A)(1) and Section 150.1204(A)(5):
(i) To encroach into both required side yard setbacks of 5 feet by 0.6’ feet to the north
and 2 feet to the south for a garage addition,
(ii) To encroach into the required 3 feet accessory structure setback by 2.8 feet for a
shed,
(iii) To exceed the allowable rear yard coverage limitation of 50% for an allowed rear
yard coverage of 89%;
In August of 2025 the applicant constructed the garage addition without a permit. A stop work
order was placed on the property and variations
are required in order to keep the improvements.
As it stands, the garage structure is under the
required height limitation of 18’ standing at
17’6”, but requires three variations: side yard
encroachment, accessory structure within the
rear yard setback encroachment, and to exceed
the rear yard coverage allowance.
Per Section 150.707(D)(1) accessory structures
are allowed to cover 30% of the required rear
yard and in the R6 zoning district receive an
additional 200 square feet (SF) allowance for
garages. Meaning, on this property, the owner is
allowed to cover 500 SF or 50% of their rear yard. With the existing garage, addition, shed, and
pavement, the property is covering 890 SF or 89% of the required rear 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
1
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Memorandum
Article 12 Zoning Standards of Approval.
NEIGHBOR & CITY COMMENTS:
• One public comment in opposition is attached.
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
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LEGAL NOTICE - Lake County News-Sun – 03/04/2026
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, March 19, 2026, 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-2026-00062
Petitioner: Irwin Melendez
Zoning District: R6
Subject Property: 879 Burton Ave
Highland Park, Illinois 60035
The petitioner and owner, Irwin Melendez, 879 Burton Ave, Highland Park, IL 60035, request by authority of
Section 150.1204(A)(1) and 150.1204(A)(5) of the Highland Park Zoning Code, a variation of provision Section
150.703 and 150.707(D)(1), to encroach into the side yard requirement and exceed the allowed rear yard
coverage for a garage addition.
The Subject Property, commonly known as 879 Burton Ave, is legally described as follows:
LOT 24 IN BLOCK 1 IN FIRST ADDITION TO RAVINIA HIGHLANDS, IN THE SOUTHWEST
QUARTER OF SECTION 25, TOWNSHIP 43 NORTH, RANGE 12, EAST OF THE THIRD
PRINCIPAL MERIDIAN, AND THE NORTHWEST QUARTER OF SECTION 36, TOWNSHIP 43
NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE
PLAT THEREOF, RECORDED JUNE 27, 1916 AS DOCUMENT 165828, IN BOOK “J” OF PLATS,
PAGE 73, IN LAKE COUNTY, ILLINOIS.
PIN: 16-25-310-022-0000
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 | Alexis Yablon, Chairman
Page 1 of 1
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Letter of Situation and Hardship
Property: 879 Burton Ave, Highland Park, IL 60035
Owner: Irwin Melendez
Project: Garage Shed Addition
To the Zoning Board of Appeals:
I am requesting a variation to allow the construction of a garage shed addition at 879 Burton
Ave, which requires relief from the R6 zoning district side yard setback (5 feet) and rear yard
coverage (30%) requirements.
Our property has a pre-existing garage that predates current zoning limits, and the lot’s size and
layout create physical constraints. Strict compliance with the zoning code would prevent us from
adding much-needed storage space for our growing family. The addition is intended for storage,
not additional living space, and is designed to be compatible with the existing structure and
neighborhood.
The hardship is not self-created. The garage predates current zoning, and while construction
began while I was out of town, the work was done in good faith to address practical needs. Our
household has grown from 3 to 6 people, and the lack of storage has caused significant clutter
and stress. The addition will alleviate this hardship without harming neighbors or altering the
character of the neighborhood.
The proposed variation is in harmony with the intent of the zoning code. It addresses practical
limitations while preserving light, air, safety, and neighborhood aesthetics. Approval would allow
reasonable use of the property while respecting the surrounding community.
