UPDATED May 29--147 Central Avenue, the Cornelius Field House, built 1875,  is one of Highland Park's oldest residences, a designated local landmark and a shining example of the historic charm and character of Highland Park. It has sat on its original 4-acre estate lot for 151 years. The entire estate has been landmarked for more than 40 years. On June 29th, the City Council will vote on whether to permanently subdivide that lot (rescheduled from May 27th).

Once this lot is split, it cannot be unsplit. This is irreversible. And what happens here sets the standard for every landmark in Highland Park.

We oppose this subdivision for five reasons that belong in the public record.

1. The application is not complete for full reviews. There is no architectural plan for what will be built on the new lot. The Council is being asked to set binding conditions for a proposed 15,000 sq. ft. building with little specification.

2. This directly contradicts what the Council said 30 days ago. On April 27, 2026, Council members discussed and directed staff to look into providing incentives for historic rehab and prohibiting variances that result in the loss of a historic resource . Wednesday's vote is exactly that kind of variance.

3. The hardship claim fails the math. The applicant cites a ~$90,000 tax burden as justification. But subdivision doesn't relieve that burden — it multiplies it. Based on comparable newer build properties in the same neighborhood, two lots would produce a combined tax obligation approaching $160,000–170,000. The community absorbs the increase in average tax valuation. The applicant captures the gain.

4. The Historic Preservation Commission said no. Unanimously. Twice. It voted unanimously to deny the subdivision and unanimously found that the proposed new lot independently meets Highland Park's landmark criteria — a decision that is final and not appealable.

5. This sets a precedent that makes landmark designation nearly meaningless. Highland Park has 76 local landmarks and 163 contributing properties across Highland Park's five National Register historic districts. If one year of above-market marketing constitutes sufficient 'hardship' to subdivide a landmark estate, every large-lot landmark in this city faces the same vulnerability. And if the City's enacts new preservation incentives — grants, tax abatement — alongside this approval, the next developer has a complete playbook: acquire a landmark, take the City's money, wait, subdivide, and sell two lots for twice the price. 

We ask the Council to deny this application and to be consistent with the preservation values it expressed in April.