Plan and Design Commission recommends approval for 734 Central Avenue with conditions, votes 5–1

The Highland Park Plan and Design Commission voted 5–1 to recommend approval of a special‑use permit in the form of a final planned development for 734 Central Avenue, an 11‑unit, six‑story residential building, but attached three conditions and noted the matter still requires City Council approval.

Senior planner Carl Berhoff told the commission staff supports the final plat of consolidation, design review and the proposed modifications from city code, while flagging a single substantial change since the preliminary review: expanded rooftop penthouses on the building’s sixth floor. Berhoff said the change increases bulk at that level but does not add stories or overall height and that staff asked the applicant to provide square‑foot dimensions so the commission could evaluate the change.

The applicant’s team — represented by attorney Cal Bernstein and designer/developer Nate Kitnos — said the rooftop changes were intended to provide limited additional usable space and to accommodate future private accessibility lifts. Kitnos gave exterior dimensions for the two penthouses of about 339.7 sq ft and 348 sq ft (outside‑to‑outside), a total exterior footprint of roughly 687.7 sq ft. He said some of that area is mechanical space or boxed‑out capacity for a future limited‑use elevator and that rooftop condenser units sit below the 42‑inch parapet and will not be visible from the street.

The proposal would reduce the garage by one parking space but still meet off‑street parking requirements and would provide 13 bike parking spaces and individual storage lockers for the 11 units, the applicant said. The project includes one inclusionary (affordable) unit. The applicant initially proposed a $15,000 streetscape contribution that was identified as the public benefit in the city council resolution; in response to commission concerns about additional bulk, the applicant agreed to increase the contribution and to depict brick paver sidewalks on updated plans.

Commission debate centered on whether the increased rooftop bulk warranted a larger public‑benefit payment. Some commissioners argued the added volume (applicant estimated roughly 400 sq ft of additional exterior area, with less usable interior area) required a higher mitigation amount; one commissioner suggested $30,000. After negotiation the applicant offered to raise the streetscape contribution to $25,000, and the motion adopted by the commission included that amount.

The commission’s motion recommended approval with three conditions: (1) rooftop mechanical equipment must be screened behind the parapet and supplemented by acoustical screening and must comply with Article 6 performance standards for sound; (2) plans must depict brick paver sidewalks conforming to downtown streetscape standards on updated drawings; and (3) the public‑benefit payment would increase to $25,000 to the downtown streetscape improvement fund. The roll call recorded aye votes from Commissioners Kristen Incek, Josh Nannas, Danny Mantis, Vice Chair Steve Kirsch and Chair Karen Moore; Commissioner Kevin Henry voted no. The motion carried 5–1.

Commissioners separately approved the design review and the final plat consolidation for the project by voice vote. Staff noted that the commission’s recommendation will be forwarded to the City Council for final action.

The commission also approved an amended 2026 meeting schedule and heard brief case updates from staff. The next regular meeting is scheduled for Jan. 6, 2026; staff said a potential special meeting could be scheduled Jan. 13 if needed for other final PUD items.

Quotes in the article are drawn from the meeting record. Carl Berhoff summarized the scope change as “additional bulk on the 6th Floor” that “does not increase height or stories.” Nate Kitnos described the penthouses and accessibility provision, saying the exterior areas are approximately “339.7 square feet” and “348 square feet.” Cal Bernstein told the commission the applicant would increase the public benefit to “$25,000.”

The commission’s recommendation is advisory; City Council review and final approval are required before the project may proceed to permit and construction.