Planning and Zoning Commission

Regular Meeting

Palatine, IL · December 23, 2025

Minutes

PLANNING AND ZONING COMMISSION DECEMBER 23, 2025 AT 7:00 PM VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET PALATINE, IL 60067-5339 (847) 359-9050 www.palatine.il.us MINUTES REGULAR MEETING 7:00 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES RESULT: APPROVED MOVER: Bettenhausen SECONDER: Noonan AYES: Jan Wood, Tim Schubert, Stephen Fedota, Eric Friedman, Patrick Noonan, Rodney Bettenhausen NAYES: None A. Draft PZC Minutes: 12/09/2025 IV. PUBLIC HEARING A. 1307 N. Doe Road 1. Special use to permit a corner side yard abutting a street setback of 21 feet, instead of the minimum required 40-foot setback for corner side yards abutting a street. SU-000230-2025 – 1307 N Doe Rd Notice was published in the Journal & Topics on December 4th, 2025 and mailed to the owners of the surrounding properties. Petitioner's Exhibits: 1. Application 2. Proof of Ownership 3. Plat of Survey 4. Plans VILLAGE OF PALATINE Page 1 of 6 Minutes December 23, 2025 5. Ordinance - 0-99-23 6. Public Notice Background: The petitioner is proposing to construct a new 3-car garage to be attached on the side of the existing residence. The attached garage will be set back 21 feet from the corner side lot line abutting Dundee Road. The Petitioner is requesting a Special use to permit an addition to be setback 21 feet from the side lot line abutting a street, instead of the minimum required 40 feet. Sworn in petitioner: Adam Plawer – 1307 N Doe Road Mr. Plawer states that he appeared before the Commission a couple of years ago regarding a detached garage at 1055 Doe Road. The existing garage is constructed on a slab with no foundation and was built in 1955. He explains that the project includes significant construction improvements for longevity, as well as new siding and a facelift to the house to improve curb appeal. He notes there was no Doe Road address issue at that time. He also wishes to update the front porch to make it more user-friendly for himself and his wife. Chairman Wood asks if there is a reason the request did not move forward previously. Mr. Plawer responds that contractor availability was an issue, particularly during COVID, but contractors are more available now. He notes that an addition at the back of the house was originally contemplated but is no longer part of the plan. Instead, a mudroom addition is being built as part of the attached garage. Commissioner Bettenhausen asks whether there are any drainage issues. Mr. Plawer responds that there are none, noting the property is at one of the highest elevations on the east side of the street. Commissioner Schubert asks if there are any changes from the previous plan. Mr. Plawer states there are no changes to the proposed setbacks, and, the size of the rear addition has been reduced. Commissioner Fedota asks staff if they can explain the standard procedure for address designation. Staff member Mr. Auer responds that he is he unfamiliar with the standard procedure for address designation. Mr. Plawer states that he purchased the home in 2014 and it has always had a Doe Road address. Mr. Auer provides additional staff information, stating that the petitioner is proposing a three-car garage to replace the existing garage, which encroaches into the required setback. The primary variance request is to allow a 21-foot setback where a 40-foot setback is required. With the increased garage size, lot coverage would increase. Mr. Auer displays assorted site photos, explains the location of the addition, and notes that several surrounding properties have current setbacks less than 40 feet. Staff Recommendation: The petitioner is requesting to construct an attached 3-car garage at the north side of the property. The proposed garage will be set back at a distance similar to the corner side yard setbacks of nearby residential properties and should not negatively impact the value of the surrounding area. Furthermore, the proposal meets the standards of VILLAGE OF PALATINE Page 2 of 6 Minutes December 23, 2025 the remaining bulk standards of the “R-2” zoning district. Therefore, Staff recommends approval of the proposed Special use, subject to the following conditions: 1. The Special Use shall substantially conform to the plans prepared by the Petitioner, dated 05/15/2025, except as such plans may be changed to conform to Village Codes and Ordinances. There were no further questions. The public hearing was closed. Commissioner Noonan Made a motion to approve subject staff’s conditions; seconded by Commissioner Fedota DISCUSSION: Commissioner Fedota states that this is an easily resolved petition, similar to one approved previously, and notes that a lot across the street has similar conditions. Commissioner Schubert states that the proposal is an improvement to the residence