Planning & Zoning Commission

Regular Meeting

Mundelein, IL · January 7, 2026

Minutes

Planning and Zoning Commission Meeting January 7, 2026 Minutes CALL TO ORDER The Regular Meeting of the Planning and Zoning Commission of the Village of Mundelein was held on Januarey 7, 2026 at 300 Plaza Circle, Mundelein. Commission Chairman T. Roswick called the meeting to order at 7:00 PM. PLEDGE OF ALLEGIANCE Chairman T. Roswick led the Pledge of Allegiance. ATTENDANCE Chair Roswick took the roll call. It indicated as follows: Board Attendance PRESENT: K. Anderson, K. Garesche, T. Roswick, K. Teehan ABSENT: J. Holden, S. Petti, T. Wilson Village Attendance PRESENT: J. Marvin, Associate Planner; and E. Swanson, Recording Secretary MINUTES APPROVAL Approve the Planning and Zoning Commission Regular meeting minutes from December 17, 2025 K. Teehan moved, seconded by K. Anderson, a Motion to approve the Planning and Zoning Commission Meeting Minute from December 17, 2025. RESULT: Passed [Yes 4, No 0, Abstained 0] MOVER: Commissioner K. Teehan SECONDER: Commissioner K. Anderson AYES: T. Roswick, K. Anderson, K. Garesche, K. Teehan NAYS: None ABSTAIN: None PUBLIC COMMENTARY T. Roswick opened the floor to general public commentary. There was no public commentary T. Roswick closed the floor to general public commentary. OLD PZC BUSINESS There was no old business. NEW PZC BUSINESS Public Hearing - PZ2025-0040 - 445 Brice Avenue - Fence Variation Open Public Hearing K. Anderson moved, seconded by K. Teehan, a Motion to open Public Hearing PZ2025- 0040. RESULT: Passed [Yes 4, No 0, Abstained 0] MOVER: Commissioner K. Anderson SECONDER: Commissioner K. Teehan AYES: T. Roswick, K. Anderson, K. Garesche, K. Teehan NAYS: None ABSTAIN: None Staff Presentation J. Marvin gave the attached presentation and gave a brief overview and history of the case. The petitioner is requesting a variation to allow a coated chain link fence within the required corner side yard setback at 445 Brice Avenue. Petitioner Presentation The petitioner, Daniel Coleman of 445 Brice Avenue was sworn in. He shared that they had hired a professional fence company for the installation of the new fence due to security issues and that the company hired had stated a permit was not required. The petitioner had stated that there are other nearby properties that also have coated chain link fences. J. Marvin confirmed that to be accurate. The commission asked questions as to the work having been done without applying for a permit, corner sideyard setback requirements, and responsibility for pulling permits being the responsibility of both the property owner and the company hired to install. Public Commentary T. Roswick opened the floor to public commentary. Robert Humann of 433 Brice Avenue was sworn in. He stated that he was in full support of the application and feels the fence adds value to the nearby properties. Michelle Kainovic of 848 McKinley was sworn in. She stated that she is also in full support of the application. Duane Christensen of 858 Lange Street was sworn in. He also stated that he was in full support of the application. T. Roswick closed the floor to public commentary. Commission Discussion The commission shared a dislike of approving applications that did not apply for permits after the fact. However, after discussing the unique physical characteristics, it was found the the lack of permit was a separate issue from the land based hardships of the case. K. Garesche shared that residents come forward frequently for not meeting compliance and that is a separate issue in this case. K. Teehan moved, seconded by K. Garesche, a Motion to recommend approval of a Variation to Section 20.52.050(G)(2)(d)(v) regarding a coated chain link fence located within the required corner side yard setback at the property located at 445 Brice Avenue, Mundelein, Illinois, including the Findings of Fact as presented. RESULT: Passed [Yes 4, No 0, Abstained 0] MOVER: Commissioner K. Teehan SECONDER: Commissioner K. Garesche AYES: T. Roswick, K. Anderson, K. Garesche, K. Teehan NAYS: None ABSTAIN: None Close Public Hearing K. Teehan moved, seconded by K. Anderson, a Motion to close Public Hearing PZ2025- 0040. RESULT: Passed [Yes 4, No 0, Abstained 0] MOVER: Commissioner K. Teehan SECONDER: Commissioner K. Anderson AYES: T. Roswick, K. Anderson, K. Garesche, K. Teehan NAYS: None ABSTAIN: None QUESTIONS AND COMMENTS There were no further questions or comments. ADJOURNMENT Adjourn the Planning and Zoning Commission Meeting K. Garesche moved, seconded by K. Teehan, a Motion to adjourn the Planning and Zoning Commission Meeting of January 7 ,2026. RESULT: Passed [Yes 4, No 0, Abstained O] MOVER: Commissioner K. Garesche SECONDER: Commissioner K. Teehan AYES: T. Roswick, K. Anderson, K. Garesche, K. Teehan NAYS: None ABSTAIN: None The Meeting was adjourned at 7:33 PM U,n tn ArlLAr^Sgtl Erin Swanson, Recording Secretary Ptanning and Zoning Commission Meeting January 7 ,2026 VILLAGE OF Vil.tage Hatt Mundel e n 300 Ptaza Circte, Mundelein, lL 60060 Sign-ln Sheet NAME/COMPANY ADDRESS PHONE/EMAIL *.