Six-story development moving forward for downtown Highland Park

A majority of the City Council OK’d next steps on Monday, May 12, for a preliminary plan to build a six-story, 11-unit multifamily building in downtown Highland Park.

The 6-1 vote on Monday is not final approval for the proposed building at 734 Central Ave., but directs staff to prepare documents for final consideration at a future meeting.

According to the council packet, the proposed building at the corner of Central Avenue and McGovern Street will include a lobby and parking on the ground floor within the structure, and 11 units on the second through fifth floors, which includes one affordable unit.

The developer is also proposing a sixth floor that would only consist of roof structures.

Additionally, the developer is seeking relief from multiple zoning requirements, including height – the proposed building is 69 feet and six stories, while the code requires a maximum of 51 feet and four stories – and a request to not include as many trees as the city requires.

The city’s Plan and Design Commission unanimously recommended the proposal after discussions over three recent meetings, and five letters of support from neighboring property owners were included in the council packet.

While a majority of the council supported the development, two councilmembers raised concerns.

Councilmember Yumi Ross, who ultimately voted to approve the preliminary design, had a number of questions, mostly related to design elements of the project, including its roof over a balcony.

“It affects the feeling of bulk by having that small roof over the small balcony,” she said. “Why not put a glass balcony just to make it feel lighter?”

Ross also had concerns over the requested tree relief. Addressing the trees, Cal Bernstein, an attorney representing the applicant, said the initial proposal included them, but at the recommendation of the city forester, they were removed.

Mayor Nancy Rotering elaborated further, explaining that the public right of way is too narrow for trees.

“If you had any kind of growth, it would start impeding peoples’ ability to see coming out, so it looked like other low shrubbery was being used,” she said.

Councilmember Annette Lidawer, who is the council’s liaison to the Plan and Design Commission, said the proposal includes an alternative to trees.

“They added 19 extra bushes that they didn’t need to do because of the five trees that they were not able to put in,” she said.

Councilmember Anthony Blumberg expressed concerns over the building’s proposed height and voted against approving the preliminary design.

His specific concerns noted that the proposed development is on a hill.

“I understand it meets our zoning otherwise,” he said. “As we come up the hill, it was my expectation that the zoning … was not going to allow that height, but it does.

“Nevertheless, I’m uncomfortable with that amount of height that far up the hill.”

The other councilmembers voiced support for the proposal, with Lidawer saying that the Plan and Design Commission asked a lot of questions to the design team.

“I think that the PDC was very tough on you all, and frankly, I was very glad they were,” Lidawer said. “But in the end, I think you’re coming up with a product, as long as it’s safe in terms of those sight lines.”

Councilmember Barisa Bruckman added that she believes the building will benefit Highland Park in multiple ways.

“I think it will add more density to the central business district and add more foot traffic, which will, in turn, support additional revenue for the restaurants and businesses in the central business district,” she said. “It looks like a beautiful space, beautiful building, so I just wanted to say thank you.”

Bernstein added that, because the project has not received final approval, the project’s architect, Nate Kipnis, can create alternate designs to address concerns about design elements.

“If we feel that there’s an opportunity to make a change, we’ll bring that back to you, because we’re coming back anyway,” Bernstein said. “And in the meantime, if (Kipnis) doesn’t feel it’s justified, then he’ll give you a reason when we come back.”

The development is expected to return to the council for final approval sometime in the next six months.

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