and is a well-designed plan. Chairman Wood states that the standards for approval are met, there are no health, safety, or welfare concerns, and no negative impact to surrounding properties. She notes the generous parkway and that the reduced setback will not be noticeable in the area. Chairman Wood summarized that this request has met the standards and was unanimously approved by a vote of 6-0. This item will tentatively go to Village Council on Monday January 5th, 2026. RESULT: APPROVED MOVER: Noonan SECONDER: Fedpta AYES: Jan Wood, Tim Schubert, Stephen Fedota, Eric Friedman, Patrick Noonan, Rodney Bettenhausen NAYES: None B. 609 S. Oak Street 1. Special use to permit a rear yard setback of 25 feet, instead of the minimum required rear yard setback of 40 feet in the “R-2” zoning district. SU-000219-2025 – 609 S Oak St. Notice was published in the Journal & Topics on December 4th, 2025 and mailed to the owners of the surrounding properties. VILLAGE OF PALATINE Page 3 of 6 Minutes December 23, 2025 Petitioner's Exhibits: 1. Special Use Application 2. Proof of Ownership 3. Plat of Survey 4. Site Plan 5. Architectural Plans 6. Public Notice Background: The petitioner is proposing to construct a 168 square-foot addition at the rear of the existing residence. The addition will be set back from the rear lot line at a distance of 25 feet. The Petitioner is requesting a Special use to permit a rear setback of 25 feet, instead of the minimum required rear yard setback of 40 feet in the “R-2” zoning district. Sworn in petitioner: Mr. Channabasavaiah – 609 S Oak St. Mr. Channabasavaiah states that they are proposing construction of a three-season room / addition totaling approximately 168 square feet. A project that they’ve wanted to do for many years. Commissioner Friedman asks about the separation between the proposed addition and nearby power lines. Mr. Channabasavaiah states that utility poles do not run along the area of the proposed addition. Commissioner Friedman asks whether there are any drainage issues or water accumulation in the yard. Mr. Channabasavaiah states there are no drainage issues. Mr. Auer provides additional information, noting that the proposed three-season room would encroach into the required rear setback. The property requires a 40-foot setback, and the proposed setback would be approximately 25 feet. The addition does not exceed height restrictions, maximum building coverage, or lot coverage requirements. Mr. Auer notes that a review of surrounding properties shows several with rear setbacks below the minimum requirement. Mr. Auer further states that the properties to the rear (east) are manufacturing uses located along Vermont Street, separated by a landscape buffer area along the rear lot line. The only residential properties are to the north and south, which staff does not anticipate any negative impact on surrounding properties. Staff Recommendation: The petitioner is proposing to construct an addition to the rear of the principal structure, resulting in a rear yard setback encroachment. The surrounding area includes rear yard setbacks that are below the “R-2” zoning district minimum of 40 feet. Staff believes the proposed addition will not negatively impact the value of the surrounding properties. Furthermore, the proposal complies with the lot and building VILLAGE OF PALATINE Page 4 of 6 Minutes December 23, 2025 coverage limitations and does not conflict with the remaining bulk standards of the “R-2” zoning district. Therefore, Staff recommends approval of the proposed Special use, subject to the following conditions: 1. The Special Use and shall substantially conform to the plans prepared by the Petitioner, dated 11/07/2025, except as such plans may be changed to conform to Village Codes and Ordinances. There were no further questions. The public hearing was closed. Commissioner Schubert Made a motion to approve subject staff’s conditions; seconded by Commissioner Fedota DISCUSSION: Commissioner Schubert states the proposed 12-foot by 14-foot addition is small, will not change the character of the neighborhood, and allows the homeowners to enjoy additional usable space. He notes there would be no impact to neighboring properties and expresses support for the request. Commissioner Fedota states the property is a small lot adjacent to a manufacturing district with a significant buffer between buildings and the property line. He notes there are no concerns with neighboring properties to the north or south and that the only issue is the reduced setback, which he finds reasonable. Mr. Auer adds that staff received no negative responses from surrounding property owners. Chairman Wood states there are no health, safety, or welfare concerns, nor any anticipated injury to surrounding property values. She notes the addition is not large, approximately 14 feet in width, and