^",@ez/ hLr*fu %3 6r)ee {tts Phone: {44 Company: Emai[: Name:Q1 aun'n 175 Dr,'ce a/,< 'n'"'' 6?22/) -7//2?- Company: Emai[: ru,-",1lqnlox 0Nmnrr enone: ftfl -711-hli.} ) Company: \-) Emait: """D^d^, *yudo1h;,a"* \bg l*rr",a S+ U Phone: fl\1-2OY -1Y 31 Company: Emait: Name: Lr\ r Q Iu t tV--a,nnrr- kq( MC,[-pnl*-r, Phone:(r{ 1 - q{b_3_111. Company: Emait: J Name: Phone: Company: Emait: Name Phone: Company: Emait: Name: Phone: Company: Emait: Name: Pho n e: Company: Emait: Name: Phone: Company: Emait: Name: Phone: Company: Emait: Name: Phone: Company: Emai[: Name: Phone: Company: Emai[: Village Staff Overview: 445 Brice Avenue January 7, 2026 1 445 Brice Avenue 445 2 Background • September 2023 – April 2024: A 4-foot black coated chain-link fence was installed within the required corner side yard setback at 445 Brice Avenue without a permit. • October 2025: The Petitioner received a code enforcement violation. • The fence is located approximately 2.6 feet from the corner side yard property line, encroaching 7.4 feet into the required 10-foot corner side yard setback. • Additionally, coated chain link fencing is not permitted within the required corner side yard setback. 3 Background : Permitted location for installing a coated chain link fence. The coated chain link fence must be located outside of the required front yard setback (purple) and corner side yard setback (green). 4 Zoning Request • Section 20.52.050(G)(2)(d)(v) establishes the permitted fence materials and limits coated chain link fencing to rear and interior side yards only. • The Petitioner is requesting a variation from this section to allow the existing coated chain link fence to remain within the required 10-foot corner side yard setback. Comprehensive Plan • The Comprehensive Plan encourages preserving the character of existing single-family residential neighborhoods of the Village. The proposed addition is in character with the surrounding residential neighborhood and is proportionate to the size of the lot. 5 Analysis: Neighborhood Density and Character Fair-Haven Subdivision • Zoned R-3 Single-Family Residential • Intended to accommodate moderate- density single-family neighborhoods in older areas of the Village. • Multiple homes (12) in the Fair-Haven subdivision are situated on triangular or rounded corner lots, differing from the typical rectangular configuration. 6 Analysis: Impact on Neighboring Properties • Property Location: Bordered by single-family homes on three sides and Carmel Catholic School on the east. • Corner Side Yard Fence: The Petitioner could have installed a fence up to 4 feet tall, using an open style and an approved material. • Permitted fence materials include treated wood, simulated wood, decorative brick or stone, wrought iron or simulated wrought iron, and vinyl; coated chain-link fencing is not allowed. • Existing Fence: In place for over a year; Code Enforcement Officer has received no complaints. 7 Analysis: Zoning Ordinance Intent • Staff is of the opinion that the requested variation respects the spirit and intent of the Zoning Ordinance. • The purpose of the minimum corner side yard setback requirement is to discourage construction near the corner property line, thereby protecting neighboring properties from potential adverse impacts associated with structures, while also prioritizing traffic and pedestrian safety and visibility. • In this case, the existing chain link fence encroaches 7.4 feet into the required 10-foot corner side yard setback. However, the property benefits from a deep right-of-way measuring approximately 15 feet from the Petitioner’s corner side property line to Lange Street, and the fence is located 17.6 feet from the Lange Street curb. 8 Standards for Granting a Variation 1. No variation from the provisions of this Ordinance shall be granted unless the Zoning Administrator, Planning and Zoning Commission and Village Board makes specific written findings based on the standards imposed by this section. These standards are as follows: 1. The strict application of the terms of this Ordinance will result in undue hardship. 2. The plight of the owner is due to unique circumstances. 3. The variation, if granted, will not alter the essential character of the locality. 