Highland Park commission weighs amended plan for 'Bowery' townhomes; limits placed on oversized Ridge Road signs

The Highland Park Plan and Design Commission on May 19 opened and partially considered amendments to the planned development for 1700 Old Deerfield Road — the site developers have called the Bowery — after staff and the applicant presented changes to the project originally approved in February.

Senior Planner Carl Burhop told the commission the amendments would reduce townhome heights by two feet (from 37 ft. 10 in. to 35 ft. 10 in.), create lots for a for‑sale building assembly, and make limited floor‑plan and elevation changes. "They're reducing the middle and the top floor by 1 ft apiece or 2 ft total," Burhop said, noting some window and color adjustments and that the Housing Commission must still review inclusionary‑housing changes.

The applicant, represented by attorney Ross Whitaker of Rosenbaum & Whitaker and MI Homes, described the conversion from a previously planned rental product to a for‑sale project and defended a robust temporary marketing package. Whitaker said MI Homes has worked with Habitat in the joint venture and argued the marketing signage helps speed sales and shorten the period of construction disruption.

Much of the evening's debate centered on temporary marketing signage the applicant proposed: staff reported six off‑site sign faces that together measure about 379 square feet (counting a single face), two large 16×9‑foot signs at key corners, an 8×8 identification sign and several smaller interior wayfinding signs. Burhop explained code allows a single construction sign up to 12 sq ft and one on‑lot real‑estate sign up to 6 sq ft; staff recommended a temporary sign size closer to the development's permanent foundation sign (roughly 50–60 sq ft).

Several residents and commissioners objected to multiple large signs along Ridge Road and the corner at Old Deerfield, saying the scale was out of character and could impair visibility near the police station. "That may be out of compliance," Burhop said when a commissioner reported seeing a large sign already on the site. Commissioners asked that the applicant narrow the off‑site package and keep internal wayfinding and model‑area signage.

On housing details, staff said 12 affordable units previously shown as two‑bedrooms would be converted to three‑bedrooms to improve compliance with the inclusionary‑housing requirement; staff later clarified the total number of units moving from two‑ to three‑bedrooms across market and affordable product is larger and will be reflected in the Housing Commission review. The developer also asked to move from a three‑phase construction plan to two phases and to remove a construction trailer; the applicant said the change is intended to finish more infrastructure up front and open a model area sooner.

Several neighbors questioned stormwater and sewer impacts and asked for guarantees that the new development would not overload existing systems. Burhop and the applicant reiterated that final engineering and Lake County Stormwater Management Commission (SMC) permitting remain outstanding and could affect the project.

After extended discussion, the commission voted to direct staff to prepare draft findings of fact recommending approval of the amendments as discussed — with a narrowed sign package to be detailed in the findings — and to continue the public hearing to June 16 so the Housing Commission's recommendation and any revised materials can be considered. Chair Steve Kirsch said the continuance will allow staff and the applicant to return with the clarified sign plan and any requested changes.

The commission did not make final determinations on the PUD amendments on May 19; the public hearing remains open and will resume June 16 at 7:00 p.m. in City Council Chambers.