of which form a right angle. The northeast or hypotenuse side follows the curve of a branch of the Chicago river and is referred to as a drainage ditch. The tract is unimproved except for a sanitary sewer along the northeast side. It lies on the eastern border and within the boundaries of the village of Deerfield. The village of Highland Park abuts on the eastern boundary of the drainage ditch. A large unplatted area known as the Ramsey tract abuts on the west side of the 17 acres and is divided into homesites of 1/2 to 3 acres each. About 36 large homes have been erected thereon. Three private undedicated thoroughfares traverse the Ramsey tract but do not run up to the 17-acre tract. The property tothe south is unimproved. The tract is therefore entirely cut off from the village of Deerfield and the only access to a public street is over an old wooden nonvehicular bridge across the drainage ditch onto Westgate Terrace Road in Highland Park.
The Ramsey tract to the west and the undeveloped land to the south are also zoned R-1. The subdivisions lying west, north and south of the west half of the Ramsey tract and those directly across the drainage ditch in Highland Park, however, do not have the area or density restrictions here complained of.
This case does not pose the usual situation where the value of the undeveloped land is much higher if the restrictions are lowered. In fact, the plaintiff testified that he had been *200 offered