Mhm.
» They are running up and running there, Carl.
» All right, yes. Whenever you're ready, chair.
» Okay.
Uh good evening, everybody. Thanks for coming out.
Uh I'd like to call to order this regular meeting of the City of of
Highland Park's Plan and Design Commission
uh for August 18th, 2026. Um
Director Fontaine, could you please call the roll?
» Yes. Commissioner Incheck. >> Here.
» Commissioner Fettner. Commissioner Henry.
Commissioner Mantis. >> Here.
» Commissioner Moore. >> Here.
» Vice Chair Nannes. Here. Chair Kirsch. Present. We have a quorum. I do want to
recognize City Council Liaison Yumi Ross is here as well as Corporation Counsel
Marcus Martinez and student rep Chloe Pilot. Thank you.
» Terrific. All right, first item on the agenda
tonight is a consideration of the minutes from the regular meeting of July
21st. Um I have
four corrections to the votes that were taken.
The minutes reflected all votes at that meeting were voice votes
although four of them were actually roll call votes. Those were on items A, B, F,
and G from that agenda. Do you need me to um
read what they what they were other than that?
That's okay. Okay, anybody else have corrections or additions?
If not, do I have a motion? >> So moved.
» Do Motion to approve the minutes.
» Uh amended. >> I'll second.
» Moved by Commissioner Nannis, second by Commissioner Moore. All those in favor?
» Aye. >> Aye.
» Any opposed? No abstentions. Okay.
Uh as become as is becoming my habit, I'm going to ask the commission's
indulgence here to uh the agenda. You know, there's
only two items so number two is going to go first, number one
will go second if that's okay with everybody.
Um this So, the first item on the agenda tonight is a public hearing SUP 2026
-00012 for a special use permit and design
review with variations for a storage container at 581 Roger Williams Avenue.
My understanding is this item has been withdrawn by the
petitioner. Is that correct, Planner Bergsing and Planner Burhop?
» Uh yes, so the applicant by email withdrew this application and so it is
not before consideration before the Plan and Design Commission.
Uh and they'll they'll then have to proceed to come into compliance with the
uh storage container regulations. >> And thus, having been withdrawn, that
means we have no action to take and that item has been dismissed. I'm sorry
if anyone was here to comment on that. But it doesn't look like it. Okay.
Next up is public hearing SUP 2026-00011
to amend a special use permit for non-conforming uses and design review
with variations at 2132 Green Bay Road.
Um this is a new
uh new public hearing, so I am obliged to read these words.
» [snorts] >> Welcome to the regular meeting of the
Highland Park Plan and Design Commission. My name is Steve Kirch.
Quorum of the Plan and Design Commission being present, the members of the
Commission will now introduce themselves for the record starting from my far
right. >> Kristen and Chuck.
» Danny Mansour. >> Karen Moore.
» Josh Nannis. >> The Plan and Design Commission is
charged with hearing applications for rezonings, plan developments, and
subdivisions under the zoning ordinance and subdivision regulations of the City
of Highland Park. In all matters, we recommend to the City Council based upon
the testimony presented in the hearing. We are required to
decide cases within 45 days after receipt of the transcript.
All testimony is under oath. Both applicants and others who wish to
speak on a particular case should present specific evidence as to why a
proposal meets or fails to meet the standards uh
standards for the relief requested. For clarity of our records, only one
person will speak at a time and all questions will be directed through the
chair. We ask that you make every effort to not be repetitive in your testimony.
Finally, we will make every effort to adhere to the schedule prepared for
tonight's hearing. If additional time is needed on a matter
matter, it will be continued until the next available agenda. And with that, I
open the floor for the staff of the Planning and Design Commission to read
into the record proof of publication and ownership.
» Proof of publication and ownership are available for viewing at the offices of
Community Development, 1150 Half Day Road in Highland Park. Thank you, Mr.
Chair. >> [clears throat]
» Thank you.
Planner proceed your planner Burhop, are you up? I believe I see only you here.
» Yes, thank you, Chair.
Just a brief presentation for this item. Okay, so good evening, everybody. My
name is Karl Burhop. I'm a senior planner with the City of Highland Park
in the Community Development Department, the Planning Division. And so, this is a
presentation for the special use permit for this site.
