Conditional uses are land uses that require individual review by the Plan Commission to determine whether the specific type of use proposed is compatible with surrounding uses. When a conditional use serves the cultural, recreational, educational, governmental, religious, or specialized commercial or industrial needs of the community, the City may grant a special use permit to authorize the conditional use within a zoning district where the use would otherwise be excluded. (Planned Unit Developments also require special use permits; a separate booklet is available for this type of special use permit.)

Where Can Conditional Uses be Located?
Conditional uses may be located in certain zoning districts by special use permit only as indicated by the Table of Allowable Uses of the Highland Park Zoning Ordinance.

Examples of Conditional Uses
Churches, synagogues, and day care centers are conditional uses that may be allowed in any residential or business zoning district; car washes and drive-in restaurants are conditional uses in selected business districts. Other examples of conditional uses include nursing home care facilities and universities.

Processing Time
The City of Highland Park is committed to processing your application in a professional and timely manner. You can prevent unnecessary delays by submitting all necessary documents no later than the designated deadline and by following the guidelines described in the step-by-step process that follows. Processing time will vary on a case by case basis. (Additional time will be required if you need to obtain a building permit.)

This brochure is not intended to be a substitute for City Ordinance Chapter 150: The Highland Park Zoning Ordinance. The Ordinance is available it its entirety through the Department of Community Development.

1. Preliminary Staff Meeting
   You will review your proposal with one of the professional planners on the City staff who will describe the permit process and explain the zoning requirements. This involves a comprehensive evaluation of the proposed site plan and land use, and conformance with the City’s regulations. You will be informed of City procedures and improvement standards.
   
   Special considerations such as storm water detention, flood plain, traffic safety, and steep slope regulations will be reviewed if applicable. The planner will advise you of additional materials that may be required for your particular plan (such as tree preservation plan, landscape plan, or traffic study). No application for a special use permit in the nature of a conditional use will be accepted without a prior preliminary meeting with planning staff.

2. Preparing for Site Plan Review
   After meeting with planning staff, you will need to prepare the following preliminary plans for Site Plan Review:

• Site Plan
• Vicinity Map showing surrounding area and with project site clearly delineated
• Photographs of site and abutting properties
• Other information as required

3. Site Plan Review
   City staff responsible for development review meet weekly as the interdepartmental Site Plan Review Team (SPRT) to acquaint applicants (owners and design professionals) with pertinent ordinances. You may schedule an appearance before the SPRT by contacting the Community Development Department.
   
   The Planning staff will facilitate a preliminary review of your plan with the SPRT. The purpose of this meeting is to develop a consensus City staff position regarding any proposed development project, and to identify and resolve problems early in the development process. This review should uncover any problems associated with the plan and help the applicant identify any agencies outside the City which need to be involved.
   
   Once the SPRT is confident the project has reached a reviewable status, you will be directed to schedule either a pre-application conference with the Plan Commission or a meeting with the Design Review Commission depending on the nature of your project. More than one meeting with the Site Plan review Team may be necessary before you are prepared for this next step.
   
   During the Site Plan Review, representatives from various City departments will meet to review your proposal and to help solve potential problems early in the development process. Site Plan Review does not substitute for the requirement to submit detailed plans to obtain a permit for construction.

4. Design Review
   For changes to the exterior appearance of an existing development a design review will be necessary. (See Design Review Handout for details of this process.) Design review can occur concurrently with the review of your application for a conditional use.

5. Pre-Application Conference
   The pre-application conference provides an opportunity for you to receive early feedback from the Plan Commission. Two weeks prior to the pre-application meeting, you must submit a complete site plan and a written description of your project to Planning staff who will prepare a formal report to the Plan Commission. At the pre-application meeting you will make a brief presentation regarding your proposal. The Plan Commission will inform you of any questions or concerns it may have and may ask for additional information about your project. You will then consider the Plan Commission’s comments as your prepare for the public hearing.