Respectfully submitted,
Irwin Melendez
Owner, 879 Burton Ave
Highland Park, IL 60035
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Hi Patrick,
Below are my comments that I would like for you to provide to the March 19 zoning board
meeting regarding the 879 Burton Ave. property variances to the rear garage.
The property owner at 879 Burton Ave. began constructing deviations to the garage located at
the rear of the property, which began late summer 2025. The new garage revisions are clearly
outside of the width and height restrictions and are in violation of these codes. The garage also
appears to be encroaching on the adjoining neighbor's property, whose backyard is being used to
park their large construction vehicles and construction debris. The revised garage towers over
the landscape and is an absolute eyesore. It is almost as tall as the house and detracts from the
surrounding view of the neighborhood. The construction is shoddy and not in good taste and
will have a negative impact on property values.
Please find attached some photographs of the garage taken from my residence across the
street. The garage construction is unacceptable and does not fit with the decorum of the
neighborhood.
Thank you for allowing me to provide my comments concerning the appeal meeting for the
garage construction at 879 Burton Ave.
Sincerely,
Kim Weiland
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Opposition to Variance Request – 879 Burton Avenue
To: Chair Alexis Yablon and Members of the Zoning Board of Appeals City of Highland Park
Re: 879 Burton Avenue Variance Application
I respectfully submit this letter in opposition to the requested zoning variances for the property
located at 879 Burton Avenue, Highland Park, IL. This matter is of significant concern to
neighboring residents who rely on the City’s zoning regulations to preserve the residential
character and livability of the neighborhood. The outcome of this request will directly affect
surrounding properties and may set expectations regarding how similar situations are handled in
the future.
• Construction Without Permits
The City memorandum indicates that the garage addition was constructed in August 2025
without the required permit and that a stop‑work order was issued. When improvements are
undertaken prior to obtaining zoning approvals, the applicant assumes the risk that the work may
not comply with applicable regulations.
• Self‑Created Hardship
Variances are intended to address unique physical hardships associated with a property. In this
case, the need for relief appears to stem from construction that occurred prior to obtaining
required approvals. Granting substantial variances after the fact risks establishing a precedent
where non‑compliant construction is pursued first and zoning relief is sought later.
• Magnitude of the Requested Variances
The requested relief represents a significant departure from the zoning code. The proposal
increases rear yard coverage from the permitted 50% to approximately 89%, while also
encroaching into required side yard setbacks and accessory structure setbacks. These deviations
substantially reduce open space and intensify development beyond what is typically permitted
within the district.
• Represented Use Inaccuracies (See attached exhibits)
The applicant’s letter states that the addition is intended only for household storage. However,
based on repeated observations and photographic documentation, the structure appears to be used
to store construction equipment and materials associated with the owner’s contracting business.
If the structure is supporting a business operation, this raises concerns about whether the
requested variances are effectively enabling commercial activity within a residential zoning
district.
1
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• Operational and Parking Impacts
Work vehicles and individuals associated with the owner’s business are frequently present at the
property, and parking demand already appears to exceed what can reasonably be accommodated
on site. As a result, contractor vehicles and employees have at times parked in neighboring
driveways or adjacent areas. Further reduction of open yard space may intensify these existing
parking pressures.
• Neighborhood Character, Noise, and Property Values
The presence of construction equipment, contractor vehicles, and associated operational activity
introduces conditions that are not typical for surrounding residential properties. These factors
raise concerns related to noise, visual impacts, and the overall residential character of the block,
as well as potential negative effects on neighboring property values.
• Drainage and Overdevelopment Concerns
The proposed increase in rear yard coverage also raises concerns regarding excessive lot
coverage and reduced permeable surface area. Maintaining adequate open space is an important
planning objective for stormwater absorption and neighborhood consistency.
• Substantial Deviation from the Zoning Code
This request is not a minor adjustment to the zoning code but a substantial departure from its
requirements. Variances are intended to address exceptional circumstances, not to accommodate
major deviations that significantly intensify development beyond established standards.
