Zoning Board
Regular MeetingPalatine, IL · April 12, 2022
Minutes
VILLAGE OF PALATINE
VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET
PALATINE, IL 60067-5339 – (847) 359-9050
http://www.palatine.il.us
ZONING BOARD OF APPEALS
MINUTES ● APRIL 12, 2022
Village Hall - Council Chambers Regular Meeting 7:00 PM
I. CALL TO ORDER
Attendee Name Title Status Arrived
Brent Larson Commissioner Present
Cindy Roth-Wurster Commissioner Present
Jan Wood Commissioner Present
Jerry Luszczak Commissioner Absent
Theodore McGinn Commissioner Present
Kevin Cavanaugh Commissioner Absent
John Pirog Commissioner Present
II. APPROVAL OF MINUTES
1. Zoning Board of Appeals - Regular Meeting - Mar 8, 2022 7:00 PM
VILLAGE OF PALATINE Page 1
Minutes Zoning Board of Appeals April 12, 2022
III. PUBLIC HEARING
1. 851 N. Williams Drive - SU Deck in Floodplain
Ms. Woods announced that 851 N. Williams Drive was withdrawn.
RESULT: WITHDRAWN
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Minutes Zoning Board of Appeals April 12, 2022
2. 1045 E. Lilac Drive
Notice was published in the Daily Herald on March 28, 2022 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Application for Variation
2. Proof of Ownership
3. Plans/ Elevations
4. Plat of Survey
5. Public Notice
Sworn in staff: Mr. Ben Vyverberg and Mr. Alex Bradshaw
Sworn in the petitioner: Ms. Kristen Mendez 1045 N Lilac Drive & Matt
Bolson architect 1101 Rohlwing Rd Itasca, IL
Ms. Mendez explained they currently have an attached garage. She stated they
moved in in October and are looking to convert the garage space to a dining
room to be able to not only seat her immediate family but also invite family or
friends over. She stated they signed a contract in December and was unaware
of code requirements for a garage. Ms. Mendez spoke to standards indicating it
will not affect the surrounding property values. She explained they are looking
for way to delay the building of a new garage and continue with project planned
that is under contract.
Ms. Wood asked if there are plans where garage will go
Ms. Mendez stated they received a quote from Danley’s garage but the price was
very high. She stated they flagged out space for one car garage
Mr. Bolson stated the proposed garage will meet all code requirements
Mr. Pirog clarified the new garage is not part of the variation request
Mr. Bolson explained they are looking for a delay on building the garage that is
required by code
Ms. Wood asked if staff is aware of the garage
Mr. Bradshaw answered yes was aware but explained it was never presented on
the site plan
Ms. Mendez stated she unofficially asked staff if the board would approve a 5
year delay.
Ms. Wood asked the petitioner to address the standards and justification
Mr. Bolson clarified they are not actually asking for variation just an extension on
time to build the new garage.
Discussion on coming back with new request of extension
Mr. Vyverberg spoke to the code requiring a garage space. He explained with
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Minutes Zoning Board of Appeals April 12, 2022
the proposed renovation they need relief to not have the garage space. He
stated they can apply for a building permit to build the garage which allows them
1 year to complete. Mr. Vyverberg stated he is not aware of a mechanical legal
way to grant a 5 year extension.
Mr. Pirog asked if the code requires the garage to be fully enclosed
Mr. Vyverberg stated a carport is not acceptable explaining all properties require
a minimum of one car garage
Mr. Larson asked staff if they are aware of any properties with this variation
Mr. Bradshaw answered no not to his knowledge
Mr. Bolson stated there are properties without a garage but are existing
nonconforming.
Mr. Larson asked if there is enough parking in driveway
Ms. Mendez referred to site photo slide showing additional parking in driveway
Mr. Pirog asked if they looked into addition in back
Ms. Mendez answered yes but explained the electrical and AC unit is there so it
is not a preferred option. She pointed out they have 2 small cars and small
children so require little parking space.
Mr. Bradshaw gave a brief overview stating the existing surrounding properties
are single family residential or planned unit development condominiums. He
stated the petitioner is proposing to convert the one car garage space into a
living space eliminating the required garage space. He explained the conversion
would add approx. 300 sq.ft. of living space but would not add any square
footage to the footprint and complies with both building and lot coverage. Mr.
Bradshaw spoke to the existing parking pointing out the driveway can
accommodate the 3 parking spaces. He stated Community Services and
Engineering have reviewed and have not identified any issues.
Mr. Larson asked if there is enough lot coverage to build a garage
Mr. Bradshaw answered yes
Ms. Roth-Wurster asked if the condos to the east have garages
Mr. Bradshaw answered no they are surface lot
STAFF RECOMMENDATION:
The Petitioners have indicated the need for additional living space within the
residence on the Subject Property. The garage to living space conversion would
completely eliminate the minimum required one garage parking space, which part
of the required parking for single-family dwellings. While Staff understands that
total number of parking may still be achieved due to the driveway that extends
along the south side of the existing garage, eliminating the garage entirely would
not be in character with the surrounding neighborhood. While Staff ultimately
understands what the Petitioner wants to accomplish, Staff does not believe that
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Minutes Zoning Board of Appeals April 12, 2022
adequate justification for the Variation has been established.
While there are other options to accomplish this request, it would involve
constructing a detached garage, which is not in the proposed scope of work.
Therefore, Staff recommends denial to the Zoning Board of Appeals. If the
Zoning Board of Appeals recommends approval, Staff recommends the following
conditions:
1. The Variation shall substantially conform to the site plan submitted by the
Petitioners, Angel and Kristen Mendez, except as such plans may be changed to
conform to Village Codes and Ordinances.
Ms. Wood asked if the board recommends denial does the petitioner have time
before council to make adjustments
Mr. Bradshaw answered yes they have reasonable amount of time but may be
remanded back to staff for review
Mr. Bolson asked if it would be reasonable to request the one year building
permit to be 2 or 3 years.
Mr. Vyverberg clarified Ms. Wood asked about the time between ZBA review and
Village Council review.
Discussion on changing proposal and timeframe allowed.
Ms. Wood stated the matter can be continued and come back before the board at
a later time. She asked Mr. Bolson if they would like to do so.
Mr. Bolson answered yes.
Mr. Larson made a motion to continue; seconded by Ms. Roth-Wurster.