6. Submission of Application
   Four weeks prior to the scheduled public hearing, the following information must be submitted to the Department of Community Development:

7. • Completed application form
   • Filing fee
   • Affidavit of Title
     
     Note: In the event the title appears in the name of a land trust, the trustee or beneficiary of such land trust shall identify each person associated with the trust by name and address and define their interest. In addition, the application for a special use permit shall be signed by the applicant in his or her capacity as trustee, or by the beneficiary as a beneficial owner in such land trust.
     
   • Copy of a Title Insurance Policy
   • Cover letter addressed to the Mayor and City Council requesting a special use permit.
   • Site plan showing proposed uses and structure (Full-sized copies and one 11"x17" reduction.)
   • Plat of survey (Five full-sized copies and one 11"x17" reduction.)
   • Tree survey indicating size and species (Five full-sized copies and one 11"x17" reduction.)
   • Proposed landscaping plan including type and size of planting and fencing. (Five full-sized copies and one 11"x17" reduction.)
   • Any additional information required by the Zoning Ordinance or requested by Planning staff.

7. Public Notification
   Notice of the Hearing must be published at least 15 days prior to the hearing, but not more than 30 days prior to the hearing. You must also notify by certified mail:

• The owners of all properties within 400 feet of the site.
• The elementary and high school districts within which the property is located. (Addresses provided by planning staff.)
• The utility companies which provide service to the site. (Addresses provided by planning staff.)
• The Park District of Highland Park at West Ridge Center at 636 Ridge Road.

All notifications must include the nature of the application and the date and location of the hearing. A sample letter will be provided to you, and all letters must be reviewed and approved by planning staff before they are mailed. Collect the green return receipts from the notices, and bring the receipts with you to the public hearing. A sign announcing the hearing will be placed on the site by planning staff.

8. Public Hearing
   After the Chairman of the Plan Commission calls the meeting to order, the notice of public hearing is read into the record. You must submit for the hearing record: (1) evidence of ownership, (2) proof of proper notification (as explained in step 7), and (3) your exhibits, including an 11"x17" reduction of all over-sized exhibits.

Staff will give a brief explanation of the nature of the proposal. You may then state your case, and members of the Plan Commission and interested citizens may question you and your witnesses. The public may speak after receiving proper recognition from the Chairman, and anyone in support or opposition may present evidence and likewise be questioned by the Plan Commission and you or your representative. You may then respond to the objections.

Prior to the close of the hearing, the applicant and members of the public have the right to file any pertinent documents or written statements with the Commission. If the Plan Commission desires more time for additional testimony or discussion, it may continue the hearing to one or more additional meetings.

9. Plan Commission’s Findings of Fact
   After the public hearing has been closed, the Plan Commission will direct Planning staff to prepare Findings of Fact either in support of or in opposition to the proposal. Planning staff will prepare the Findings of Fact which will include appropriate development conditions. The Findings will be returned to the Plan Commission for approval. You will be notified of the meeting date and should attend in case the Plan Commission has any additional questions. The Plan Commission will then forward its recommendation to the City Council.

10. Action by the City Council
    If the City Council adopts the Findings of Fact in support of the proposed conditional use, the Council will direct the Corporation Counsel to prepare and ordinance for City Council consideration, granting you a special use permit in the nature of a conditional use. The City Council will vote to approve this ordinance at its next meeting. Once the ordinance has been signed by the Mayor, your special use permit has been granted.

What next?
Prior to occupying your new space, you must file a Letter of Intent with the City’s Building Division. This letter notifies City staff that a building must be inspected to ensure it meets minimum life-safety requirements prior to the new occupants moving in. The following checklist will assist you in this process:

• Has your building been approved for occupancy by the Fire Prevention Bureau?
• Has your building been approved for occupancy by the Building Division?
• Have you obtained your Certificate of Occupancy?
• Even if your proposal does not require a building permit, you must obtain a Certificate of Occupancy before you establish your conditional use.

  If your proposal requires modifications to a building, structure, parking lot, etc., you will be required to obtain a building permit. The following checklist and brochures will assist you.

• "Design Review Guide"
• "How to Obtain a Building Permit"
• "Tree Preservation in Highland Park"
• Design Review Commission Final Approval Form
• Complete Building Permit Application Form, including:
  • Filing fee
  • Complete contract documents
  • Drainage and grading plans
  • Tree preservation plan
  • Utility connections