Highland Park commission continues 147 Central Avenue subdivision after historic review set for Jan. 8

The Highland Park Planning and Design Commission on Jan. 6 continued a public hearing on a proposal to split a landmarked property at 147 Central Avenue into two lots, directing staff to prepare draft findings of fact and returning the matter to the commission on Feb. 17, 2026 for further action.

The project, filed as PUD 202500081, would resubdivide the existing single zoning lot — held by petitioner Greg Moyer (Tide Associates LLC) and trustee Gail Rothner — into two legal parcels. Patrick Hoffman, Planner II for the city, told the commission the property sits in the R4 zoning district and the Lakefront Density and Character Overlay Zone (LFOZ), triggering a full planned‑unit development review because the parcel exceeds three acres.

The applicant’s attorney, Cal Bernstein, said both proposed lots would far exceed the overlay minimums (each roughly 90,000 square feet in the applicant’s presentation) and argued the plan preserves the locally designated landmark house on the western portion of the property. Bernstein said the applicant will make a $2,500 donation to the city’s historic‑preservation fund and pledged to prepare a tree‑preservation plan. “The tree that’s contemplating to be removed is actually brand new — it’s a 2‑inch tree that was just planted,” Bernstein said, adding the applicant intends to relocate that sapling rather than destroy it.

Bernstein also described the financial rationale for the split, saying the property currently carries a high real‑estate tax bill ("almost $80,000," as stated by the applicant) and that dividing the lot would reduce carrying costs and make the landmarked house more marketable to a buyer who could afford preservation work.

Staff and commissioners focused questions on three requested subdivision variations: the creation of a through lot, lot shapes that exceed the code’s four‑sides preference, and curb‑cut/driveway impacts to the existing streetscape and trees. Planner Hoffman told the commission that forestry staff flagged a concern: while the applicant proposes removing one street tree, driveway construction could damage the critical root zone of adjacent trees and potentially result in losing up to three trees depending on construction methods. The city forester’s definition of a “heritage tree,” read into the record, lists species and diameter thresholds in Chapter 94 of the city code (for example, certain oaks >= 30 inches DBH and American elm >= 40 inches DBH).

Vice Chair Nannas suggested a way to reduce tree loss by using a common driveway and cross‑access easement rather than creating a new curb cut for the new lot. Bernstein responded that two driveways would simplify access and maintenance for separate owners but said the applicant is willing to prepare plans to promote tree survival.

A neighbor, Charles Gonzalez, who identified himself during public comment as living across the street from 147 Central, said he and other neighbors had filed a complaint and asked the commission to clarify the scope of tree protections and the environmental character of the site. Hoffman and staff confirmed they had received two written public comments and would include them in the packet for the next PDC meeting.

The Historic Preservation Commission is scheduled to review the nomination and site details on Jan. 8; staff told the PDC they will provide the HPC findings and materials to the PDC before the Feb. 17 meeting. Commissioners debated whether to direct staff to draft findings of fact now and then amend them if needed after the HPC report. One commissioner moved that staff prepare draft findings recommending approval of the requested subdivision variations and to continue the matter to Feb. 17; a friendly amendment added the formal continuance. The commission approved the motion by voice vote; the motion passed and staff will post draft findings and HPC materials online for commission review.

Next steps: the Historic Preservation Commission will consider the property on Jan. 8; the Planning and Design Commission will take up the continued hearing and any draft findings on Feb. 17, 2026. Staff said any final approval would also include standard conditions such as a defined building envelope and any required permits or further variances for future construction.

—Reporting in this article is based solely on testimony and documents presented at the Jan. 6, 2026 Highland Park Planning and Design Commission meeting and quotes by participants in that meeting.