2. The Zoning Administrator, Planning and Zoning Commission and Village Board, in making its findings, may inquire into the following evidentiary issues, as well as any others deemed appropriate: 1. The particular physical surroundings, shape or topographical conditions of the specific property impose a particular hardship upon the owner, as distinguished from a mere inconvenience, if the strict letter of the regulations were to be carried out. 2. The alleged difficulty or hardship has not been created by any person presently having a proprietary interest in the property in question. 3. The granting of the variation will not be detrimental to the public welfare in the neighborhood in which the property is located. 4. The proposed variation will not impair an adequate supply of light and air to adjacent property, substantially increase congestion in the public streets, increase the danger of fire, endanger the public safety or impair property values within the neighborhood. 5. The proposed variation is consistent with the spirit and intent of this Ordinance and Village land use policies. 6. The value of the property in question will be substantially reduced if permitted to be used only under the conditions allowed by the regulations governing the district in which it is located. 9 Questions? 10 Erin Swanson From: Christopher Anderson < c.m.ander25@gmail.com > Sent: Tuesday, January 6,2026 6:36 PM To: Planning Subject: EXTERNAL -Public commentary, Case # PZ2O25-0040 e aution: This rnessage originated outsirle of the Village of Mundelein -- DO NOT CLICK on links or open att*ghrnsnts unle** ysu are sure the content is *afq. l} you have any douht, contast the *ender by phone to To whom it may concern: My name is christopher M. Anderson, and I am reaching out to provide commentary regarding case # p7:2025-0040. I tive at 46g Brice Ave, Mundel,ein, lL, which is two houses to the north of Daniel' coteman's residence at 445 Brice Ave. I am futty in favor of the vittage attowing the variation from section 20.52.050(GX2XdXv). prior to being aware that there was even an ordinance regardinE chain tink fences, I woutd think to mysetf whiLepassingbyDanandAshtey'spropertythattheirfencetooksgreat. I'vebeentotdbyotherpeoptein the area that they think the same thing. The fence, if anything, improves the appearance of their property and suits the tayout. Frankty, the execution of this particul.ar apptication makes me question why the ordinance even exists. That is att. Sincerety, Chris Anderson 1 FINDINGS OF FACT – 445 BRICE AVENUE 1. Variation – Fence Encroachment CASE NUMBER PZ2025-0040 PUBLIC HEARING DATE January 7, 2026 VARIATION A variation from Section 20.52.050(G)(2)(d)(v) regarding a chain link fence located within the required corner side yard setback. DRAFT MOTION Motion by K. Teehan, second by K. Garesche to approve the Findings of Fact as published for a variation from Section 20.52.050(G)(2)(d)(v) regarding a chain link fence located within the required corner side yard setback at 445 Brice Avenue, Mundelein, IL. On January 7, 2026, the Planning and Zoning Commission voted 4 - 0 for approval of a variation from Section 20.52.050(G)(2)(d)(v) regarding a chain link fence located within the required corner side yard setback in the R-3 Residential Zoning District at the property located at 445 Brice Avenue, Mundelein, Illinois. No variation from the provisions of this Ordinance shall be granted unless the Zoning Administrator, Planning & Zoning Commission, and Village Board makes specific written findings based on the standards imposed by this section. These standards are as follows: 1. The strict application of the terms of this Ordinance will result in undue hardship; The strict enforcement of this Ordinance would place an undue burden on the Petitioner, as the residence is situated on a triangular corner lot that differs from the typical rectangular configuration. Additionally, the subject property includes a deep right-of-way measuring approximately 15 feet from the Petitioner’s corner side property line to Lange Street. 2. The plight of the owner is due to unique circumstances; The property is subject to unique circumstances, as the residence is located on a triangular corner lot and the property includes a deep right-of-way of approximately 15 feet from the corner side property line to Lange Street. 3. The variation, if granted, will not alter the essential character of the locality; The variation will not alter the essential character of the locality, as the subject property includes a deep right-of-way measuring approximately 15 feet from the Petitioner’s corner side property line to Lange Street, and the fence is located approximately 17.6 feet from the Lange Street curb. The Zoning Administrator, Planning & Zoning Commission, and Village Board, in making its findings, may inquire into the following evidentiary issues, as well as any others deemed appropriate. 