Ms. Wood summarized that this request has been continued to May 10,
2022
RESULT: CONTINUED [UNANIMOUS] Next: 5/10/2022 7:00 PM
MOVER: Brent Larson, Commissioner
SECONDER: Cindy Roth-Wurster, Commissioner
AYES: Larson, Roth-Wurster, Wood, McGinn, Pirog
ABSENT: Luszczak, Cavanaugh
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Minutes Zoning Board of Appeals April 12, 2022
3. 26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term
rental
Notice was published in the Daily Herald on March 28, 2022 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Application for Special Use
2. Proof of Ownership
3. Plat of Survey
4. Business Plan
5. Special Use Ordinance #0-35-97 Continued operation of a 2 flat
6. Objection email dated 4/1/22- Gordon
7. Public Notice
Sworn in the petitioner: Mr. Byran Blackham 26 N Rohlwing Rd
Mr. Blackham explained they are asking for special use approval for a short term
rental at his property, which is designated as multifamily duplex. He stated the
unit rental would be for only when the property owner is present. He submitted a
list of points he wanted to make into record.
Ms. Wood entered the list into record as petitioner’s exhibit #8
Mr. Blackham read exhibit #8 out loud.
Mr. McGinn asked about the location of the unit
Mr. Blackham explained inside front door there is an enclosed entrance with a
separate door to the main floor or upstairs to 2nd floor unit
Mr. McGinn clarified there is a bath in it
Mr. Blackham referred to business plan summary slide to show what each unit
consists of
Mr. McGinn asked if the neighbors signed off
Mr. Blackham answered yes stating even the next door neighbor with the shared
drive signed off
Mr. Larson asked if there was a list of sign offs
Mr. Bradshaw explained it was not submitted because it is not binding. He stated
it was received with the original rezoning request and not resubmitted with the
special use request.
Mr. Larson asked what addresses did not sign off
Mr. Blackham explained the property directly south and west
Ms. Wood asked about the reason for the short term rental
Mr. Blackham explained when they originally moved there they rented upstairs
unit for 4 years. He stated the owners were moving out of town and the sale fell
through because it was not a legal two flat. He stated they purchased and
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Minutes Zoning Board of Appeals April 12, 2022
requested the legal 2 flat ordinance in 1997. Mr. Blackham stated they have
rented the unit and has never been an issue. He explained they rented for
financial reasons, but now they like their privacy and this gives the flexibility and
option to rent for retirement income or home improvements funds. Mr. Blackham
spoke to the traffic impact pointing out the density is less with short term than
long term. He stated he thinks it will be rented for people who come in to visit
family or for a job interview.
Ms. Wood asked if Airbnb runs any background checks on renters
Mr. Blackham stated he has used them himself, but is unsure about background
checks. He stated the advantage of the site is there are reviews by both renters
and landlords.
Ms. Wood asked for clarification on definition of short term rental
Mr. Blackham stated the max amount of time would most likely be one month.
He stated he researched online and most common is one month or less. Bryon
stated it is possible for someone to need a 3 month rental for maybe a work
commitment but unlikely.
Mr. Larson clarified this is their main residence
Mr. Blackham answered yes
Mr. Larson asked if they would you list both and flip flop
Mr. Blackham stated it is possible but may be too much of a hassle
Mr. Larson clarified only one unit can be rented at a time.
Mr. Bradshaw answered that is correct the proposed business plan indicates the
owner would be onsite during any rental.
Ms. Wood asked if the property is sold would the special use transfer to new
owner
Mr. Vyverberg explained the request is specific to the existing property owner
and location
Ms. Wood asked for the definition of short term
Mr. Vyverberg referred to zoning ordinance under the definitions stating anything
that is not permitted under this ordinance shall be prohibited which leads staff to
look through all the permitted uses in the R2 zoning districts, which it is not
covered anywhere under that. He stated the timeframe is not the determining
factor rather the listing it as a short term rental through Airbnb.
Ms. Wood asked if this is the first request for short term rental.
Mr. Vyverberg answered yes.
Mr. Pirog asked if long term rental are listed in code.
Mr. Vyverberg spoke to the difference between long term and short term rental
lease
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Minutes Zoning Board of Appeals April 12, 2022
Ms. Wood asked if there are many duplex homes in Palatine.
Mr. Vyverberg spoke the special use process and other non-conforming
properties in the area and downtown, which went through a similar Special Use
process.
Mr. Larson asked again about the definition of short term rental.
Mr. Bradshaw explained it is not contemplated in code and Village Council may
further direct Staff to draft a text amendment to provide additional direction on
short-term rentals.
Mr. Vyverberg stated it becomes a policy matter for the Village Council. He
spoke to complaints from residents on properties operating through Airbnb or
VRBO, which leads to zoning enforcement, as the use is not permitted and there
is a commercial aspect that comes into play.
Ms. Wood asked if 34 N Rohlwing is multifamily use.
Mr. Blackham stated he is unaware of it ever being used as duplex. He spoke to
other houses in the area that have been used as multifamily. He spoke to the
difficulty of deciding how to request relief being that his property has run as a
duplex since 1950. Mr. Blackham stated this request is more of an amendment
from the original ordinance because it didn’t clarify any length of time. He spoke
to the possible conditions of approval from Village Council
Ms. Wood asked if staff wants to address.
Mr. Vyverberg stated staff has worked with the petitioner to identify the process
and relief requested. He spoke to the special use process and how it will be a
policy matter for the Village Council. He spoke to the possibility of creating short
term rental ordinance and how Staff will request this direction from the Village
Council. Mr. Vyverberg spoke to the unique circumstance of this property being
approved duplex in single-family residential district and that the Subject Property
was the basis for the inclusion of that Special Use category in the Code.
Mr. Bradshaw gave a brief overview stating short-term rentals are not permitted
or special uses within single family districts, but that this property was
constructed as a 2 unit in the 1950’s and received special use ordinance in 1997
to continue operating as a duplex. He stated there were 2 conditions to original
ordinance including obtain a valid rental license and receive Village Council
approval for any alteration or expansion. Mr. Bradshaw spoke to the sign offs
received from the neighbors, noting that there were 2 that did not sign off. He
spoke to the Comprehensive plan seeing the future land use as single family
residential use. He pointed out the property as a valid rental license and has
passed inspection in July 2021. He stated Community Services and Engineering
have reviewed and did not identify any issues.
