Planning and Zoning Commission

PLANNING AND ZONING COMMISSION JANUARY 13, 2026 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. Planning & Zoning Commission: 12-23-2025 meeting minutes IV. PUBLIC HEARING A. 158 N. Maple Street 1. Variation for a fence to be set back 1 foot from a side lot line abutting a street abutting a side yard, instead of the minimum required 5-foot setback 2. Variation not to install landscaping material between the fence and the lot line abutting a public street. B. 317 N. Macarthur Drive 1. Special use to permit a front yard setback of 12 feet, instead of the minimum required front yard setback of 30 feet in the R-2 zoning district. V. PUBLIC COMMENT VI. ADJOURNMENT VILLAGE OF PALATINE Page 1 of 1 Page 1 of 33 Page 2 of 33 Page 3 of 33 Page 4 of 33 Page 5 of 33 Page 6 of 33 Page 7 of 33  IV.A 158 N. Maple Street STAFF REPORT: The petitioner has modified the application. Modifying the application requires new notices to be sent (reflecting application changes) and requires a new hearing date. Staff has fulfilled notice requirements for a new application to be evaluated by the Planning & Zoning Commission on Tuesday, January 27th. ATTACHMENTS: None Page 8 of 33  IV.B 317 N. Macarthur Drive STAFF REPORT: TO: Palatine Planning and Zoning Commission Jan Wood, Chair FROM: R. Auer PETITIONER: Lance Shalzi, Architect PLAN NUMBER: SU-000233-2025 BACKGROUND: The petitioner is proposing to construct a second story upon an existing one-story residential building. The existing one-story building is currently set back 12 feet from the front lot line along Baldwin Road. Therefore, the Petitioner is requesting: 1. Special use to permit a front yard setback of 12 feet, encroaching upon the minimum required front yard setback of 30 feet in the “R-2” zoning district. KEY ISSUES: • The subject property is zoned R-2, Single Family Zoning District and is part of the Harold Reskin Addition to Palatine Subdivision. The Subdivision was annexed into the Village of Palatine in 1955. • The existing principal structure is set back at a distance of 12 feet from the front lot line abutting Baldwin Road. Due to this encroachment, this property is categorized as “legally non-conforming” as it does not meet the setback requirement and has not received zoning relief to satisfy zoning standards. The Village of Palatine Zoning Ordinance requires that any non-conforming building that is expanded or extended shall conform to the regulations of the district. • At time of construction, the setback in question was approved as a side yard setback and conformed to prior zoning standards. Building permits on record reflect that the subject 12-foot setback was processed as the “side yard” setback. In 2007, the zoning code was amended and now designates the setback in question as the front yard setback. • The lot line along Baldwin Road is designated as the front lot line. Current Page 9 of 33  zoning regulations designate the shortest lot line (abutting a street) of a corner lot as the front lot line. o Previous zoning regulations contemplated the lot line along Baldwin Road the side lot line. Prior to construction, the zoning code contemplated either lot line (abutting a street) of a corner lot as the front lot line — resulting in the subject lot line being designated as the side lot line. • The second story addition will not further the existing front yard setback encroachment. The roof dimensions – including overhanging roof eaves – will not change. A portion of the home at the rear of the building will remain, and will not add a 2nd story. • Eave overhangs will project one foot beyond the building footprint. This does not modify the setback encroachment as roof overhangs are a permitted obstruction in residential front yards. • The full height of the building does not exceed height maximums for the R-2 zoning district. The submitted plans indicate a building height approximately 28 feet tall when measuring from the highest ridge. 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 a second story upon the existing one-story residence. The proposed addition will not warrant relief beyond the existing setback of 12 feet and does not conflict with any remaining zoning regulations. Staff does not believe that the petition and proposed plans will produce a negative impact upon the value of the surrounding area. Furthermore, the proposal meets the standards of the remaining 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 Lance Shalzi, architect, dated 06/07/2025, except as such plans may be changed to conform to Village Codes and Ordinances. Page 10 of 33 ATTACHMENTS: 1. Aerial Map 2. Special Use Application 3. Plat Of Survey 4. Architectural Plans 5. Public Notice Page 11 of 33  317 N. Mac Arthur 0 200 400 Print Date: 12/18/2025 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Page 12 of 33  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) Lance Shalzi Subject Property Address 317 N MAC ARTHUR DR Palatine, IL 60074 Please provide a description of your proposed request: Add a second floor to an existing one story ranch single family home. The existing footprint is 1487 S.F. The new proposed second floor is 940 S.F. No change to the existing footprint. The addition consists of addition bedrooms and bathrooms to accommodate the residents of the home. 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 existing and the proposed use is a single family residence. The use is designed, located, and proposed to be operated that the public health, safety, welfare will be protected. Explain: The proposed project is a single family residential alteration. A second floor is to be added to an existing non-conforming one story residence. The use will not impact the public health, safety and welfare. The use will not cause substantial injury to nearby property values. Explain: The existing residential use will and the proposed will remain the same. It is designed to enhance the subject property and will as a result have a positive impact on nearby property values. Page 13 of 33 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. The fencing is existing and no changes are proposed to existing fencing. Page 2 of 2 Page 14 of 33 Page 15 of 33 Page 16 of 33 Page 17 of 33 Page 18 of 33 Page 19 of 33 Page 20 of 33 Page 21 of 33 Page 22 of 33 Page 23 of 33 Page 24 of 33 Page 25 of 33 Page 26 of 33 Page 27 of 33 Page 28 of 33 Page 29 of 33 Page 30 of 33 Page 31 of 33  PUBLIC NOTICE A Public Hearing will be held before the Village of Palatine Planning and Zoning Commission on Tuesday, January 13, 2026 at 7 PM, in the Village Council Chambers in Palatine Village Hall, 200 E. Wood Street, relative to a request for the following: Special use to permit a front yard setback of 12 feet, instead of the minimum required front yard setback of 30 feet in the R-2 zoning district. The property is commonly known as 317 N. Mac Arthur Drive. The Petitioner is proposing to construct a second story addition to the existing one-story residence. The addition does not further the existing setbacks, as the existing one-story building is currently setback 12 feet from the front lot line along Baldwin Road. The above petition has been filed by Lance Shalzi, Architect, and is available for examination in the office of the Village Clerk, 200 E. Wood Street. FILE #: SU-000233-2025 VILLAGE OF PALATINE Jan Wood, Chair Palatine Planning and Zoning Commission Page 32 of 33  CERTIFICATE OF PUBLICATION Paddock Publications, Inc. Northwest Suburbs 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 Northwest Suburbs DAILY HERALD. That said Northwest Suburbs DAILY HERALD is a secular newspaper, published in Arlington Heights, Cook County, State of Illinois, and has been in general circulation daily throughout Cook 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 Northwest Suburbs 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 12/29/2025 in said Northwest Suburbs 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 # 317170 Page 33 of 33