1. Because of the particular physical surroundings, shape or topographical conditions of the specific property involved, a particular hardship or difficulty to the owner would result, as distinguished from a mere inconvenience, if the strict letter of the regulations were to be carried out. The Commission finds that there is hardship attributable to the shape, surroundings, and topographical conditions of the property. 2. The alleged difficulty or hardship has not been created by any person presently having a proprietary interest in the property in question. The Commission finds that the Petitioner has successfully demonstrated that the requested variation was not caused by any person currently holding a proprietary interest in the Subject Property. 3. The granting of the variation will not be detrimental to the public welfare in the neighborhood in which the property is located. The Commission finds that the granting of the requested variation will not be detrimental to the public welfare in which the property is located, as the fence is located 17.6 feet from the corner side property line to Lange Street. 4. The proposed variation will not impair an adequate supply of light and air to adjacent property, substantially increase congestion in the public streets, increase the danger of fire, endanger the public safety, or impair property values within the neighborhood. The proposed variation will not impair an adequate supply of light and air to adjacent property, substantially increase congestion in the public streets, increase the danger of fire, endanger the public safety, or impair property values within the neighborhood. 5. The proposed variation is consistent with the spirit and intent of this Ordinance and Village land use policies. The Commission finds that the proposed variation is consistent with the spirit and intent of this Ordinance and Village land use policies as the corner side yard setback restrictions are intended to discourage construction near the corner property line, thereby protecting neighboring properties from potential adverse impacts associated with structures. 6. The value of the property in question will be substantially reduced if permitted to be used only under the conditions allowed by the regulations governing the district in which it is located. The value of the property in question could be substantially reduced if permitted to be used only under the conditions allowed by the regulations governing the district in which it is located, as it limits the amount of fencible yard area.

Agenda

Packet

AGENDA PLANNING AND ZONING COMMISSION MEETING January 7, 2026 - 7:00 PM Village Hall - Board Room 300 Plaza Circle, Mundelein, IL 60060 I. CALL TO ORDER II. PLEDGE OF ALLEGIANCE III. ATTENDANCE IV. MINUTES APPROVAL A. Approve the Planning and Zoning Commission Regular meeting minutes from December 17, 2025 V. PUBLIC COMMENTARY VI. OLD PZC BUSINESS VII. NEW PZC BUSINESS A. Public Hearing - PZ2025-0040 - 445 Brice Avenue - Fence Variation VIII. QUESTIONS AND COMMENTS IX. ADJOURNMENT A. Adjourn the Planning and Zoning Commission Meeting Public comment may be made for all agenda items at the meeting. If you wish to provide testimony or comments prior to the meeting, you may provide them up to 24 hours prior to the scheduled meeting time in one of two ways: (1) by sending an email to planning@mundelein.org; or (2) by dropping it off directly at Village Hall to the attention of Community Development, 300 Plaza Circle, Mundelein, Illinois. Agenda materials are available at www.mundelein.org/Agendas-Minutes The Village of Mundelein, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe and/or participate in Page |1 Page 1 of 110 this meeting, or who have questions about the accessibility of the meeting or facilities, to contact the ADA Coordinator at 847-949-3200 to allow the Village to arrange accommodations for those persons. Planning and Zoning Commission Agenda 1/7/2026 Page |2 Page 2 of 110 Planning and Zoning Commission Meeting December 17, 2025 Minutes CALL TO ORDER The Regular Meeting of the Planning and Zoning Commission of the Village of Mundelein was held on December 17, 2025 at 300 Plaza Circle, Mundelein. Commission Chairman T. Roswick called the meeting to order at 7:01 PM. PLEDGE OF ALLEGIANCE Chairman T. Roswick led the Pledge of Allegiance. ATTENDANCE Chair Roswick took the roll call. It indicated as follows: Board Attendance PRESENT: K. Anderson, K. Garesche, J. Holden, T. Roswick, K. Teehan, T. Wilson ABSENT: S. Petti Village Attendance PRESENT: A. Orenchuk, Director of Community Development; C. Malec, Senior Planner; I. Guadarrama, Senior Planner; J. Marvin, Associate Planner; and E. Swanson, Recording Secretary MINUTES APPROVAL Approve the Planning and Zoning Commission Regular meeting minutes