Sworn in Mr. Mike Pearce 27 N Greenwood
Mr. Pearce stated he has lived there for 15 years and most homes are single-
family dwellings. He pointed out they basically share the same backyard. He
stated with a long term rental they can do a background check and is concerned
about screening for short term. He expressed concerns of party people and the
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Minutes Zoning Board of Appeals April 12, 2022
allowed use of the backyard by the renters. Mr. Pearce asked how the owners
can be home all the time as indicated in business plan. He stated most families
in the area are quiet and feel there will be issues with short term clientele. He
expressed concern about variance being passed along to future homeowners
and how property values may be impacted, if the future if buyers do research and
find out Airbnb in area
Ms. Roth-Wurster asked if they have had a renter during time they lived there
Mr. Pearce answered no not to his knowledge
Mr. Blackham addressed Mr. Pearce’s concerns pointing out there are quite a
few rentals within 250ft per the mailing they had to do. He agreed with Mr.
Pearce on not wanting loud parties. He spoke to having to call police on a
neighbor for a loud domestic situation. Mr. Blackham stated they worked with
staff on the condition of the owner being in town during rental timeframe. He
pointed out the business plan will indicate no smoking, no drinking and no drugs
and the use of the yard will not be part of the rental just the second unit and the
parking. Mr. Blackham spoke to the background checks and the challenges of
evicting tenants. He stated short-term rentals are approved use in R3 and within
a half a mile there is one R-3 property, with similar situation. He stated he has
approached the request at all angles, but thinks this request is best option
Mr. Larson asked when the last time they rented out to long term rental
Mr. Blackham 20 years ago- have used space for older children- can block out
the schedule in Airbnb, when they are not available
STAFF RECOMMENDATION:
The existing property is zoned R-2 and has a Special Use to allow a duplex. The
Zoning Ordinance does not allow short-term rental properties in the single-family
districts. As there is a transitory element to the proposed use of the property,
Staff believes that it will impact the surrounding properties. Also, parking and
traffic associated with the short-term rental use are noted Staff concerns. This is
further exacerbated with the Subject Property having a shared driveway, with the
property to the north.
As a policy matter, Staff has not been directed to include short-term rentals in the
allowable use lists within the Code. Logistically, a short-term rental has the
potential to function more comparably to a hotel use, given the commercial
components and the any associated turnover of use. This use would not seem
to coordinate with the established character of the subdivision. Additionally, the
Village’s Future Land Use Plan denotes the Subject Property as Single-Family
Residential.
Therefore, Staff recommend denial of the Special Use request. If the Zoning
Board recommends approval, Staff recommends the following conditions:
1. The Special Use shall substantially conform to the Business Plan submitted by
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Minutes Zoning Board of Appeals April 12, 2022
the Petitioner, except as such plan may be changed to conform to the Village of
Palatine Codes and Ordinances.
2. As required by Code, a business license shall be obtained for the proposed
short-term rental use.
Mr. Pirog clarified if approved by Village Council it only applies for the petitioner
Mr. Bradshaw explained the approval is directly associated, with the subject
property and proposed business plan
There were no further questions. The public hearing was closed.
Mr. McGinn made a motion to deny; seconded by Mr. Larson
DELIBERATIONS:
Mr. McGinn stated the adjoining properties create some issues. He stated short
term community do not fit in this locality.
Ms. Wood pointed out the request is specific to the property owner who has lived
there a long time. She stated this is a unique situation with a legal 2-flat, with it
being owner occupied. She stated they are going through the procedures and
looking to follow the requirements. Ms. Wood spoke to background checks but
the possibility of having a bad long term based tenant. She pointed out it has
been a 2-flat since the 50’s. She spoke to the need for a definition of short-term
rental and pointed out the parking concerns have been addressed
Mr. McGinn spoke to the difference of short term rental vs hotel occupant.
Discussion on the number of trips generated and coming and going of renters.
Mr. McGinn spoke to the perception of Airbnb.
Ms. Roth-Wurster stated from her experience, there are background checks,
because a driver’s license is required for check in.
Discussion on discreetness of rental with address not being posted
Ms. Wood spoke to the concern of functioning as a hotel. She pointed out they
are long time owners and are not renting recklessly. She stated there should be
a limit on how many days it can be rented, so it doesn’t become a hotel
Ms. Roth-Wurster pointed out they have a business plan, the property is owner
occupied, and they already have a rental license and will need to get another
license. She stated she does not see it as hotel but discussion needs to be
considered as a special situation
Discussion on adding conditions.
Motion to deny failed by a vote of 1-4
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Minutes Zoning Board of Appeals April 12, 2022
Mr. Larson made a motion to approve subject staffs’ conditions; seconded
by Ms. Roth-Wurster
Discussion on adding conditions or allowing Village Council to stipulate at review.
Ms. Wood summarized that this request has met the standards and was
approved by a vote of 4-1. This item will tentatively go to Village Council on
May 2, 2022.
RESULT: RECOMMENDED TO APPROVE [4 TO 1]
MOVER: Brent Larson, Commissioner
SECONDER: Cindy Roth-Wurster, Commissioner
AYES: Larson, Roth-Wurster, Wood, Pirog
NAYS: McGinn
ABSENT: Luszczak, Cavanaugh
VILLAGE OF PALATINE Page 11
Minutes Zoning Board of Appeals April 12, 2022
4. 44 W. Illinois Avenue - SU Packaged Liquor Store
Notice was published in the Daily Herald on March 28, 2022 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Application for Special Use
2. Proof of Ownership
3. Business Plan
4. Floor plan
5. Plat of Survey
6. Existing locations and hours of operation
7. Proposed exterior and interior improvements
8. Objection email dated 4/11/22
9. Public Notice
Ms. Wood submitted additional Objectors emails into record as Exhibit #10- She
read both emails (exhibit #8 and #10) into record
Sworn in petitioner: Mr. Milan Patel Morton Grove, IL part owner, Mr. Cory
Kelly Hampshire, Il design and Build
Mr. Kelly referred to the interior remodel slides to show proposed and how it
would appeal to a specific clientele. He compared it to a restaurant from Burger
King to Capital Grille. Mr. Kelly spoke to other liquor stores in area stating they
are not bringing another low level place. He stated they are coming to this
location because it is high end not to get a quick 6 pack. Mr. Kelly spoke to the
previous business issues on smell pointing out they will be disposing of
cardboard only in the dumpster. He spoke to the vacancy being an eye sore
pointing out when business does well the owners strive to make it better. Mr.
Kelly stated this is an opportunity to create a higher standard in the community.
Ms. Wood asked about signs and posters
Mr. Kelly stated they want to present curb appeal but need to market products
they will have. He stated they will have signage within guidelines of what is
allowed.
