Plan commission recommends approval of 227-unit Old Deerfield Road townhome development, approves design review 5–1

The Highland Park Plan and Design Commission on Jan. 20 recommended approval, with conditions, of the final plan for a 227‑unit townhome development at 1660–1700 Old Deerfield Road (the former Solo Cup site) and approved design review by separate 5–1 votes.

Senior planner Carl Berhoppe summarized staff’s review of final engineering, landscaping and traffic documents, telling the commission the plan remains largely consistent with the preliminary approval. He said the development would preserve 12.9 acres of open space, designate 10.96 acres for a conservation easement, include a clubhouse and pool, and add a 14‑space off‑street parking lot at the property’s northwest corner. Berhoppe also noted the landscaping submittals show 96 additional trees and 517 additional shrubs compared with preliminary materials and that the applicant proposes two public EV charging stalls plus two at the clubhouse.

Staff recommended a set of conditions to accompany any approval, including revised exterior lighting plans, final easement language for the plat, dimensioning on the landscaping plan to demonstrate 5‑foot foundation landscaping compliance, material approval for the woodland path by the city forester, and satisfaction of Illinois Commerce Commission (ICC) comments about the Old Deerfield Road and railroad crossing. Importantly, staff reiterated the council’s prior condition that the applicant obtain an Illinois Environmental Protection Agency (IEPA) No Further Remediation (NFR) letter (or letters) as part of the project’s required remediation documentation.

Katie Janke Dale, attorney for the applicant, said the applicant had addressed many issues over earlier hearings and was available to answer questions but presented no new materials during the hearing portion.

The public posed technical and safety questions during the meeting. Lori Brautman asked whether environmental site assessments and remediation had been completed and whether previous cleanup work (including removal of plastic and underground storage tanks) was sufficient and could affect nearby drinking water. Berhoppe and corporation counsel reiterated that an IEPA NFR letter is a condition of approval and that Lake County stormwater and forestry reviews remain active parts of the permitting process.

Residents also pressed traffic and pedestrian-safety concerns. One resident, identified in the record as Sandra (Sandy) Lurie, said the Devonshire Court/Ridge Road crosswalk (which staff said was moved to the south side of the intersection for ADA reasons) is “dangerous” in current traffic conditions and urged relocating it or adding safety measures. A resident who identified himself as Martin asked who would pay for mitigation if traffic impacts were underestimated; staff and the resolution language pointed to a development‑agreement requirement obligating the applicant to fund an updated traffic study and any recommended improvements when specified occupancy thresholds are reached.

After deliberation, the commission voted to adopt findings of fact incorporating staff’s updated conditions and to recommend approval of the final plat, final development plan and the special‑use permit for the freestanding off‑street parking lot. Director Fontaine called the roll: Commissioner Incek, Commissioner Fettner, Commissioner Mantis, Commissioner Moore and Vice Chair Nannas voted “aye”; Chair Steve Kirch voted “nay.” The motion to forward the items carried 5–1. The commission then separately moved and approved design review by the same 5–1 margin.

The commission’s recommendations will be considered by the Highland Park City Council. Staff documents and conditions specify additional technical items that must be addressed before final city approvals, including the IEPA remediation letter(s), final easement wording, forester approval of woodland path materials, and ICC‑related railroad intersection dimensioning and monitoring.