• Variance Standards
In evaluating variance requests, the Board must determine whether a genuine hardship exists that
is not self‑created and whether the requested relief represents the minimum necessary to address
that hardship. Based on the circumstances under which the structure was constructed and the
scale of the requested deviations, these standards do not appear to be satisfied.
Conclusion
For the reasons described above—including the magnitude of the requested variances, the
circumstances under which the structure was constructed, the apparent operational impacts on
neighboring properties, and the potential effects on neighborhood character and property
values—I respectfully request that the Zoning Board of Appeals deny the requested variances for
879 Burton Avenue.
Thank you for your time and consideration.
Alex Zazove, Property Owner
889 Burton Avenue
2
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I have attached a few example photos to support the claims above:
1) September 29, 2019 3:56PM
3
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2) September 24, 2021 9:46AM
4
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3) August 7, 2022 5:01 PM
5
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4) August 8, 2022
6
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5) August 24, 2025 12:23 PM
6) September 2-4, 2025 (Full set provided to Rob Berns of City of Highland Park with Date
Stamps)
7
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7) March 14, 2026 (Stop Order is not being enforced as construction is actively being
performed)
9
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From: Brian Bimschleger
To: Hoffmann, Patrick
Cc: Hannah Bimschleger
Subject: Formal Support for 879 Burton Ave – Garage Construction Project
Date: Tuesday, March 17, 2026 6:46:38 PM
[EXTERNAL EMAIL]
To the Members of the City Hall Hearing Committee,
As the resident of 871 Burton Ave, located two doors down from Daniel Meraz at 879 Burton
Ave, I have a direct view of the garage from my property and can attest that the construction
has never caused any noticeable noise or disruption. Upon completion, the garage will not
cause any noticeable disruption either.
I am fully supportive of his project and urge the committee to approve its completion.
Brian Bimschleger
871 Burton Ave
Page 84 of 109
From: Chris Balcom
To: Hoffmann, Patrick
Subject: Formal Support for 879 Burton Ave – Garage Construction Project
Date: Wednesday, March 18, 2026 9:21:40 AM
[EXTERNAL EMAIL]
To the Members of the City Hall Hearing Committee,
As the resident of 849 Burton Ave, located a few doors down from
Daniel Meraz at 879 Burton Ave, I walk down the street everyday, and
can attest that the construction has never caused any noticeable noise
or disruption. Upon completion, the garage will not cause any
noticeable disruption either.
I am fully supportive of his project and urge the committee to approve
its completion.
Chris Balcom
849 Burton Ave
Page 85 of 109
From: Elijah Handelsman
To: Hoffmann, Patrick
Subject: Formal support for 879 Burton Ave - Garage Construction Project
Date: Wednesday, March 18, 2026 8:02:14 PM
[EXTERNAL EMAIL]
To the members of the city hall hearing committee,
I reside at 848 Burton Avenue, approximately five houses from Daniel’s property. I am
frequently outside and have had ample opportunity to observe the progress of his project. At
no time have I experienced excessive noise, disruption, or any negative impact on my property
or daily activities.
The work appears orderly, respectful of the neighborhood, and consistent with normal
residential construction.
Based on my observations, I fully support Daniel in completing his project and have no
objections to the continuation of the work.
Have a wonderful healthy week
Cheers
Elijah Handelsman
848 Burton Ave
Sent from my iPhone
Page 86 of 109
From: Robin Schmid
To: Hoffmann, Patrick
Subject: Formal Support for 879 Burton Ave – Garage Construction Project
Date: Wednesday, March 18, 2026 7:11:55 PM
[EXTERNAL EMAIL]
To the Members of the City Hall Hearing Committee,
I wanted to share my support for the completion of the garage project at 879 Burton Ave.
I live at 882 Burton Ave, across the street from 879 Burton Ave, with a direct line of sight
from our front window to their house and garage. The construction has never caused any issue
nor disruption, and we never noticed or were bothered by any noise from it. Upon completion,
the garage will not cause any noticeable disruption either.
I am fully supportive of his project and urge the committee to approve its completion.