Ms. Wood spoke to other locations and asked what kind of signage they have in
window
Mr. Bradshaw stated there are perimeters in the liquor code but zoning allows
signage in windows
Mr. Patel stated they do not block windows at other location
Mr. Kelly stated the advantage of not covering windows is to be able to see who
is coming in.
Mr. Larson asked if their other location is in a residential area
Mr. Patel answered yes. He stated they are focusing on being a high end liquor
store compared to a grocery.
Mr. Kelly stated they set precedence geared to a particular community.
VILLAGE OF PALATINE Page 12
Minutes Zoning Board of Appeals April 12, 2022
Mr. Bradshaw gave a brief overview stating the subject property is zoned B2
general business and has been vacant since 2012 with the previous tenant being
JJ Peppers operating as a liquor store. He stated the proposed space is approx.
3500 sq.ft. and annexed into Village from unincorporated Cook County. He
spoke to the proposed remodel referring to the interior remodel slide. He stated
they have 5 stores under their ownership showing their experience with this type
of use. Mr. Bradshaw spoke to the point of sale system indicate in the business
plan requiring identification cards to be scanned before each transaction. He
referred to the exterior building improvement slide to show proposed exterior
elevation plans. Mr. Bradshaw stated in addition to liquor they will sell other
prepackaged items and will utilize the alley behind the building for all deliveries
proposed mid to late mornings. He stated the proposed hours of operation are
Monday-Thursday 9am-10pm, Friday- Saturday 9am-11pm and Sunday 9am-
10pm. Mr. Bradshaw stated they have applied for the required liquor license with
the Village. He stated the parking requirements will not change. He stated
Community Services, Engineering, Fire Prevention and Police have reviewed
and have no issues.
Mr. Pirog asked if they will have wine tasting or events
Mr. Bradshaw explained that will be subject to liquor license that still needs to be
approved
Ms. Wood asked how far homes behind fence are
Mr. Vyverberg referred to the plat of survey slide. He stated the rear drive aisle
has approx. a 25ft separation and the single family homes on Summerset Court
has rear yard setbacks of approx. 10ft. Mr. Vyverberg pointed out there is a tree
line and solid fence between commercial property and single family homes
Ms. Wood asked about parking
Mr. Bradshaw confirmed there is parallel parking on side of building referring to
slide
Ms. Roth-Wurster asked about dumpster location
Mr. Bradshaw referred to site photos showing location in permitted area
Mr. Pirog asked if the proposed hours are consistent with Garfield’s
Mr. Bradshaw stated he is unsure of Garfield’s hours
Mr. Pirog asked if within code
Mr. Vyverberg stated they are consistent with other licenses within village
Sworn in Ms. Judy Ross 51 W Illinois
Judy stated she has lived here for 51 years. She spoke to the changes. She
stated JJ Peppers was the anchor of the strip mall for years. She stated she has
no objections because the vacancy has been an eye sore for years. Judy stated
this will bring good tax dollars to Village and will bring extra business to
neighboring businesses. She stated it is already a high traffic area and this will
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Minutes Zoning Board of Appeals April 12, 2022
not negatively impact. She stated there were not drunks hanging at JJ Peppers.
She pointed out the strip mall was there before the neighboring residents. She
stated she lives next to the gas station and has no issues. Judy stated this will
be good for the Village and a better view out her window.
Sworn in Mr. Bill Cocanes 52 W Illinois Owner of Billy’s
Mr. Cocanes stated he has been there since 1992. He stated business was
great and then JJ Peppers closed and they lost 30% of their business. He stated
when Covid hit it is difficult staying open. He stated they had no issues with JJ
Peppers when they sold alcohol. Mr. Cocanes spoke to the dumpsters which
they and the pizza place also have and have no issues. He stated it will be nice
to have more traffic in the center.
Sworn in Mr. Rick Heidner 20 Breaker Rd Barrington Hills, IL owner of
building
Mr. Heidner spoke to the local ordinance that does not allow convenient store to
sell liquor. He spoke to the homes that were built while JJ Peppers was
operating with liquor sales. He stated the building has suffered terribly and is
committing to take the money from rent to improve the property. Mr. Heidner
explained they wanted to keep JJ Peppers but could not get a new liquor license.
He spoke to the loss of other tenants due to the loss of JJ Peppers. He stated it
is a positive and will improve the building and neighborhood and should help fill
the other vacancies in the center.
STAFF RECOMMENDATION:
The Subject Property had been operated in the past as a convenience store.
The store maintained a liquor license during its tenure, but has since closed. The
Petitioner is proposing to open a liquor store, with associated improvements to
the shopping center and Subject tenant space. The area surrounding the
proposed liquor store consists mainly of residential, with a gas station directly
south of the shopping center. The Petitioner has also proposed to completely
remodel the interior of the store and to improve the exterior elevations of the
center.
While Staff understands that a similar use was ultimately denied in 2013, the
current Petitioner has ownership and operating experience, with multiple liquor
stores. Also, improvements to the Subject Property, as a whole, are components
of the application. Therefore, Staff recommends approval of the proposed
Special Use, subject to the following condition:
1. The Special Use shall substantially conform to the Business Plan (including the
hours of operation), Floor Plan, and façade/elevation improvement plans
submitted by the Petitioner, except as such plans may be changed to conform to
the Village of Palatine Codes and Ordinances.
There were no further questions. The public hearing was closed.
VILLAGE OF PALATINE Page 14
Minutes Zoning Board of Appeals April 12, 2022
Mr. Larson made a motion to approve; seconded by Mr. Pirog
DELIBERATIONS:
Mr. Larson stated it meets the standards for special use pointing out putting a
business into an eyesore should not have a negative impact on the property
values. He stated it is a good use for the location
Ms. Wood agreed with Mr. Larson. She stated she drives by often and has been
empty and affects other tenants. She pointed out they are looking to operate as
a high end store and have other successful location. She stated it meets the
standards and makes sense. Ms. Wood stated she is happy a business will go
into the unit.
Ms. Roth-Wurster agreed standards have been met. She stated the property is
an eye sore. She spoke to the emails of concern and how they were related to
the previous business and thinks the proposed business plan is good pointing out
they are experienced at running a similar business
Ms. Wood stated she doesn’t see issues from previous owner coming into play
on this property
Mr. Pirog spoke to increase of traffic and issues for foot traffic pedestrians it may
cause
Ms. Wood summarized that this request has met the standards and was
unanimously approved by a vote of 5-0. This item will tentatively go to
Village Council on May 2, 2022.