from November 19, 2025 K. Teehna moved, seconded by J. Holden, a Motion to Approve the Planning and Zoning Commission Meeting Minutes from November 19, 2025. RESULT: Passed [Yes 6, No 0, Abstained 0] MOVER: Commissioner K. Teehan SECONDER: Commissioner J. Holden AYES: T. Roswick, K. Anderson, K. Garesche, J. Holden, K. Teehan, T. Wilson NAYS: None ABSTAIN: None PUBLIC COMMENTARY T. Roswick opened the floor to public commentary. Page 3 of 110 There was no general public commentary. T. Roswick closed the floor to general public commentary. NEW PZC BUSINESS Public Hearing - PZ2025-0039 - Mundelein High School District 120 - Variation for Interior Parking Lot Landscape Mundelein High School is requesting a Variation for relief from certain landscaping requirements for proposed interior parking lot improvements. Open Public Hearing J. Holden moved, seconded by K. Garesche, a Motion to Open Public Hearing PZ2025- 0039. RESULT: Passed [Yes 6, No 0, Abstained 0] MOVER: Commissioner J. Holden SECONDER: Commissioner K. Garesche AYES: T. Roswick, K. Anderson, K. Garesche, J. Holden, K. Teehan, T. Wilson NAYS: None ABSTAIN: None Staff Presentation Isabel gave the attached presentation. The petitioner is requesting relief from the required islands and the number of required plantings in their proposed parking lot renovation. Petitioner Presentation Kevin Quinn, Director of Facilities for Mundelein High School District 120 was sworn in. Mr. Quinn discussed the history and needs of the project. He reviewed the plans for developing a beautiful high school campus for the community. Kyle Buck of Wight and Company spoke on the proposed changes to the parking lots and the requested variation requests. The high school is planning to have islands at the ends of each parking lane, but would like minimal islands throughout the parking lot to increase the number of parking spaces. Page 4 of 110 The commission reviewed the proposed landscaping plan and inquired about whether the trees being removed were all necessary. Mr. Buck stated that Wight promotes sustainability, so any tree selected for removal was necessary for the plan. There was no tree survey provided by D120 at the time of the meeting. Public Commentary T. Roswick opened the floor to public commentary. Gloria Baratta of 636 Woodhaven Drive inquired as to if there were any encroachments planned onto the properties along Woodhaven Drive. T. Roswick stated that all proposed changes are interior and there will not be any encroachments to residential properties. T. Roswick closed the floor to public commentary. Commission Discussion J. Holden stated that she felt the tree survey was needed in order to make an educated decision on the variation request regarding the gap in trees and the trees that were selected for removal. Mr. Quinn stated that the High School is planning to do a survey as soon as they are able. K. Anderson agreed that the survey would be helpful. He is under the assumption that the trees needing to be removed are within the area of expansion, but knowing the specific species to be removed would be helpful to make a decision. K. Garesche stated that she would like to see similar quality plantings to be planned based on what trees are planned to be removed. The commission further reviewed the calculation of the gap in trees needed to meet the Village Code. T. Roswick requested the petitioner to elaborate on the hardship to meet the requirements to qualify for a variation from the zoning code. K. Quinn stated that the parking lot was initially created in the 1950s when parking was a high need. Now to accommodate student parking, staff parking, and public parking for public events, the High School is struggling to meet the current need. The commission agreed that a continuation would be needed to allow time for the petitioner to get the tree survey completed for the commission to review. Continue Public Hearing K. Garesche moved, seconded by J. Holden, a Motion to continue Public Hearing PZ2025-0039 to Wednesday, January 21, 2026 at 7:00 PM at the Mundelein Village Hall located at 300 Plaza Circle, Mundelein, Illinois. RESULT: Passed [Yes 6, No 0, Abstained 0] Page 5 of 110 MOVER: Commissioner K. Garesche SECONDER: Commissioner J. Holden AYES: T. Roswick, K. Anderson, K. Garesche, J. Holden, K. Teehan, T. Wilson NAYS: None ABSTAIN: None Memo to the Village Board from the Planning and Zoning Commission Regarding Proposed Preservation Initiatives Village staff prepared a memo on behalf of the Commission regarding creating environmental and historic preservation. Commission Discussion The commission reviewed the initiative and did not have any recommended changes. The intent of the memo is to gauge the Board's interest in preservation now that there is