Robin Schmid
882 Burton Ave
Page 87 of 109
From: Manfred Galindo
To: Hoffmann, Patrick
Subject: Formal Support for 879 Burton Ave – Garage Construction Project
Date: Thursday, March 19, 2026 2:13:47 PM
[EXTERNAL EMAIL]
To the Members of the City Hall Hearing Committee,
I also wanted to share my support for the completion of the garage project at 879 Burton Ave.
I also live across the street from 879 Burton Ave with my wife Robin Schmid, and we see
their house and garage every day. The construction is no issue and it has no negative effect on
our street or our community. Daniel, Gladys, Irwin and their family are incredible neighbors.
When the garage is completed, it won't cause any noticeable disruptions.
I am fully supportive of his project and urge the committee to approve its completion.
Manfred Galindo
882 Burton Ave
--
Manfred Galindo
Bilingual Hospitality Professional |Chef| Mixologist
Page 88 of 109
VAR-2026-00062
879 Burton 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
IRWIN MELENDEZ APPEAL NO. ZBA VAR-2026-00062
FOR VARIATION
VARIANCE APPROVAL ORDER
This order (“Order”) concerns the petitioner and owner Irwin Melendez of 879 Burton 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 879 Burton 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 R6 Zoning District and Small Lot Overlay (SLOZ), 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 and Section
150.707(D)(1) of the City Code (the “Variation”), to construct an addition to the existing
garage as depicted on the Plans within Exhibit B.
a. To encroach into both required side yard setbacks of 5 feet by 0.6’ feet to the north and 2
feet to the south for a garage addition,
b. To encroach into the required 3 feet accessory structure setback by 2.8 feet for a shed,
Page 89 of 109
VAR-2026-00062
879 Burton Ave
c. To exceed the allowable rear yard coverage limitation of 50% for an allowed rear yard
coverage of 89%;
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 March 19, 2026.
8. The Board has jurisdiction pursuant to Section 150.1204.(A)(1) and Section 150.1204(A)(5) 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 both required side yard setbacks of 5 feet by 0.6’ feet to the north and 2
feet to the south for a garage addition,
(ii) To encroach into the required 3 feet accessory structure setback by 2.8 feet for a shed,
(iii) To exceed the allowable rear yard coverage limitation of 50% for an allowed rear yard
coverage of 89%;
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 90 of 109
VAR-2026-00062
879 Burton Ave
a. Plat of Survey for 879 Burton Ave by R.E. Decker Professional Land
Surveyors, field work dated 9/26/25
b. Site plan for garage addition at 879 Burton Ave created by Jeffery J.
Heaney Architect A.I.A, Sheet 1, dated 9/4/25;
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 March 19, 2026 ZONING BOARD OF APPEALS
CITY OF HIGHLAND PARK
LAKE COUNTY, ILLINOIS
By:
Alexis Yablon, Chairman
# 5146803_v2
Page 91 of 109
VAR-2026-00062
879 Burton Ave
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
The Subject Property, commonly known as 879 Burton Ave, is legally described as follows:
LOT 24 IN BLOCK 1 IN FIRST ADDITION TO RAVINIA HIGHLANDS, IN THE SOUTHWEST
QUARTER OF SECTION 25, TOWNSHIP 43 NORTH, RANGE 12, EAST OF THE THIRD
PRINCIPAL MERIDIAN, AND THE NORTHWEST QUARTER OF SECTION 36, TOWNSHIP 43
NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE
PLAT THEREOF, RECORDED JUNE 27, 1916 AS DOCUMENT 165828, IN BOOK “J” OF PLATS,
PAGE 73, IN LAKE COUNTY, ILLINOIS.
PIN: 16-25-310-022-0000
Page 92 of 109
VAR-2026-00062
879 Burton Ave
EXHIBIT B
[PLANS]
Page 93 of 109
R.E. DECKER R.G. PAVLETIC N
(1933-1999) P.L.S. 035-3261
LEGEND
S
N. = North
f u
S. = South
E.
W.
N.W.
N.E.
S.E.