RESULT: RECOMMENDED TO APPROVE [UNANIMOUS]
MOVER: Brent Larson, Commissioner
SECONDER: John Pirog, Commissioner
AYES: Larson, Roth-Wurster, Wood, McGinn, Pirog
ABSENT: Luszczak, Cavanaugh
VILLAGE OF PALATINE Page 15
Minutes Zoning Board of Appeals April 12, 2022
IV. COMMUNICATIONS
V. ADJOURNMENT
VILLAGE OF PALATINE Page 16
Agenda
VILLAGE OF PALATINE
VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET
PALATINE, IL 60067-5339 – (847) 359-9050
http://www.palatine.il.us
ZONING BOARD OF APPEALS
AGENDA ● APRIL 12, 2022
Village Hall - Council Chambers Regular Meeting 7:00 PM
I. CALL TO ORDER
II. APPROVAL OF MINUTES
1. Zoning Board of Appeals - Regular Meeting - Mar 8, 2022 7:00 PM
III. PUBLIC HEARING
1. 851 N. Williams Drive - SU Deck in Floodplain
Special Use to permit a deck to be located in the floodplain.
2. 1045 E. Lilac Drive - VAR Garage to Living Space
Variation to permit an existing single-family detached dwelling to eliminate the
minimum required one garage parking space, as part of the required parking for
single-family dwellings.
3. 26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term
rental
Special Use for an accessory unique use to allow one unit of a two unit home to
be used as a short-term rental property.
4. 44 W. Illinois Avenue - SU Packaged Liquor Store
Special Use to permit a packaged liquor store.
IV. COMMUNICATIONS
V. ADJOURNMENT
VILLAGE OF PALATINE Page 1
2.1
VILLAGE OF PALATINE
VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET
PALATINE, IL 60067-5339 – (847) 359-9050
http://www.palatine.il.us
ZONING BOARD OF APPEALS
MINUTES ● MARCH 8, 2022
Village Hall - Council Chambers Regular Meeting 7:00 PM
I. CALL TO ORDER
Attendee Name Title Status Arrived
Minutes Acceptance: Minutes of Mar 8, 2022 7:00 PM (Approval of Minutes)
Brent Larson Commissioner Absent
Cindy Roth-Wurster Commissioner Present
Jan Wood Commissioner Present
Jerry Luszczak Commissioner Present
Theodore McGinn Commissioner Present
Kevin Cavanaugh Commissioner Present
John Pirog Commissioner Present
II. APPROVAL OF MINUTES
1. Zoning Board of Appeals - Regular Meeting - Feb 8, 2022 7:00 PM - Accepted
RESULT: ACCEPTED [UNANIMOUS]
AYES: Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh, Pirog
ABSENT: Larson
VILLAGE OF PALATINE Page 1
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Minutes Zoning Board of Appeals March 8, 2022
III. PUBLIC HEARING
1. 1028 W. Austin Lane - Recommended to Approve
1. 1028 W Austin Lane
Notice was published in the Daily Herald on February 21, 2022 and mailed to the
owners of the surrounding properties.
Petitioner’s Exhibits:
1. Variation Application
Minutes Acceptance: Minutes of Mar 8, 2022 7:00 PM (Approval of Minutes)
2. Site Plan
3. Plat of Survey
4. Public Notice
Sworn in staff: Alex Bradshaw and Ben Vyverberg
Sworn in Petitioner: Mr. John Ciesla, 1028 W Austin Lane
Mr. Ciesla explained his request to expand his driveway as a circular driveway to
allow for easy access in and out and additional surface area for parking of cars
for his family and guests. It would also provide a safer play area for his children.
He states that other properties have this type of driveway.
Mr. Pirog asked if the work has already been started.
Mr. Ciesla replies that it has and explains that the contractor applied and
received a permit that was to replace existing driveway only.
Ms. Wood shows pictures of other circle drives in the neighborhood that were
submitted by Mr. Ciesla.
Ms. Wood asks if he has discussed the project with neighbors.
Mr. Ciesla responds that he has talked with neighbors and hasn't had any
negative feed back.
Ms. Wood asks staff if they are aware of any issues with surrounding neighbors.
Mr. Bradshaw states that they have not received any concerns in regards to this
project. He states no concrete has been poured.
Mr. Pirog asks if there has been any problems with rain water.
Mr. Ciesla states that the water flows downward from his property.
Ms. Wood asks if they have any flooding issues.
Mr. Ciesla states they do not.
Ms. Roth-Wurster clarifies that the issue is the width of the driveway and that the
wider width is where the circular form of the driveway is formed.
Mr. Ciesla confirms that this is correct.
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Minutes Zoning Board of Appeals March 8, 2022
Ms. Wood discusses the available parking on his property.
Mr. Pirog asks if the Commercial vehicles that are mentioned in the petition are
being removed from the property.
Mr. Ciesla states the company van is now being stored off-site and the car with
the commercial lettering has had the lettering removed.
Ms. Wood asks for clarifications on the driveway dimensions.
Mr. Vyverberg clarifies the code and the dimensions as it relates to the Village
Code.
Ms. Wood asks Staff if any of the circular driveways that were submitted had
Minutes Acceptance: Minutes of Mar 8, 2022 7:00 PM (Approval of Minutes)
permits.
Mr. Bradshaw states that, to their knowledge, none of the locations had permits
and the first aerial on record was from 2005 and they were existing previous to
that year.
Ms. Wood asks if they were confirming.
Mr. Bradshaw states they are existing and non-conforming.
Ms. Wood asks if codes have changed since they were built.
Mr. Vyverberg states they were built to the current regulations and are legal non-
conforming.
Mr. Bradshaw explains the width of the driveway at its widest point would be 48’
wide and the combined width of the existing and proposed driveways, measured
at the lot lines, would be 35 feet. The Zoning ordinance allows a maximum of 25
feet within 5 feet of the lot line. He also provides pictures of circular driveways in
the area were that were constructed prior to 2005 and without any special
approvals. He states that the commercial vehicles would be stored off site. He
explains that both the building coverage and lot coverage are within the allowable
percentage per code. Community services had no issues, engineering has no
issues and states that the tree trimming within the public right of way will be done
by a licensed arborist.
Mr. Pirog recalls a residence on Oak St that requested a similar project and was
ultimately denied.
Mr. Vyverberg explains that there were differences in the width of the property
line and the lot size. He indicated that the Subject Property has approximately
280 feet of frontage and the other property referenced had a much narrower
frontage, at approximately 60 feet. These circumstances of the variations were
vastly different.