So, this is a corner lot on Green Bay Road and I believe believe that's
Glenview Avenue to the south. Uh this is a public
hearing. Staff recommend the commission review this request to allow a different
non-conforming use. The commission may adopt findings of
fact recommending approval if it chooses that were in the packet. Uh staff did
not have any conditions of approval in the draft. The commission may also
consider conditions as appropriate. So, this is an existing building.
Uh the request is to convert uh the first floor of this two-story building
to a personal training facility. Uh several years ago
the city council made a interpretation uh through some specific regulation in
article 4 of the zoning code uh that uh personal training facilities are to be
considered a medical office land use for purposes of of regulation. Uh so, when
staff reviewed this for parking, for instance, we reviewed it to the medical
office requirement. The second floor will remain an office
space, which is in line with its uh current use and its approval from 2008.
Property is currently vacant, but it was previously used as a general office
space. Uh the overall footprint of the
principal structure will remain. No proposed changes to the exterior. So,
this actually does not need design review. There's no design review.
They're not making any changes to the exterior. This is purely an interior
change of use uh request before the commission.
This is an aerial of the site. You can see there's the parking lot there. I
think there's 19 spaces on it. It's a non-conforming parking lot, but it's
existing and they're not proposing any changes to that.
Uh you may recall immediately to the south
uh this is going to become a town home development.
Background. So, back in 2008, the site was approved. So, um the way
non-conforming uses kind of work at the time in 2008, presumably there
would have been a legal non-conforming use. Though at the time
uh they had vacated for more than 2 years, and so
uh the applicant at that time came in and requested two things. They requested
uh that the 2-year uh abandonment clause or termination
clause in article 9 be varied from this site. That was a variation that actually
had to go to the zoning Board of Appeals. It was a comp area for all that
goes to the zoning Board of Appeals and the city council. Then it also had a
special use permit that
through the Article 9 non-conforming section which was a change of use.
It was approved. It was approved and so this site now has that variation to the
two-year abandonment clause that runs with the land and it has the special use
permit but the special use permit is only for general business office. And so
this request amends that special use permit to allow a medical office use
which again they are they're asking for a personal training facility.
I think yeah, this new use does not trigger any landscaping or lighting or
design review. It's a purely an interior type thing.
They did provide a traffic study which we which was sent to Civiltech and
Civiltech did provide comments that were in the packet. The applicant has since
responded to those comments yesterday or today.
We will staff will send that to Civiltech.
Staff considers the Civiltech comments to be minor in nature and more of a
clarification. Should the commission have concern, you
can certainly adopt that as an additional of approval. From a parking
standpoint and this was in the report, even with this proposed change of use,
they will meet the off-street parking requirements with I I don't remember one
or two or three spaces to spare. So they will meet the parking
requirement. I do have I do have one more comment
here because this is the last slide. There
this was in the report. The commission is supposed to use the
special use permit standards of approval but you're only using
you're only using 1 2 4 and 9. So you're only using four of the nine standards
and and the the the they all all of those standards matter, but I just will
read and here it says that a non-conforming use may be replaced by an
equal or less intense non-conforming use. And so that's really one of the
critical findings that the commission is making if you adopt the findings of fact
that what's proposed is an equal or less intense use. And there's there's
different ways to get to that. One way to get to that is is through
off-street parking. Of course there are other things to look at. And again staff
will just point out that the site on its own does comply with off-street parking
with this proposed use. Um with one or two spaces extra. I can't
remember what it said in the report, but it complies.
Um and so that's it. I can take any questions if there are any.
» Questions for staff. Commissioner Mendez.
» Appreciate the background Carl on uh considering this medical office cuz I
was looking at the zoning code and it looks like we've got something called
sports training school, which felt like the way that it's described is a little
bit more in line with what's being proposed than
medical office. Is there any other color as to why it's not a sports training
school and why city council determined to call it medical
» Yes, so I can talk I can talk about this a little more. So there was a whole
resolution for this. Uh this was a few years ago. There were multiple reasons
why the city council made this uh land use interpretation,
uh but one of the primary reasons uh
personal trainers are kind of like
physical therapists physical therapy. Uh and they and the applicant can speak
more about their proposed use than than I can, but my understanding is that you
know it's it's sometimes just this one-on-one or very small group oriented
where you're it's it's very similar to physical therapy. I I don't I mean
that's that's the gist of it and that's what
staff thought several years ago. I I really don't have
more to more to say to that. There was more to it when this was done a few
years ago, but uh that's the main my main takeaway and the main thing I
remember. We thought those were very similar. Physical therapist to personal
training, and a physical therapist would be a medical office.
