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LaSalle National Bank v. City of Highland Park

Case Date: 10/31/2003
Court: 2nd District Appellate
Docket No: 2-02-1012 Rel

No. 2--02--1012

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IN THE

APPELLATE COURT OF ILLINOIS

SECOND DISTRICT

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LASALLE NATIONAL BANK,
as Trustee of Trust No. B8000213124,
ESTHER P. EMMERMAN and
 RONALD Z. EMMERMAN,

               Plaintiffs-Appellants,

v.

THE CITY OF HIGHLAND PARK; THE ZONING
BOARD OF APPEALS OF THE CITY OF
HIGHLAND PARK; STEVEN M. LEVIN, Chair,
Zoning Board of Appeals of the City of Highland 
Park; RICHARD BECKER, CARY GLENNER,
ELLIOTT WICZER, RICHARD A. WOLFE,
Members, Zoning Board of Appeals of the City of
Highland Park; PETER WALDOCK, Director,
Highland Park Department of Community
Development; STEPHANIE SODKE, Department
of Community Development, City of Highland Park;
LARRY KING, Forester, City of Highland Park;
HOWARD and REBECCA GRILL; AMY and
BRIAN HERZOG; BRUCE FRIEDMAN; HERBERT
GOLDBERG; PHILIPPE and DEBBIE COCHRAN;
NEAL MALL; BARBARA and JOSEPH ESDALE;
AUDREY WEINBERG; DEBBIE and JEFFREY
ELIAS; MARIO JEDWABNIK; GAIL BRENNER;
LAURA and ANDREW COHEN; MARVIN
MARDER; ROBIN STEINBERG; STUART and
ROSALIE EDELSTEIN; JOAN FRIEDMAN; NED
ZALLIK; STEPHAN and SANDRA SALTZMAN;
SANDY GROSSMAN; SCOTT and LISA GOLANT;
MARK SHANBERG; ROBERT and ROBIN
BERENSON; MARLA SKOLNIK; CINDY ZALLIK;
PAULA DEBOFSKY; MARCIE and HOWARD
WENDER; LYLA MARDER; MARK DEBOFSKY;
DANIEL WEINBERG; and SARI GOLDBERG,

               Defendants-Appellees. 

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)		 Appeal from the Circuit
Court of Lake County. 

 


No. 01--MR--703

 

 

 

 

 

 

 

 








Honorable
Barbara Gilleran Johnson,
Judge, Presiding

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Modified Upon Denial of Rehearing

JUSTICE BYRNE delivered the opinion of the court:

Plaintiffs, LaSalle National Bank, as trustee of trust No. B8000213124, and Esther P. and Ronald Z.Emmerman, appeal the judgment of the circuit court of Lake County in dismissing their four-count complaint againstdefendants, the City of Highland Park (City), and the Zoning Board of Appeals of the City of Highland Park (Board),et al.,. We affirm.

FACTS

In 1968, plaintiffs Esther P. and Ronald Z. Emmerman purchased two lots at 1635 Eastwood Avenue and1634 Sherwood Avenue in Highland Park. The property consists of two separately platted, contiguous zoned lots, eachconsisting of 15,415 square feet in area. At the time plaintiffs purchased the property, a single-family home wasconstructed on the Eastwood lot and the Sherwood lot was vacant. Also at that time, the minimum lot size for all lotsin plaintiffs' zoning district was 40,000 square feet. Before plaintiffs purchased the property, the City's zoningordinance did not permit, and it continues to deny permission for, the separation of contiguous undersized lots that are held under the same ownership. Section 150.104(A) of the Highland Park Zoning Ordinance of 1997 provides,in relevant part:

"When two or more parcels of land (which may contain a lot or lots of record), are adjacent and oneor more of such parcels lack adequate area or width to qualify for a permitted use under the requirements ofthe zoning district in which such parcels are located, all of such parcels shall be maintained and used as onezoning lot for such use if such parcels have been held in contiguous ownership at any time after May 8, 1960*** ." Highland Park Zoning Ordinance