STAFF RECOMMENDATION:
The Petitioner indicates the need for a circular driveway on the Subject Property
will improve access and flow, when entering and leaving the residence. While
Staff understands that there are other properties in the area with circular
driveways, none went through a Variation process, as they were constructed
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Minutes Zoning Board of Appeals March 8, 2022
prior to the adoption of the relevant Zoning Ordinance.
The Petitioner is aware of the commercial vehicle ordinance requirements and
has secured off-site parking accommodations for the commercial vehicle. Per the
application materials, the driveway extension would not be associated with home
occupation staging or commercial parking.
Therefore, Staff recommends approval of the requested Variations, subject to the
following conditions:
1. The Variation shall substantially conform to the site plan submitted by the
Petitioner, John Ciesla, except as such plans may be changed to conform to the
Minutes Acceptance: Minutes of Mar 8, 2022 7:00 PM (Approval of Minutes)
Village’s Codes and Ordinances.
2. Removal of parkway trees is not allowed, without written approval from the
Director of Public Works. Any trimming of the trees in the public right-of-way shall
be done by a licensed arborist and shall be subject to inspection by the Village
Arborist.
Mr. Pirog made a motion to approve subject staff’s conditions;
Seconded by Mr. McGinn.
DISCUSSION:
Mr. Pirog understands the need for a bigger driveway, the property is large and
meets the standards. Has no issues with the request.
Mr. McGinn believes it would not alter the character of the locality.
Ms. Wood confirms that the location is a corner lot and it may give the flair to the
site. It is a unique circumstance and would not alter the character of the locality.
Ms. Roth states that it would fit the character of the neighborhood.
Ms. 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 March 14, 2022
RESULT: RECOMMENDED TO APPROVE [UNANIMOUS]
MOVER: John Pirog, Commissioner
SECONDER: Theodore McGinn, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh, Pirog
ABSENT: Larson
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Minutes Zoning Board of Appeals March 8, 2022
2. 154 W. Northwest Highway - Recommended to Approve
2. 154 W. Northwest Highway
Notice was published in the Daily Herald on February 21, 2022 and mailed to the
owners of the surrounding properties.
Petitioner’s Exhibits:
1. Special Use Application
Minutes Acceptance: Minutes of Mar 8, 2022 7:00 PM (Approval of Minutes)
2. Business Plan
3. Floor Plan
4. Plat of Survey
5. Public Notice
Sworn in Petitioner: Annie Basa 154 W Northwest Highway
Ms. Basa explains she is requesting special use to operate an existing
restaurant, with a liquor license. She states that since the pandemic and
restrictions placed on businesses, she is struggling to survive. She states a
liquor license would help to increase her business, as her customers frequently
request wine or beer.
Mr. Pirog asks if she has ever owned or managed a business with a liquor
license.
Ms. Basa states she has not.
Mr. Pirog asks if she has a plan to train her staff on the rules and regulations for
serving alcohol.
Ms. Basa states she would comply with all requirements needed to train the staff.
Ms. Wood asks if the previous restaurant had a liquor license.
Mr. Bradshaw states that the previous restaurant did have a liquor license.
Mr. Bradshaw states that the property is zoned B-2. He explains that, prior to the
current restaurant's occupancy, the previous liquor license is non-transferable.
He provides information about location and hours of business. He states the
parking requirement would not change with the addition of a liquor license as the
number of seats in not increasing.
STAFF RECOMMENDATION:
The Petitioner is proposing to introduce a local liquor license at the existing
Annie’s Restaurant & Pancake House in Eurofresh Plaza. As the floorplan and
seating count are not increasing, the parking requirement remains the same.
Ultimately, Staff did not identify any concerns with the proposal. Therefore, Staff
recommends approval of the Special Use to permit the restaurant to operate with
a local liquor license, subject to the following condition:
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Minutes Zoning Board of Appeals March 8, 2022
1. The Special Use shall substantially conform to the Business Plan and Floor Plan
submitted by the Petitioner, except as such plans may be changed to conform to
the Village of Palatine Codes and Ordinances.
Mr. Cavanaugh made a motion to approve subject staff’s conditions;
Seconded by Ms. Roth-Wurster
DISCUSSION:
Minutes Acceptance: Minutes of Mar 8, 2022 7:00 PM (Approval of Minutes)
Mr. Cavanaugh states that the petitioner is prepared and ready to offer the
additional product. He has no concerns with issuing a liquor license for this
location.
Ms. Wood states the previous restaurant operated with a liquor license without
any problems and based on the petitioners request it would be a benefit for the
restaurant
Ms. Roth-Wurster states this business would benefit with a liquor license and has
a bar already in place at the restaurant.
Ms. 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 March 14, 2022
RESULT: RECOMMENDED TO APPROVE [UNANIMOUS]
MOVER: Kevin Cavanaugh, Commissioner
SECONDER: Cindy Roth-Wurster, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh, Pirog
ABSENT: Larson
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Minutes Zoning Board of Appeals March 8, 2022
3. 44 W. Palatine Road - Recommended to Approve
3. 44 W. Palatine Road
Notice was published in the Daily Herald on February 21, 2022 and mailed to the
owners of the surrounding properties.
Petitioner’s Exhibits:
1. Special Use Application
2. Business Plan
Minutes Acceptance: Minutes of Mar 8, 2022 7:00 PM (Approval of Minutes)
3. Floor Plan
4. Plat of Survey
5. Public Notice
Sworn in Petitioner: Mr. Giovanni Labbate
Mr. Labbate explains he is requesting to open a new restaurant with a liquor
license serving beer and wine only. He owns two other restaurants in the Mount
Prospect area and has not had any issues. He talks about the parking availability
in the strip mall and states the business would seat approximately 40 patrons. He
points out that parking will not only be available at the strip mall but the
surrounding area also has available parking.
Ms. Wood states her concerns about the parking availability. Normally the strip
center wouldn't be available to support this business but with surrounding parking
availability in the downtown area it may be accommodated. She asks if he has
given thought about how this would affect the other businesses.
Mr. Labbate states he doesn't foresee this will be an issue for surrounding
businesses.
Mr. Bradshaw states the property is zoned B-3 Central Business District and
provides information on surrounding businesses. The restaurant is a sit down
and takeout pizza restaurant that has proposed liquor service with 24 seats. He
provides the proposed hours of business and information on their business plan.
He explains the Zoning Ordinance in regards to parking spaces and states 20
parking spaces are required for this use and since the property is located in the
Central business District the ordinance allows for the required parking to be
waived by the Administrator. Additional parking spaces on Bothwell St. can be
utilized by customers along with other public parking areas in the Downtown
area.