more demand for development. The Commission would like to have the memo attached to their Budget request for next fiscal year and will add it to their year summary presentation. OLD PZC BUSINESS Continuation of Public Hearing - PZ2025-0038 - Comprehensive Plan Amendment Staff Presentation A. Orenchuk gave the attached presentation on the proposed changes to the Village Comprehensive Plan. The Comprehensive Plan is not a regulating document, but a vision to help guide decision-making within the Village. T. Roswick stated that the Comprehensive Plan is also used as a defense to any challenges to decision-making. The main item being changed is the large portion of land where the proposed Ivanhoe Village development will be. It is currently zoned as "Maintain Flexibility". This can leave the door open for some less desirable uses. However, if this portion is changed to a Traditional Neighborhood Design, and proposed development there would create guard rails to keep the area consistent. Public Commentary T. Roswick opened the floor to public commentary. Page 6 of 110 Shawn Killacky, Member of the Board of Education for Fremont School District 79 was sworn in. He stated that he previously did not understand the comprehensive plan. He asked how heavily the village uses this document when reviewing developments like the proposed Ivanhoe Village, as he felt there were discrepancies between this document and what was brought forth by the lawyers for the petitioner of the Ivanhoe Village development (not on this agenda). T. Wilson stated that personally when he was previously a Trustee, he made decisions more closely based on the Comprehensive Plan than what a petitioner would request. T. Roswick closed the floor to public commentary. Commission Discussion The commission will hold on discussion until the item is brought forth again at the January 21, 2026 meeting to allow for the public to review the information and make commentary. Continue Public Hearing K. Garesche moved, seconded by J. Holden, a Motion to continue Public Hearing PZ2025-0038 to Wednesday, January 21, 2026 at 7:00 PM at the Mundelein Village Hall located at 300 Plaza Circle, Mundelein, Illinois. RESULT: Passed [Yes 6, No 0, Abstained 0] MOVER: Commissioner K. Garesche SECONDER: Commissioner J. Holden AYES: T. Roswick, K. Anderson, K. Garesche, J. Holden, K. Teehan, T. Wilson NAYS: None ABSTAIN: None Continuation of Public Hearing - PZ2025-0037 - Zoning Ordinance Text Amendments, Title 20 of the Municipal Code Staff Presentation J. Marvin, C. Malec, and I. Guadarrama gave the attached presentation on proposed text amendments to the Village Zoning Ordinance. Topics of discussion were as follows: • Outdoor Storage • Parking Lot Landscape Requirements Page 7 of 110 • Recreational Vehicles in Residential Zoning District • Home Daycares Public Commentary T. Roswick opened the floor to public commentary. There was no public commentary. T. Roswick closed the floor to public commentary. Commission Discussion Outdoor Storage The Commission discussed the current restrictions and gave staff feedback on what they would see going forward. Parking Lot Landscape Requirements The Commission discussed the current requirements in the zoning code. Commissioners requested clarification on changes that would trigger the need for conforming to new requirements and gave staff guidance on moving forward with text amendments. Recreational Vehicles in Residential Zoning District The Commission discussed current restrictions on recreational vehicle and trailer parking in residential areas. Proposed changes were discussed and clarification was given on current code enforcement issues. The Commission noted that they would prefer to see stricter regulations regarding Recreational Vehicle storage in residential areas. Home Daycares The commission gave feedback on the notes brought forth on the amendment recommendations from staff, Police, Fire, and Building. J. Holden and K. Garesche will be working with staff on researching the topic further to give a balanced text amendment. Continue Public Hearing K. Anderson moved, seconded by K. Teehan, a Motion to continue Public Hearing PZ2025-0037 to Wednesday, January 21, 2026 at 7:00 PM at the Mundelein Village Hall located at 300 Plaza Circle, Mundelein, Illinois. RESULT: Passed [Yes 6, No 0, Abstained 0] MOVER: Commissioner K. Anderson Page 8 of 110 SECONDER: Commissioner K. Teehan AYES: T. Roswick, K. Anderson, K. Garesche, J. Holden, K. Teehan, T. Wilson NAYS: None ABSTAIN: None QUESTIONS AND COMMENTS There were no further questions or comments. ADJOURNMENT Adjourn the Planning and Zoning Commission Meeting K. Teehan moved, seconded by J. Holden, a Motion to adjourn the Planning and Zoning Commission meeting of December 17, 