expresses support for the request. Commissioner Friedman states he has no concerns with the request itself but notes the packet is missing information, specifically clear elevation drawings of the house. He states the proposal appears appropriate but would like to see a supplemental submission with the required documentation. Mr. Auer responds that staff believes the submittal meets minimum requirements, however, acknowledges clarification may be needed regarding elevations. Chairman Wood summarized that this request has met the standards and was unanimously approved by a vote of 6-0. This item will tentatively go to Village Council on Monday January 5th, 2026. RESULT: APPROVED MOVER: Schubert SECONDER: Fedota VILLAGE OF PALATINE Page 5 of 6 Minutes December 23, 2025 AYES: Jan Wood, Tim Schubert, Stephen Fedota, Eric Friedman, Patrick Noonan, Rodney Bettenhausen NAYES: None V. PUBLIC COMMENT VI. ADJOURNMENT VILLAGE OF PALATINE Page 6 of 6

Agenda

Packet

PLANNING AND ZONING COMMISSION DECEMBER 23, 2025 AT 7:00 PM VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET PALATINE, IL 60067-5339 (847) 359-9050 www.palatine.il.us AGENDA REGULAR MEETING 7:00 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES A. Draft PZC Minutes: 12/09/2025 IV. PUBLIC HEARING A. 1307 N. Doe Road 1. Special use to permit a corner side yard abutting a street setback of 21 feet, instead of the minimum required 40-foot setback for corner side yards abutting a street. B. 609 S. Oak Street 1. Special use to permit a rear yard setback of 25 feet, instead of the minimum required rear yard setback of 40 feet in the “R-2” zoning district. V. PUBLIC COMMENT VI. ADJOURNMENT VILLAGE OF PALATINE Page 1 of 1 Page 1 of 50 Page 2 of 50 Page 3 of 50 Page 4 of 50 Page 5 of 50 Page 6 of 50 IV.A 1307 N. Doe Road STAFF REPORT: TO: Palatine Planning and Zoning Commission Jan Wood, Chair FROM: R. Auer PETITIONER: Adam Plawer PLAN NUMBER: SU-000230-2025 BACKGROUND: The petitioner is proposing to construct a new 3-car garage to be attached on the side of the existing residence. The attached garage will be set back 21 feet from the corner side lot line abutting Dundee Road. Therefore, the Petitioner is requesting: 1. Special use to permit an addition to be setback 21 feet from the side lot line abutting a street, instead of the minimum required 40 feet. KEY ISSUES: • The Subject Property is zoned “R-1”, Single Family and is part of the Deer Grove subdivision. The Subject Property is approximately 22,300 square feet in size and consists of a one-story home with a 2-car garage. Additional property improvements include a pool and rear patio. • In 2023, the subject property and applicant were granted approval of a Special use(#O-099-23) for a similar request. The applicant requested approval of an attached garage encroaching 21 feet into the corner side yard abutting Dundee Road. The Special use approval lapsed as no building permit was issued within a year of the 2023 approval. • When compared to the design of the 2023 application, the footprint of the addition will be reduced in size. This reduction is a minimal change and does not warrant any further zoning relief beyond the 2023 request. Page 7 of 50 • The design of the addition does not conflict with building coverage, lot coverage, and height maximums for the subject district. • The existing principal structure is set back approximately 35 feet from the side yard abutting a street lot line along Dundee Road and is legally non-conforming from the minimum required 40-foot setback for the corner side yards abutting a street. The plat of survey includes a 35-foot building line, which, at the time of construction established the setback for the principal structure. Pursuant to 10.01 (b)(2) of the zoning ordinance, the proposed garage is subject to the 40-foot yard setback as it is the more restrictive of the two setbacks. • As part of the review, Staff evaluated properties in the surrounding area which have a corner side yard that abuts Dundee Road. Staff confirmed several properties in the surrounding area possess setbacks below the minimum required 40 feet for a side yard abutting a street. Additionally, there is a minimum 20-foot parkway of IDOT right-of- way immediately adjacent to the Subject Property along Dundee Road, in addition to the proposed 21-foot setback. IDOT does not plan to widen Dundee Road in this area. STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly operated or traditionally affected with the public interest, those standards under Section 14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the Special Use, if granted, is so designed, located, and proposed to be operated that the public health, safety, and welfare will be protected and will not cause substantial injury to the value of other property in the neighborhood in which it is located. The Petitioners