=
=
=
=
=
East
West
Northwest
Northeast
Southeast
a
Plto r
vey W E
of
S.W. = Southwest
P.O.B. = Point of Beginning
SQ.FT. = Square Feet
S
R.O.W. = Right of Way
The Meridian is assumed but
Doc. = Document reflects the record Subdivision
Rec. = Recorded as or Deed, except when noted.
Meas. = Measured
T.F. = Top of Foundation
Scale 1"=20 ft
MIN. = Minimum
MAX. = Maximum
O
G
ICA
CH
&
HW
RT
SET 5/8" IRON ROD
ON LINE AT 0.4' S.W.
CHAIN-LINK FENCE
NO
IS 0.0' N.E.
Shed is 0.2' S.W. RN
23 ASPHALT IS TE
ES
0.6' N.W. ICK
BR
=4 "E
C. 02
' D
RE 22'
99 SHE AD
2° 0'
S3
.
Shed is 0.2' S.W.
Y
O
A
39
W E CHAIN-LINK FENCE
LR
E
IV M
R A E IS 0.0' N.E.
I
ASPHALT IS
G
FR
D
A
RA
0.3' N.W.
R
A FOUND 3/4" IRON PIPE
1'
"E
6' G 3.
5. 6'
43 ON LINE AT 0.3' S.W.
'
38 ' .
32
88
° 5552 SQ.FT.
57
N
8. CONCRETE IS 0.0' N.W.
13
E
2' T
ASPHALT IS
0.0' N.W. 24 3'
.
.
26 CR
N
E
GARAGE IS
3'
. 25 C
O 3.0' N.W.
T
19
L
A 5'
.
P
H 46
A
S E
M 9 Y ASPHALT IS
ASPHALT IS A 7 0'
. A
FR #8
0.3' N.W .
18 W
8'
0.0' N.W. E
5. Y IV
EW R E R GARAGE IS
D O C D
SI 9' N 3.0' N.W.
0. ST DE
B AL
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3'
8.
1
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SI
0'
3.
W
A
Y
U ASPHALT IS
R
28
5'
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E
2'
. ' D
R 0.3' N.W. 29
B
R 20
4'
.
3
78
8.'44"W 25
0'
T IC
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8.
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2'
B
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I
ET .
29
CR '
SET 5/8" IRON ROD N
99
N "W LT
0.3' S.W. OF CORNER
19
C
RE 0'. H
A
39
P
0'
SIDEWALK IS 2.2' S.W.
°3 S
32
A
.=4
T
AL
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SP
'A
21
ASPHALT IS
0.0' N.W.
SET 1/2" MAG NAIL
APRON
0.3' S.W. & 0.2' S.E. OF CORNER
SIDEWALK IS 2.0' S.W. EW
D
SI
K
AL
A
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E
N
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.
.W
O
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00'
.
66
ORDER NUMBER 25-586
Field Work Completed on: 9-26-25
ORDERED BY: D & K Meraz Remodeling
LLAND STATE OF ILLINOIS
FOR: Melendez
PROFE
O
NA SU
COUNTY OF LAKE } ss
SS YOR
VE
R.G. PAVLETIC This Professional service conforms to the current
I R
REVISIONS:
Illinois minimum standards for a "Boundary Survey."
035-3261
Libertyville,
R E DECKER ST
A
T
E
Illinois
IN
O
IS R. E. DECKER, P.C.
PROFESSIONAL LAND SURVEYORSPC LL
OF I
NAL DESI By: 9-30-25
O G
S S
S
I
N
333 W. PETERSON RD SUITE B expires 11-30-26 Professional Land Surveyor
TE
DI
CA PRO
IN IN
T R.E. DECKER, RM LIBERTYVILLE, IL 60048
AL PR FE FI Compare the Description on this Plat with your Deed and Title; also compare all
SE AL P.C.
IN TEL. 847-362-0091
ED IG
IS OR 184-3086 stakes to this Plat before building by them, and report any differences at once.