2025. RESULT: Passed [Yes 6, No 0, Abstained 0] MOVER: Commissioner K. Teehan SECONDER: Commissioner J. Holden AYES: T. Roswick, K. Anderson, K. Garesche, J. Holden, K. Teehan, T. Wilson NAYS: None ABSTAIN: None The meeting was adjourned at 10:58 PM. Erin Swanson, Recording Secretary Page 9 of 110 fr Ptanning and Zoning Commission Meeting December 17,2025 VILLAGE OF Vittage Hatt Mund etern 300 Plaza Circle, Mundelein lL 60060 Sign-ln Sheet NAME/COMPANY ADDRESS PHONE/EMA!L Name: ,'-(Atq StEpfq Phone company: bl tCrlT I C.O tmait: C5l sFtcnD w,Gl-lTco crrn Name p tc vDvvPL Phone company: ucl, <dT \ Lo Enait: y)e\./>r- O n,\144- <-*r. Name //vte bucK Phone Company:WTbklt(O emait: f($ uC klttc{fi co ,ra A rv""' [6^11 ) @,*t*) Phone com panv: [a"r*e-r-a) tJ,a* 9,$* t_ Email: \46r.rr^I*€ Dt>o, e(z{q Name: Hotly W Ayrt,<rt Phone Company: Email h"tt,A1 v&yr,,, anayuat\, u t'tame: t>gq 71 71 ( f-,\ a,i t- ehone'rh emait:&)4)l4l Company: 0, I naea * fibf Name Phone Company Email Name Phone Company Email Name Phone Company: Email Name: Phone Company: Email Name: Phone Company: Email Name Phone: Company: Email: Page 10 of 110 fr Ptanning and Zoning Commission Meeting December 17,2025 VILLAGE OF Vittage Hatt Mund etem 300 Plaza Circle, Mundelein lL 60060 Sign-ln Sheet NAME/COMPANY ADDRESS PHONE/EMAIL Name Phone Company: Email Name ',o*n /41/^r,L*, Phone Q/7-7?a- zrof Company: f D7? e^,ir' s/1//^/.*-,,€ #/ZZ * "-."rd Name Lop %.-.,-- Phone Company: \ )tlt c-*,* emair: JP6g qc6u.ttr>+rrfr c Name Phone Company: Email Name: Phone Company: Email Name: Phone Company: Email Name: Phone Company: Email Name: Phone Company: Email Name: Phone Company: Email Name: Phone Company: I email: Name Phone Company: Email Name: Phone Company: Emall: Page 11 of 110 Page 12 of 110 Page 13 of 110 Page 14 of 110 Page 15 of 110 Page 16 of 110 Page 17 of 110 Page 18 of 110 Page 19 of 110 Page 20 of 110 Page 21 of 110 Comprehensive Plan Amendments December 17, 2025 Page 22 of 110 Presentation Topics • Introduction & Purpose • Structure of the Comprehensive Plan • Presentation of Amendments • Discussions Page 23 of 110 Purpose • The proposed Comprehensive Plan Amendment is an initiative by the Village. • The proposed Amendment sets a vision and expectations as a guide for development. • The proposed Amendment does not approve uses or regulate any specific project or property. Page 24 of 110 Introduction to Comp Plan vs. Zoning Code Page 25 of 110 Structure of the Comprehensive Plan Page 26 of 110 Proposed Amendments • Public hearing notification was published for November 19th PZC. The Village continued the public hearing to December 17, 2025. • The amendments anticipated a vision for Traditional Neighborhood Design and Development (TND), Transportation, Transit, and Mobility, plus an update for other areas that were annexed or zoned since 2021 such as map tweaks for past approvals. • The primary focus of the amendment was to provide a clearer vision for expectations of the "Growth Area“ and TND. Page 27 of 110 Proposed Amendments Page 28 of 110 Page 29 of 110 Page 30 of 110 Page 31 of 110 Page 32 of 110 Page 33 of 110 Thank you Page 34 of 110 Page 35 of 110 Page 36 of 110 Page 37 of 110 Page 38 of 110 Page 39 of 110 Page 40 of 110 Page 41 of 110 Page 42 of 110 Page 43 of 110 Page 44 of 110 Page 45 of 110 Page 46 of 110 Page 47 of 110 Page 48 of 110 Page 49 of 110 Page 50 of 110 Page 51 of 110 Page 52 of 110 Page 53 of 110 Page 54 of 110 Page 55 of 110 Page 56 of 110 Page 57 of 110 Page 58 of 110 Page 59 of 110 Page 60 of 110 Page 61 of 110 Page 62 of 110 Page 63 of 110 Page 64 of 110 Page 65 of 110 Page 66 of 110 Page 67 of 110 Page 68 of 110 Page 69 of 110 Page 70 of 110 Page 71 of 110 Page 72 of 110 Page 73 of 110 Page 74 of 110 Page 75 of 110 Page 76 of 110 Page 77 of 110 Page 78 of 110 Page 79 of 110 Page 80 of 110 Page 81 of 110 Page 82 of 110 Page 83 of 110 Page 84 of 110 Page 85 of 110 Page 86 of 110 Page 87 of 110 Page 88 of 110 Page 89 of 110 Page 90 of 110 Page 91 of 110 Page 92 of 110 To: Commission Members From: Jessica Marvin, Associate Planner For: Planning and Zoning Commission Meeting of January 7, 2026 Subject: Public Hearing - PZ2025-0040 - 445 Brice Avenue - Fence Variation Attachments: 1. Property Location Map 2. Certificate of Publication 3. Petitioner’s Packet Background: The property owner of 445 Brice Avenue, Daniel Coleman, received a code enforcement violation in October 2025 for installing a 4-foot black coated chain link fence within the required corner side yard setback without a permit. Aerial imagery indicates the fence was installed by the Petitioner between September 2023 and April 2024. The fence is located approximately 2.6 feet from the corner side yard property line, encroaching 7.4 feet into the required 