have attempted to address the required standards. STAFF RECOMMENDATION: The petitioner is requesting to construct an attached 3-car garage at the north side of the property. The proposed garage will be set back at a distance similar to the corner side yard setbacks of nearby residential properties and should not negatively impact the value of the surrounding area. Furthermore, the proposal meets the standards of the remaining bulk standards of the “R-2” zoning district. Therefore, Staff recommends approval of the proposed Special use, subject to the following conditions: 1. The Special Use shall substantially conform to the plans prepared by the Petitioner, dated 05/15/2025, except as such plans may be changed to conform to Village Codes and Ordinances. ATTACHMENTS: 1. Aerial Map Page 8 of 50 2. Special Use Application 3. Plat of Survey 4. Plans 5. O-099-23 - 1307 N. Doe Rd SU 6. Public Notice Page 9 of 50 Page 10 of 50 SPECIAL USE APPLICATION Department of Planning & Zoning 200 E. Wood Street  Palatine, IL  60067-5339 Telephone: (847) 359-9047  Fax (847) 963-6247 Petitioner Name Business Name (if applicable) Adam Plawer Subject Property Address 1307 N. Doe Road Please provide a description of your proposed request: New attached 3 car garage, mud room addition on the back of the house, covered front porch, new siding, and new roof. Petitioner Justification Special Uses shall not be granted except on findings based upon the evidence in each specific case. Please address the following standards as these will be used in considering the specific relief you are seeking. That use deemed necessary for the public convenience at that location. Explain: The house was built in 1955 and the original driveway was off of Dundee Rd. The driveway is now off of Doe Rd and the garage is a side load garage currently. This project will orient the garage to a front load garage making it easier to park our vehicles inside. The use is designed, located, and proposed to be operated that the public health, safety, welfare will be protected. Explain: I am asking for an exception to the 40-foot setback. This project will put the garage at a 21 foot setback. This is an uninhabited area of the home and garage space only. The use will not cause substantial injury to nearby property values. Explain: This project will increase the property value dollar for dollar of the total cost. By increasing the property value, it will increase the mean property value in the neighborhood. Page 11 of 50 In order to supplement the above standards, the Planning and Zoning Commission may also consider the following: With respect to front yard fencing and fencing in a rear yard/side yard abutting a street, the following additional standards must be met: a. Will meet the following aesthetic criteria: i. Will not destroy existing vistas in the area; ii. Will enhance the appearance of the homes and the streets in the area; and iii. Will not detract from the overall appearance of the community; or b. The fencing is found to be necessary to protect private property or the safety of the inhabitants of the property. There are no plans to disturb the fencing or ditch outside of the project area. Page 2 of 2 Page 12 of 50 Page 13 of 50 Page 14 of 50 Page 15 of 50 Page 16 of 50 Page 17 of 50 Page 18 of 50 Page 19 of 50 Page 20 of 50 Page 21 of 50 Page 22 of 50 Page 23 of 50 Page 24 of 50 Page 25 of 50 Page 26 of 50 Page 27 of 50 Page 28 of 50 Page 29 of 50 Page 30 of 50 Page 31 of 50 Page 32 of 50 Page 33 of 50 IV.B 609 S. Oak Street STAFF REPORT: TO: Palatine Planning and Zoning Commission Jan Wood, Chair FROM: R. Auer PETITIONER: Kishore Channabasavaiah, Owner PLAN NUMBER: SU-000219-2025 BACKGROUND: The petitioner is proposing to construct a 168 square-foot addition at the rear of the existing residence. The addition will be set back from the rear lot line at a distance of 25 feet. Therefore, the Petitioner is requesting: 1. Special use to permit a rear setback of 25 feet, instead of the minimum required rear yard setback of 40 feet in the “R-2” zoning district. KEY ISSUES: • The subject property is zoned “R-2”, Single-Family District and is approximately 9,430 square feet in size. The property is currently contains a single-family residence and is part of the Conrad Novak Subdivision. • Presently, the principal structure is located approximately 40 feet from the rear lot line – meeting the rear setback requirement for the principal structures in the “R-2” zoning district. • The proposed addition consists of a traditional “three-seasons” room. The addition is categorized as part of the principal building and is therefore subject to applicable regulations. The proposed addition will be set back approximately 25 feet from the rear lot line, encroaching on the required minimum 40-foot rear setback for the “R-2” zoning district. • To understand