RA N
E A
TH IS Libertyville, IL Dimensions are shown in feet and decimal parts thereof. Refer to Title, Covenants
IS A IS DeckerSurvey@gmail.com
TH
ST T
O or Building Department for additional Easements, Setbacks or Restrictions which
E IN
LL
OF I may exist.
Website: DeckerSurvey.com
expires 4-30-27
Page 94 of 109
Page 95 of 109
Memorandum
Date: March 19, 2026
To: Chair Alexis Yablon & Zoning Board of Appeals (“ZBA”)
From: Patrick Hoffmann, Planner II & Staff Liaison
Subject: 3504 Dato Ave Application Summary
________________________________________________________________________________________
APPLICATION SUMMARY:
The petitioner and owner, John Birazzi, (the “Applicant”) of 33504 Dato Ave 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 front yard setback along
Dato Ave for a new addition. The subject property is a corner lot located within the R5 zoning
district and according to Lake County Assessor’s Office the home was built in 1955.
The Applicant seeks relief from Section 150.703 by authority of Section 150.1204(A)(1):
(i) To encroach into the required front yard setback of 40 feet along Dato Ave by
10.98’ feet for a new addition;
The applicant is proposing a new addition on the
southern portion of the home, replacing the
existing garage and adding a mudroom. The
existing home is non-conforming with the 40’
front yard requirement along Dato Ave and the
new addition will be in line with the existing
encroachment.
In the event the variation is 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:
• No additional comments
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 96 of 109
Page 97 of 109
Page 98 of 109
LEGAL NOTICE - Lake County News-Sun – 03/04/2026
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, March 19, 2026, 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-2026-00064
Petitioner: John Birazzi
Zoning District: R5
Subject Property: 3504 Dato Ave
Highland Park, Illinois 60035
The petitioner and owner, John Birazzi, 3504 Dato Ave, 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 front yard requirement for an addition.
The Subject Property, commonly known as 3504 Dato Ave, is legally described as follows:
LOT 41 IN KRENN AND DATO'S HIGHLAND PARK ADDITION, SUBDIVISION NO. 1, BEING
A SUBDIVISION OF KRENN AND DATO'S HIGHLAND PARK ADDITION, BEING A
SUBDIVISION OF PART OF SECTIONS 10 AND 15,TOWNSHIP 43 NORTH, RANGE 12 EAST OF
THE THIRD PRINCIPALMERIDIAN, ACCORDING TO THE PLAT OF SAID SUBDIVISION NO.
1, RECORDED OCTOBER 13, 1928, AS DOCUMENT 326061, IN BOOK "T" OF PLATS, PAGE 33,
IN LAKE COUNTY, ILLINOIS.
PIN: 16-10-311-003-0000
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 | Alexis Yablon, Chairman
Page 1 of 1
Page 99 of 109
John and Jeanne Birazzi
3504 Dato Avenue
Highland Park, IL
February 11, 2026
Attn: Zoning Board of Appeals
Highland Park Planning Department
1150 Half Day Road
Highland Park, IL 60035
RE: Zoning Variance Request – 3504 Dato Avenue
Letter of Situation and Hardship
Dear Board Members,
I am writing respectfully to request a zoning variation for our property at 3504 Dato Avenue,
located on the corner of Hyacinth Place and Dato Avenue. The home currently has a small
one car garage, and we are proposing a garage and laundry room addition which will
maintain the homes character and overall shape and not negatively impact the
neighborhood. Since the existing home, constructed in 1957, encroaches upon the
required 40-foot setback along Data Avenue by 10.98 feet, a variance is necessary for the
garage addition to maintain alignment with the home’s facade.
It is my understanding that the property being a corner lot, has two required 40-foot front
yard setbacks and two side yard setbacks (totaling 18.75 feet), and no rear yard setback
requirement. The resulting buildable area is long rectangular shape and with the existing
home location as it is, allows for expansion to the south where the existing one car
attached garage is located.
