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Zoning board approves variance for small sport court serving group home at 2121 St. John’s Ave
Summary
The Zoning Board of Appeals approved a rear-yard coverage and setback variance allowing a fenced 16.5-by-16.5-foot basketball court at 2121 St. John’s Ave, a group home operated by Keshet, after staff described drainage fixes and the applicant emphasized safety and socialization for nine residents.
The City of Highland Park Zoning Board of Appeals on July 16 approved a pair of variances that will allow a small, permanent sport court at 2121 St. John’s Ave to serve residents of a nonprofit group home.
Patrick, a city planning staff member, introduced VAR 20 20 six-seventy 1, saying the property is in the RM‑1 district and is requesting relief from the 30% rear-yard coverage limit to allow 62.65% coverage, and a waiver of the 10-foot rear-yard setback to place a fenced sport court closer to the northern and eastern property lines.
Scott Byron, a landscape architect who testified for the applicant, said the building is home to nine residents served by Keshet and that the proposed court — about 16.5 feet by 16.5 feet — will replace an old shed and compacted gravel area. "We're improving the property," Byron said, describing a trench drain at the north end of the court that will tie into an existing storm sewer, repairs to a deteriorated walkway, and an accessibility ramp. He said the heritage oak on the site will not be disturbed.
Board members questioned whether the relief was justified under the ordinance’s variance standards, focusing on whether the property could yield a reasonable return without the court and whether the hardship was self‑created. Vice Chair Chase and others pressed about surface materials and drainage; Byron and staff described the permanent playing surface and engineering revisions that resolved forestry and drainage comments.
Member Arnoff said she believed the property might be "too small" for the requested use, while Member Weisberg and others noted the rear yard is already improved (gravel and an old patio) and said they could be persuaded the standards were met because the proposal replaces an existing, nonconforming footprint with an improved, safer space for residents.
After discussion, the board moved to approve "the order as drafted" for VAR 20 20 six-seventy 1. A roll-call vote recorded members in favor; the motion passed. The board did not attach special owner‑specific enforceable restrictions; staff noted tracking ownership-based conditions is administratively difficult and time-limited conditions have only been used rarely.
The variance authorizes the court and related improvements as presented; the city will handle tree preservation and permitting details during the building and site‑permit process.
The board moved on to the next agenda item after congratulating the applicant. The project’s next steps are permitting and construction under the city’s Chapter 150 standards.