the proposal’s compatibility with the surrounding area, Staff evaluated nearby properties. Upon review, staff discovered properties containing rear yard setbacks below the minimum required 40 feet. These properties together average a rear yard setback of 35 feet. It should be noted that some of the rear yard setbacks Page 34 of 50 were approved components of a Planned Development. The surrounding properties are each subject to the area and bulk regulations of the “R-2” zoning district. • The rear property line of the subject property abuts the S. Vermont Street manufacturing corridor, designated “M”, manufacturing district zoning and where general industrial uses are conducted. These lots are obscured from view as this rear area of the property is screened by a 6-foot-tall fence and a general landscape buffer with tall, mature trees. Due to these conditions, Staff believes the proposed addition will produce a lower impact upon other residences(opposed to abutting residences in the rear) as it is only visible to neighbors from the north and south view. • The proposed addition, as well as the existing property, do not conflict with remaining area and bulk regulations set forth by the Zoning Ordinance for residential structures. STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly operated or traditionally affected with the public interest, those standards under Section 14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the Special Use, if granted, is so designed, located, and proposed to be operated that the public health, safety, and welfare will be protected and will not cause substantial injury to the value of other property in the neighborhood in which it is located. The Petitioners have attempted to address the required standards. STAFF RECOMMENDATION: The petitioner is proposing to construct an addition to the rear of the principal structure, resulting in a rear yard setback encroachment. The surrounding area includes rear yard setbacks that are below the “R-2” zoning district minimum of 40 feet. Staff believes the proposed addition will not negatively impact the value of the surrounding properties. Furthermore, the proposal complies with the lot and building coverage limitations and does not conflict with the remaining bulk standards of the “R-2” zoning district. Therefore, Staff recommends approval of the proposed Special use, subject to the following conditions: 1. The Special Use and shall substantially conform to the plans prepared by the Petitioner, dated 11/07/2025, except as such plans may be changed to conform to Village Codes and Ordinances. ATTACHMENTS: 1. Aerial Map 2. Special Use Application 3. Plat of Survey Page 35 of 50 4. Site Plan 5. Plans 6. Proof of notice Page 36 of 50 Page 37 of 50 SPECIAL USE APPLICATION Department of Planning & Zoning 200 E. Wood Street  Palatine, IL  60067-5339 Telephone: (847) 359-9047  Fax (847) 963-6247 Petitioner Name Business Name (if applicable) Kishore Channabasavaiah Subject Property Address 609 S Oak Street Please provide a description of your proposed request: Addition of a 3 season sunroom at the back of an existing residence - Request for approval of special use of setback reduction and planning and zoning hearing. Petitioner Justification Special Uses shall not be granted except on findings based upon the evidence in each specific case. Please address the following standards as these will be used in considering the specific relief you are seeking. That use deemed necessary for the public convenience at that location. Explain: The special use is for use of the property owner and does not have any public use or impact public convenience The use is designed, located, and proposed to be operated that the public health, safety, welfare will be protected. Explain: The special use setback reductions have no public health, safety or welfare impacts. The use will not cause substantial injury to nearby property values. Explain: The request will have no impact on nearby property values as it is at the back of an existing residence Page 38 of 50 In order to supplement the above standards, the Planning and Zoning Commission may also consider the following: With respect to front yard fencing and fencing in a rear yard/side yard abutting a street, the following additional standards must be met: a. Will meet the following aesthetic criteria: i. Will not destroy existing vistas in the area; ii. Will enhance the appearance of the homes and the streets in the area; and iii. Will not detract from the overall appearance of the community; or b. The fencing is found to be necessary to protect private property or the safety of the inhabitants of the property. Not applicable Page 2 of 2 Page 39 of 50 Page 40 of 50 Page 41 of 50 Page 42 of 50 Page 43 of 50 Page 44 of 50 Page 45 of 50 Page 46 of 50 Page 47 of 50 Page 48 of 50 Page 49 of 50 Page 50 of 50