Mr. Pirog asks if it’s possible to allocate a couple of reserved spots for easy carry
out.
Mr. Vyverberg states that the business can work with the property owner to
request allocated spots.
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Minutes Zoning Board of Appeals March 8, 2022
STAFF RECOMMENDATION:
The Petitioner is proposing to open a new restaurant and operate with a local
liquor license. The Subject Property shares 30 onsite parking spaces with other
tenants in the Village Square Shopping Plaza, but falls short of the required
parking. With employees utilizing the downtown employee parking areas, the
shared parking lot and the public parking lot directly across Palatine Road can be
utilized for customer parking.
Ultimately, the proposed use is compatible with the surrounding downtown area,
and Staff did not identify any additional concerns. Therefore, Staff recommends
approval of the Special Use to permit a restaurant to operate with a local liquor
license, subject to the following conditions:
Minutes Acceptance: Minutes of Mar 8, 2022 7:00 PM (Approval of Minutes)
1. The Special Use shall substantially conform to the Business Plan and Floor Plan
submitted by the Petitioner, except as such plan may be changed to conform to
the Village of Palatine’s Codes and Ordinances.
2. All employees of Tievoli shall enroll in and utilize the designated downtown
employee parking areas.
3. As necessary, customers should be directed to utilize the public parking lot
across Palatine Road (Lot H) or the surrounding on-street parking along Bothwell
Street and Railroad Avenue for additional parking needs.
Mr. Luszczak made a motion to approve subject staff’s conditions;
Seconded by Mr. Cavanaugh
DISCUSSION:
Mr. Luszczak states he hasn’t seen that parking lot full on the occasions that he
drives by and believes parking will not be a problem.
Ms. Wood states her concern about parking but acknowledges that the
surrounding downtown area could accommodate overflow if needed.
Ms. Roth-Wurster states she doesn’t have concerns and also acknowledges that
the surrounding area can accommodate additional parking.
Mr. McGinn states it would be a good business for the downtown area.
Ms. 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 March 14, 2022
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Minutes Zoning Board of Appeals March 8, 2022
Communications:
Mr. Vyverberg states the Village Council approved the Popeye’s request.
1st meeting in April 12th will have 3 items on the agenda and the meeting for
March 22, 2022 has been cancelled.
RESULT: RECOMMENDED TO APPROVE [UNANIMOUS]
MOVER: Jerry Luszczak, Commissioner
SECONDER: Kevin Cavanaugh, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh, Pirog
ABSENT: Larson
Minutes Acceptance: Minutes of Mar 8, 2022 7:00 PM (Approval of Minutes)
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Minutes Zoning Board of Appeals March 8, 2022
IV. COMMUNICATIONS
V. ADJOURNMENT
Minutes Acceptance: Minutes of Mar 8, 2022 7:00 PM (Approval of Minutes)
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VILLAGE OF PALATINE
Zoning Board of Appeals
SCHEDULED 04/12/22 07:00 PM
CASE STAFF STATEMENT (ID # 7462)
851 N. Williams Drive - SU Deck in Floodplain
TO: Palatine Zoning Board of Appeals
Jan Wood, Chair
FROM: Alex Bradshaw
PETITIONER: Natalie & Nolan Steenberg
CASE NUMBER: 22-06
ADDRESS: 851 N. Williams Drive
PROPOSAL: Special Use to permit a deck to be located in the floodplain.
LOCATION: 851 N. Williams Drive CURRENT ZONING: R-2 Single Family
District 5 (Kozlowski) Residential
SURROUNDING CONDITIONS:
North: R-2 Single Family Residential
South R-2 Single Family Residential
East: R-2 Single Family Residential
West: R-2 Single Family Residential
BACKGROUND:
The Petitioners are proposing to construct a deck in the rear yard of the Subject
Property, which is partially located in the floodplain. Therefore, the Petitioners are
requesting:
Special Use to permit a deck to be located in the floodplain.
SITE ANALYSIS:
The Subject Property is zoned R-2 Single Family and is approximately 9,185 square
feet. The property contains a single-family residence and a rear yard, which directly
abuts Virginia Lake.
The Petitioners are seeking a Special Use to construct a new deck which would be
located in the floodplain. The floodplain only encumbers the northwest corner of the
property.
The proposed deck is approximately 24’ x 10’ with steps leading up to the platform,
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Case Staff Statement (ID # 7462)
Meeting of April 12, 2022
putting the total square footage at approximately 250 square feet.
The proposed deck encroaches approximately 2.5 feet into a utility easement along the
rear lot line of the property. The Petitioners are aware of this and have submitted sign-
offs from the relevant utility companies. This will allow the ability to concurrently pursue
a Minor Variation to permit the deck to encroach into a utility easement.
Of the properties surrounding Virginia Lake, the majority have a deck / dock in the rear
yard abutting the lake. For example, 870 N. Virginia Ct and 867 N. Virginia Ct each
received similar relief in this area for decks within the floodplain abutting Virginia Lake.
Both building and lot coverage meet Code. With the proposed deck the lot coverage for
the Subject Property will be approximately 39% (45% maximum).
DEPARTMENTAL REVIEWS:
Community Services No Issues Identified
Engineering No Issues Identified
Environmental Health N/A
Fire Prevention N/A
Public Works N/A
Police N/A
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:
While the floodplain partially encumbers the rear yard of the Subject Property, the
Village Engineer has reviewed this proposal and does not have any specific concerns.
Additionally, the square footage of the deck’s encroachment into the floodplain is
minimal and should not have a negative impact to the surrounding area. Therefore, Staff
recommends approval of the proposed Special Use, subject to the following conditions:
1. The Special Use shall substantially conform to the site plan submitted by
the Petitioners, Natalie and Nolan Steenberg, except as such plans may
be changed to conform to Village Codes and Ordinances.
