The Highland Park City Council on Oct. 30 approved by a 7–0 vote a resolution granting preliminary approval for a multi‑phase residential development at 1660 and 1700 Old Deerfield Road.

The resolution grants a preliminary development plan, a preliminary plat of subdivision and acknowledges requested zoning modifications, variances and payment‑in‑lieu for inclusionary housing. Director Fontaine outlined the conditions attached to preliminary approval, including use restrictions that limit the RM1 portion to 227 single‑family attached units and limit the R7 portion to open space uses such as a tot lot, dog run, lighting and fencing. The resolution also corrects a conservation easement area to 10.96 acres and requires final engineering and additional permits before final sign‑off.

Why it matters: The decision changes a long‑vacant industrial parcel into a planned residential subdivision that the city says will add middle‑market housing and on‑site inclusionary units while preserving substantial open space. The council’s vote imposed numerous conditions intended to protect neighbors and public safety and to require follow‑up studies before full build‑out.

Key details

- Vote: 7–0 in favor of the resolution approving the preliminary development plan and preliminary plat of subdivision for 1660 and 1700 Old Deerfield Road. The motion text approved by the council was "a resolution approving a preliminary development plan and a preliminary plan of subdivision for 1660 And 1700 Old Deerfield Road." (Motion maker and seconder: not specified in the public record excerpt.)

- Density and zoning limits: Director Fontaine said the RM1 portion is expressly limited to 227 single‑family attached units and the R7 portion will be restricted to open space and limited park‑type uses; these restrictions are part of the preliminary approval and will be enforced through the PUD/development agreement.

- Inclusionary housing and payment in lieu: The Housing Commission recommended an amended inclusionary plan that the staff summarized as 34 on‑site affordable units (per the Housing Commission recommendation) plus a payment‑in‑lieu component. Staff and the packet cited a total payment‑in‑lieu figure of $222,004.80; Director Fontaine noted that $185,400 of that amount corresponds to 1 discretionary unit with the remainder covering fractional credits (0.2 units), per the figures presented to council.

- Public benefits and site amenities: Staff listed public amenities and mitigation commitments including a clubhouse/community room available to the public, a public access easement and 14 spaces set aside for city use, 4 EV charging stations (location to be negotiated in the development agreement), pedestrian and bike improvements, and a publicly accessible west tot lot.

- Access, traffic and safety: Staff and the applicant agreed to a required traffic study to be conducted at 90% occupancy or earlier at the city manager’s discretion; the council required any traffic improvements identified by that study to be implemented. The resolution includes a 26‑foot emergency‑access easement to Ridge Road as a contingency; during debate the developer agreed that if the city determines the emergency access must be built, the developer will pay for that construction rather than the city.

- Conservation, environment and construction controls: The developer must obtain a "no further remediation" determination from the state (referred to in the packet as the state IDPA) where required, follow best practices for tree protection and pest management, restrict lighting to no higher than 3,000 Kelvin, implement dust and debris controls consistent with OSHA and city practice, and maintain park‑like conditions for non‑construction areas during phased work.

- Parking and adjacent properties: The plan includes a 42‑space off‑street lot northwest of the site; 28 spaces are governed by a private easement with an adjacent property owner and 14 spaces are designated as a public benefit for city/public use. The council and staff discussed detailed buffering and landscaping commitments to reduce impacts on adjacent businesses (including Bluegrass restaurant) and abutters; staff said the developer will add landscaping strips and other buffering though some interior parking‑lot landscaping relief (variances) remains requested.

What remains before final approval

- Final engineering and exhibits: The preliminary approval requires submittal of final engineering plans that incorporate staff, Lake County stormwater and Illinois Commerce Commission comments where appropriate.

- Traffic study: A full scope updated traffic study must be completed at 90% occupancy (or earlier if the city manager deems necessary) and the developer must implement recommended safety improvements.

- Financial assurance and permits: The developer must provide evidence of financial wherewithal and meet permit conditions; further covenants and a development agreement will memorialize many of the site’s restrictions and public‑benefit commitments.

Voices from the meeting

Director Fontaine, summarizing the resolution and conditions, told the council: "We painstakingly listened to what counsel said, at the last meeting and incorporated a whole host of conditions in the resolution before you tonight." Applicant representative Zach Solid (Habitat Company) told the council the team would work with a third‑party operator to maintain EV stations and that they were open to landscaping solutions to buffer adjacent properties.

Public comment and concerns

Public speakers and neighboring businesses raised recurring concerns about traffic and the railroad crossing (including an advisory letter from the Illinois Commerce Commission), landscaping and buffering along the south property line, the adequacy of proposed parking arrangements, and the amount and type of affordable housing. Bluegrass restaurant owner Jim Lederer asked for stronger buffering between his business and the proposed parking lot; staff and the applicant described plans to widen plantings and add landscape features where feasible.

Next steps

The project will return to the city for final plan consideration after the developer submits final engineering and the required studies and exhibits. The city attorney and staff noted the development agreement will include contractual language intended to lock in the approved plan and many of the limitations on future changes.

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