10-foot corner side yard setback. Additionally, coated chain link fencing is not permitted within the required corner side yard setback. Page 93 of 110 Variation Requested Section 20.52.050(G)(2)(d)(v) establishes the permitted fence materials and limits coated chain link fencing to rear and interior side yards only. The Petitioner is requesting a variation from this section to allow the existing coated chain link fence to remain within the required 10-foot corner side yard setback. Staff Comments No additional staff comments were received at the time of this report. Public Comments No public comments were received at the time of this report. Comprehensive Plan The Comprehensive Plan encourages preserving the character of existing single-family residential neighborhoods of the Village. The proposed addition is in character with the surrounding residential neighborhood and is proportionate to the size of the lot. Page 94 of 110 Analysis The Commission should utilize the standards for granting a variation in making its determination. Staff supports approval of the requested variation for the following reasons: • Neighborhood Density and Character: The subject property is zoned R-3 Single-Family Residential, intended to accommodate moderate-density single-family neighborhoods in older areas of the Village. Multiple homes in the Fair-Haven subdivision are situated on triangular or rounded corner lots, differing from the typical rectangular configuration, and were primarily constructed between the mid-1950s and early 1960s. • Impact on Neighboring Properties: The subject property is bordered by single-family homes on three sides and Carmel Catholic School on the east. Along the corner side yard property line, the Petitioner could have installed a permitted fence up to four feet in height with an open style, using materials such as treated wood, simulated wood, decorative brick or stone, wrought iron or simulated wrought iron, or vinyl; coated chain-link fencing is not allowed. The existing fence has been in place for over a year, during which time the Code Enforcement Officer has received no complaints. • Zoning Ordinance Intent: Staff is of the opinion that the requested variation respects the spirit and intent of the Zoning Ordinance. The purpose of the minimum corner side yard setback requirement is to discourage construction near the corner property line, thereby protecting neighboring properties from potential adverse impacts associated with structures, while also prioritizing traffic and pedestrian safety and visibility. In this case, the existing chain link fence encroaches 7.4 feet into the required 10-foot corner side yard setback. However, the property benefits from a deep right-of-way measuring approximately 15 feet from the Petitioner’s corner side property line to Lange Street, and the fence is located 17.6 feet from the Lange Street curb. The Zoning Ordinance is not intended to discourage private property investment but to preserve the character of the surrounding neighborhood. Recommendation: Staff recommends the Planning and Zoning Commission consider the following motion: 1. Motion to recommend approval/denial of a variation to Section 20.52.050(G)(2)(d)(v) regarding a coated chain link fence located within the required corner side yard setback at 445 Brice Avenue, Mundelein, IL. Page 95 of 110 Location Map: 445 Brice Avenue 445 Legend : Proposed Property Page 96 of 110 CERTIFICATE OF PUBLICATION Paddock Publications, Inc. Lake County Daily Herald Corporation organized and existing under and by virtue of the laws of the State of Illinois, DOES HEREBY CERTIFY that it is the publisher of the Lake County DAILY HERALD. That said Lake County DAILY HERALD is a secular newspaper, published in Libertyville, Lake County, State of Illinois, and has been in general circulation daily throughout Lake County, continuously for more than 50 weeks prior to the first Publication of the attached notice, and a newspaper as defined by 715 ILCS 5/5. I further certify that the Lake County DAILY HERALD is a newspaper as defined in "an Act to revise the law in relation to notices" as amended in 1992 Illinois Compiled Statutes, Chapter 715, Act 5, Section 1 and 5. That a notice of which the annexed printed slip is a true copy, was published 12/22/2025 in said Lake County DAILY HERALD. This notice was also placed on a statewide public notice website as required by 5 ILCS 5/2.1. BY ______________________________________________ Designee of the Publisher of the Daily Herald Control # 316802 *LAKE* Page 97 of 110 Page 98 of 110 Page 99 of 110 Page 100 of 110 Page 101 of 110 Page 102 of 110 Page 103 of 110 Page 104 of 110 Page 105 of 110 Page 106 of 110 Page 107 of 110 Page 108 of 110 Page 109 of 110 Page 110 of 110