» That makes sense. Thank you.
» Any questions for staff?
Uh would the petitioner like to make a presentation
or come up just to answer questions? Welcome back, counselor. I hope we will
not impose so much on your time at this particular presentation
» Always a pleasure to be here. Thank you.
» Would you like me to put up your presentation?
» If you don't mind, I'll be very quick. Um so, good evening.
» Uh I'm sorry. Do you swear to tell the truth, the whole truth, and nothing but
the truth? >> I do.
Um so, for the record, Katie Jenky-Dale with the law firm of DLA Piper. Per
usual, Carl uh senior planner perhaps has stolen my thunder and done a very
comprehensive um job uh previewing the request. Um there were
just a couple items I figured I'd add on behalf of my client,
the property owner, uh who's represented here tonight by uh Leslie and Brian
Berish. Um they acquired the site, which uh as was just shown, is at the
northwest corner of Green Bay and Glenview Road uh Glenview Avenue,
rather, um approximately 3 and 1/2 years ago in December of 2022. Since that um
and they bought it from who was then the office tenant of the building um who
vacated the building after they sold it. Um since that time, they've been
actively marketing it for the office use it's already allowed with no luck um as
you can probably imagine, office market is not incredibly robust right now. Um
and oftentimes when they found users like this, a lot of times uh the users
said, "Oh, it's not allowed. I'm just going to move on and find something
else." So, uh um um, in order to they've, um,
know this user, uh, this operator and agreed with this, uh, use to, uh, take
it upon themselves to get the use approved, um, in hopes that they can,
uh, finally re-tenant the building. Like it was already covered, uh, before
being an office, it was actually an auto repair shop, which you can kind of tell
when you, uh, see the floor plans. Um, and typically, um, we expect and we
know the traffic that we prepared, um, kind of assumed conservatively, like
worst case scenario as far as, uh, trips to the site, but we really,
um, expect mostly this is going to be one-on-one training or maybe one-on-two
training, uh, if a couple or, uh, you know, two friends want to be trained
together, about 1-hour sessions, um, but quite limited as far as impact.
Um, this is the, uh, floor plans. Again, we're not, uh, like outlining we're not
making any significant changes to, uh, the building, but we are building out
the first floor for that personal training and physical therapy space and
keeping office on the second floor. And I think this actually, um, kind of
illustrates better, uh, you know, what that first floor
personal training area would look like, but don't ask me what you do with any of
that equipment. >> [laughter]
» Um, and the one other thing that I know is outlined in the staff report is we
have worked with the tenant, um, and have proposed, uh, have proposed signage
as part of this, um, that's detailed in the packet, one per frontage given that
we're on a corner lot. And you can kind of see the former use
as an auto shop, uh, in the building.
And then, I I get to add one fact, uh, at this time. So, uh, the parking as
outlined, uh, we do have two extra spaces from what the, uh, what would be
required per code and a very nominal, uh, again, conservatively
uh, estimated traffic increase less than 1%.
And then these are the four standards that were just outlined that are
applicable here and we've outlined those in the packet as well as in the slide
how we believe that we comply with it. But with that, we're available for any
questions. We respectfully request favorable consideration and approval of
this. Thank you so much for your time. >> Questions for the petitioner.
Seeing none. Do we have any members of the public who
would like to speak on this matter? >> [clears throat]
» I got no takers on anything tonight. Man. [laughter]
Uh okay. Seeing that there are no members
of public who wish to speak. What is the will of the commission?
Do you wish to discuss this? Do you wish to make a motion?
Or we can order pizza. >> I'm I'm fine with this. So I'm I'm fine
motioning to approve.
» I would second that motion. >> What was the motion?
» It's a motion to approve the base. >> [laughter]
» What motion to approve and >> I'll second.
» So that's just a recommendation to approve?
» Right. Yeah. >> The findings of fact as
Adopt the findings of fact as presented in the packet.
Uh no conditions on that. Okay? >> Nope.
» Okay. That's been moved and moved by Vice Chair Manis
and seconded by Commissioner Mantis. Um any discussion on the motion?
Oh that's a roll call. Sorry. I'm going to
I was almost going to do it myself. >> [laughter]
» It's a location.
» Commissioner will score all. Yeah, thank you. Commissioner Incheck.
