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Highland Park council directs drafting of final documents for contested 734 Central Avenue development after debate
Summary
After extensive questioning and public comment about neighborhood input, setbacks and rooftop changes, the City Council voted 5–2 to direct staff to draft final approval documents for a six-story, 11-unit development at 734 Central Avenue that includes one affordable unit and a $25,000 contribution to downtown streetscape improvements.
The Highland Park City Council voted to direct staff to draft final documents for the proposed final plan development and plat of consolidation for 734 Central Avenue after extended discussion and public comment. The motion to prepare documents for final action carried 5–2.
Community Development Director Joel Fontaine told the council the project is a six-story, 11-unit multifamily building that includes one inclusionary affordable unit. Fontaine said the development’s rooftop penthouse volume increased in the latest design: "the area of the penthouses increased from 193 square feet to 697 square feet," while pergola area was reduced and one parking space was removed. The applicant is proposing a $25,000 cash donation to the downtown streetscape improvement fund, an increase of $15,000 from the preliminary proposal.
Applicant attorney Cal Bernstein and architect Nate Kipnis described recent design changes intended to make rooftop access and use ADA-compatible. Bernstein said the roof structures were enlarged so the roof decks function properly and that staff required re-noticing after the change. Architect Nate Kipnis said the enlarged rooftop rooms allow installation of a private elevator to reach the roof area and that mechanical equipment will be screened and fitted with acoustic mitigation.
Council members pressed the applicant on the scale and precedent of the project. Councilmember raised concerns that incremental increases in rooftop bulk could set a precedent leading to progressively taller, denser development along Central Avenue. Councilmember Bloemberg said his position had not changed since the project first came before the council in May and reiterated concerns about bulk and density. Councilmember Ross noted the project had gone through Planning & Design Commission review and that the PDC had supported the project.
The Planning & Design Commission recommended approval (PDC vote noted in staff materials). Fontaine said the project includes 13 bicycle parking spaces and meets the code requirements for setbacks on the fifth floor, while the sixth-floor penthouse area remains smaller in footprint but constitutes a story under the code and therefore required relief and public hearing.
Public comment earlier in the meeting included objections about the city’s development process and neighborhood engagement for large projects. Sandy Lurie told the council the process felt "adversarial" and said neighborhoods most affected by a large parcel development had been excluded from meaningful dialogue.
The council voted to direct staff to prepare final documents for the council’s future final action on the project (5 ayes, 2 nays). The council did not take final approval of the ordinance or plat tonight; a future meeting will consider final action.
