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Commission clears demolition review for structurally failing house at 306 East Prospect
Summary
Property owner said the 1927 house at 306 East Prospect is structurally unsound and reconstruction is required; the Historic Preservation Commission voted to terminate the demolition review process, allowing demolition to proceed.
The Lake Bluff Historic Preservation Commission voted Jan. 8 to terminate demolition review for the house at 306 East Prospect after hearing testimony from the buyer and adjacent neighbor about the property’s structural condition.
Applicant Yaroslav “Jerry” Sadboron told the commission that, after inspection with a general contractor, the house’s foundation, basement and internal walls are cracked or unstable and “it would appear that we have to rebuild the entire house from the ground up.” He said the house was built in 1927, contains two bedrooms and two bathrooms, and that renovation estimates approached the cost of new construction.
Neighbor Robert “Bob” Hunter, who lives next door at 314 East Prospect, described chronic basement leakage, failing structural supports (including screw jacks), a deteriorating garage and other serious defects. “The basement leaks like a sieve… the garage is a piece that was put on in the late fifties. It's falling off,” Hunter told commissioners.
Commissioners discussed alternatives, including potential tax incentives and fee waivers that might make rehabilitation economically viable. Planning commissioners and longtime members explained village incentives: state preservation tax credits (National Park Service program) and a village waiver of building fees for remodels could affect the financial equation, but commissioners noted those benefits may not apply if the structure requires essentially a full rebuild.
After discussion, a commissioner moved to terminate the demolition review; the motion was seconded and approved by voice vote. The termination clears the way for demolition permitting to proceed through the village’s building department.
Commissioners and staff urged the applicants to consult about tax- and fee-related incentives and to work with village staff on design and permitting for a replacement structure that fits neighborhood context.
The commission noted that the house contributes to a district-level streetscape but likely does not meet standalone landmark criteria given extensive additions and poor structural condition.