» Hi. >> Hi. Commissioner Mantis.
» Hi. >> Commissioner Moore.
» Hi. >> Vice Chair Nannis.
» Hi. >> And Chair Krush.
» Hi. >> The eyes have it. The motion carries and
this item has been recommended for approval.
» Thank you. >> Thank you everybody.
» Okay. >> Thank you. I'll I'll follow up with you.
Thank you. God bless you. >> Thank you.
» See you in a mass. >> [laughter]
» I'll remember that.
» Okay, moving on. Any information items? Administrative design review updates.
» I I do chair. I have two administrative design review updates.
Uh both on Roger Williams Avenue. So, 572 Roger Williams Avenue was approved.
I believe they changed the color of the awnings.
And then 473 Roger Williams Avenue, a uh design review on the front side for
I believe it's new windows uh along the sidewalk. And then on the
back side uh I believe uh screening for a mech unit on the roof and possibly
also a refuse container on the back. So, those are the two administrative design
review updates. >> Were those new new tenants in those
spaces or just changes?
» I the 473 Roger Williams will be a a new tenant and the other one I'm not sure. I
think so, but I don't I don't recall immediately.
» You may recall planner one Anthony Mistretta. He handles a lot of those.
» Okay. Yeah, I should. >> I just wish to report that those were
approved. >> Thank you.
Uh next meeting is September 1st. >> Regular meeting here at City Hall. do we
have any preview? >> Well, since nothing was continued from
this evening, there will only be one item for September 1st, and that will be
a request from the city for zoning code text amendment uh to look at doing I
forget the technical term. It's rather It's rather long in the land use table,
but basically it's cell phone facilities without towers. So, antennas, equipment
boxes that go up on rooftops, looking only at the B2RW overlay zone.
» Thank you. >> [snorts]
» Uh any case briefings, Director? >> Yes, Mr. Chairman. Um
So, uh City Council met last night. Um and one item on the agenda uh was
with regard to the uh zoning text amendment related to data centers.
That was uh approved 6-0. Um another item on the agenda uh
had to deal with um 147 Central Avenue, the planned development subdivision. Um
that was uh staff was directed by Council uh to draft uh approval
documents for that to come back uh to their next meeting.
Um those were the two main items on on the agenda um and there was uh
another item on um with regard to uh relief from fence
height requirements um for the Albion at Highland Park, uh 1850 Green Bay Road.
Um that was part of a settlement agreement and under the ordinance uh
settlement matters uh related to that involves zoning go directly to City
Council, and the Council voted to approve 6-0 to allow a 12-ft high fence
uh absorptive absorptive absorptive sound wall, if you will, fence for uh
the uh length of about 100 ft between the properties at 1850
Green Bay Road and 1853 Sheean Court. That's all I have to report.
Thank you. >> I I actually may I
chair? >> Yes, Councilwoman Ross.
» Because I assumed Director Fontaine would give an update
about last night. I am going to share that it was
a five to one vote. The mayor was out of town.
And
I was the one who voted against the subdivision.
And there was a question about whether the
whole site is landmarked and in fact staff was very clear that it is all
landmarked. And
I stated I mean
you know, I just feel it's a And and so the obviously the
preservationist that's an invaluable probably one of the most historic sites
in in in the city. It has the first house ever built in Highland Park and
it's just a beautiful site all together. But I just thought to to to share that
that that was what unfolded and it
um I think another
sort of striking piece about it
is that but this is this is what is in I guess
due course and it's going to go back to HPC for a certificate of
appropriateness. Um
in if everything is approved the zoning
allows up to a 15,300 sq ft
house uh story or two stories all together.
Uh and um I think I know there a whole series of
of steps at at at this point. Uh and as you know, they it was a
approved last night. I wanted to explain my part in it last night and uh
thank you for listening to me. Yeah.
» Sure. Thank you. >> So, that was for 147 Central
» 147 Central, the Cornelia's uh field house. Yeah.
property. >> Right.
Okay. Uh
any business from the public which was not addressed
earlier? There was no public to address any business
and that leaves just one last item on the agenda and it's adjournment.
» So moved. >> Second.
» Moved by Commissioner Moore, seconded by Commissioner Incheck. All those in
favor? >> Aye.
» Aye. >> Any opposed?
Uh seeing none, we'll see you all in a pre-Labor Day meeting
of this year.