The home honors the Hyacinth Place front yard setback of 40 feet but encroaches upon the
40-foot front yard setback along Dato Avenue by 10.98 feet. Anecdotally, the home’s
encroachment along Dato Avenue may be because a 40-foot building line requirement
existed only along Hyacinth Place when the home was originally constructed. Refer to the
attached original subdivision plat of survey dated October 1928, and a plat of survey dated
2003 both identifying “building lines.”
The need for this addition came about due to our concern that the home’s one car garage
and basement laundry room will eventually prove to be challenging in the future. My wife
and I recently purchased this home to achieve our goal of downsizing to single floor living
while we are physically able to and accommodate us in the future as we age. The addition
of a garage space will provide us with the space needed to safely park our vehicles in
protected space, provide needed storage space including that for trash cans, home
Page 100 of 109
Page 101 of 109
Page 102 of 109
Page 103 of 109
VAR-2026-00064
3504 Dato 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
JOHN BIRAZZI APPEAL NO. ZBA VAR-2026-00064
FOR VARIATION
VARIANCE APPROVAL ORDER
This order (“Order”) concerns the petitioner and owner John Birazzi of 3504 Dato Ave, 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 3504 Dato 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 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 an addition as depicted on the Plans within Exhibit B.
a. To encroach into the required front yard setback of 40 feet along Dato Ave by 10.98’ feet
for an addition;
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 104 of 109
VAR-2026-00064
3504 Dato Ave
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 March 19, 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 required front yard setback of 40 feet along Dato Ave by 10.98’ feet
for an addition;
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. Plat of Survey with annotations made by John N. Birazzi for the property
located at 3504 Dato Avenue, dated December 15, 2025;
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
Page 105 of 109
VAR-2026-00064
3504 Dato Ave
(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 March 19, 2026 ZONING BOARD OF APPEALS
CITY OF HIGHLAND PARK
LAKE COUNTY, ILLINOIS
By:
Alexis Yablon, Chairman
# 5146803_v2
Page 106 of 109
VAR-2026-00064
3504 Dato Ave
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
The Subject Property, commonly known as 3504 Dato Ave, is legally described as follows:
LOT 41 IN KRENN AND DATO'S HIGHLAND PARK ADDITION, SUBDIVISION NO. 1, BEING
A SUBDIVISION OF KRENN AND DATO'S HIGHLAND PARK ADDITION, BEING A
SUBDIVISION OF PART OF SECTIONS 10 AND 15,TOWNSHIP 43 NORTH, RANGE 12 EAST OF
THE THIRD PRINCIPALMERIDIAN, ACCORDING TO THE PLAT OF SAID SUBDIVISION NO.
1, RECORDED OCTOBER 13, 1928, AS DOCUMENT 326061, IN BOOK "T" OF PLATS, PAGE 33,
IN LAKE COUNTY, ILLINOIS.
PIN: 16-10-311-003-0000
Page 107 of 109
VAR-2026-00064
3504 Dato Ave
EXHIBIT B
[PLANS]
Page 108 of 109
Corner property has two front yards:
Dato St. = 29.02' non conforming existing
Hyacinth Place = 41.74'
Side Yard Calculation:
Lot Width = 75'
75 x 0.25 = 18.75' total side yard
Min. side yard allowed 9'
Assumed:
9' side yard along west side of lot
9.75 side yard along south side of lot
Not applicable, corner lot does not have a
rear yard, but 2 side yards and 2 front
yards
excerpt taken from table in Section 150.703 - Low Density Residential District Regulations
e Li
Av ng
to ildi
Da ' Bu Pl
th
40 a cin
ne Hy
9' Side Yard
to
ed
os
r op ed
p ov
ee ay
Tr rem
be ew
d riv
alt
ph on
As diti
a d
t
on
Fr
e.
' Av nt
. 98 to m
e
10 Da rd ach
a
Y cr o
16
' En 9.75'
n Side Yard
io
dit
Ad '
a ge .22
G ar 12
'
.58 m/
oo
10 dr ry
Mu und '
La .5
35
13
.7'
12
.18 '
Two trees proposed to be removed
Annotations by made by John N. Birazzi
Home Owner
Page 109 of 109