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3.1
Case Staff Statement (ID # 7462)
Meeting of April 12, 2022
ATTACHMENTS:
Aerial Map
Application
Site Plan
Elevations
Plat of Survey
HOA Approval
Public Notice
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3.1.a
851 N. Williams Drive
910 N
917 N
1114 E
902 N
905 N
Attachment: Aerial Map (851 N. Williams Drive - SU Deck in Floodplain)
E GRISSOM DR 901 N
1125 E 859 N
1111 E
848 N 851 N
1164 E
1112 E 1156 E
837 N
840 N
E CARPENTER DR
R
MS D
LLIA
N WI
1117 E 1129 E 825 N 1153 E 1161 E
R
0 75 150
1 in. = 68 ft. Feet
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3.1.b
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Attachment: Application (851 N. Williams Drive - SU Deck in Floodplain)
3.1.b
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Attachment: Application (851 N. Williams Drive - SU Deck in Floodplain)
3.1.b
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Attachment: Application (851 N. Williams Drive - SU Deck in Floodplain)
3.1.c
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Attachment: Site Plan (851 N. Williams Drive - SU Deck in Floodplain)
3.1.d
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Attachment: Elevations (851 N. Williams Drive - SU Deck in Floodplain)
3.1.d
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Attachment: Elevations (851 N. Williams Drive - SU Deck in Floodplain)
3.1.d
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Attachment: Elevations (851 N. Williams Drive - SU Deck in Floodplain)
3.1.d
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Attachment: Elevations (851 N. Williams Drive - SU Deck in Floodplain)
3.1.e
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Attachment: Plat of Survey (851 N. Williams Drive - SU Deck in Floodplain)
3.1.f
Subject: RE: Your new deck
George Wienold Wed, Dec 8, 2:26 PM (7 d
to Thomas Sharkey, Nolan Steenberg, Natalie Steenberg, LeBeau, Beth, Paprocki, Dave, Parmar, Pinkey, Rasor, S
You are viewing an attached message. Archadeck Mail can't verify the
authenticity of attached me age
Thank you Nolan and Natalie for your improvement to the neighborhood.
Your VLHA Board,
Attachment: HOA Approval (851 N. Williams Drive - SU Deck in Floodplain)
George Wienold
Cell:
From: Thomas Sharkey
Sent: Wednesday, December 8, 2021 1:57 PM
To: Nolan Steenberg ; Natalie Steenberg
Cc: LeBeau, Beth < ; Paprocki, Dave ; Parmar, Pinkey
; Rasor, Scott ; Tonne, Augie ; George W
Subject Your new deck
Nolan and Natalie,
Your deck has been approved by the Board. Another nice addition
to our corner
Tom
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3.1.g
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Attachment: Public Notice (851 N. Williams Drive - SU Deck in Floodplain)
3.2
VILLAGE OF PALATINE
Zoning Board of Appeals
SCHEDULED 04/12/22 07:00 PM
CASE STAFF STATEMENT (ID # 7476)
1045 E. Lilac Drive - VAR Garage to Living Space
TO: Palatine Zoning Board of Appeals
Jan Wood, Chair
FROM: Alex Bradshaw
PETITIONERS: Angel & Kristen Mendez
CASE NUMBER: 22-07
ADDRESS: 1045 E. Lilac Drive
PROPOSAL:
Variation to permit an existing single-family detached dwelling to eliminate the minimum
required one garage parking space, as part of the required parking for single-family
dwellings.
LOCATION: 1045 E. Lilac Drive CURRENT ZONING: R-2 Single Family
District 4 (Solberg) Residential
SURROUNDING CONDITIONS:
North: R-2 Single Family Residential
South R-2 Single Family Residential
East: P, Planned Unit Development (Windhaven Condominiums)
West: R-2 Single Family Residential
BACKGROUND:
The Petitioners are proposing to convert their existing one-car garage into living space,
thus eliminating the minimum one required garage parking space for a single-family
residential property. Therefore, the Petitioners are requesting:
Variation to permit an existing single-family detached dwelling to eliminate
the minimum required one garage parking space, as part of the required
parking for single-family dwellings.
SITE ANALYSIS:
The Subject Property is zoned R-2, Single-Family Residential. The property is
approximately 12,000 square feet.
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3.2
Case Staff Statement (ID # 7476)
Meeting of April 12, 2022
The Subject Property has an existing attached one-car garage with an asphalt
driveway that extends along the south side of the garage can accommodate the
three (3) required parking spaces.
The Petitioners are proposing to convert the one-car garage into a living space
(family room). The Petitioners are requesting to entirely remove the garage parking
space. This requires a Variation from the one (1) required garage parking space for
single-family detached dwellings.
Staff reviewed the surrounding area’s residential off-street parking, and found that
eliminating the only garage space would be outside the character of the
neighborhood. As the vast majority have a garage space, or where constructed prior
to the adoption of the current Zoning Code.
If converted, the proposed family room will add approximately 300 square feet of
living space to their home.
The proposed conversion will not add any square footage to the existing footprint of
the primary building.
The Subject Property complies with both building and lot coverage per Code.
DEPARTMENTAL REVIEWS:
Community Services No Issues Identified
Engineering No Issues Identified
Environmental Health N/A
Fire Prevention N/A
Public Works N/A
Police N/A
STANDARDS FOR A VARIATION: Standards for a Variation are found in Section
14.03 D (1) and (2) of the Zoning Code. Specifically, the Petitioners must show that the
property in question cannot yield a reasonable return if permitted to be used only under
the conditions allowed by the regulations governing the district in which it is located; that
the plight of the owner is due to unique circumstances; and that the variation, if granted,
will not alter the essential character of the locality. The Petition for Variation is attached,
and the Petitioners have attempted to address the required standards.
STAFF RECOMMENDATION:
The Petitioners have indicated the need for additional living space within the residence
on the Subject Property. The garage to living space conversion would completely
eliminate the minimum required one garage parking space, which part of the required
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3.2
Case Staff Statement (ID # 7476)
Meeting of April 12, 2022
parking for single-family dwellings. While Staff understands that total number of parking
may still be achieved due to the driveway that extends along the south side of the
existing garage, eliminating the garage entirely would not be in character with the
surrounding neighborhood. While Staff ultimately understands what the Petitioner
wants to accomplish, Staff does not believe that adequate justification for the Variation
has been established.
While there are other options to accomplish this request, it would involve constructing a
detached garage, which is not in the proposed scope of work. Therefore, Staff
recommends denial to the Zoning Board of Appeals. If the Zoning Board of Appeals
recommends approval, Staff recommends the following conditions:
1. The Variation shall substantially conform to the site plan submitted by the
Petitioners, Angel and Kristen Mendez, except as such plans may be
changed to conform to Village Codes and Ordinances.
ATTACHMENTS:
Aerial Map
Application
Plans - Elevations
Plat of Survey
Public Notice
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3.2.a
1045 E. Lilac Drive
1034 E 1042 E 1050 E 1062 E
1020 E
14B
14
DUNDEE QUARTER
E TULIP WY
Attachment: Aerial Map (1045 E. Lilac Drive - VAR Garage to Living Space)
14A
E LILAC DR
1033 E 1057 E
15B 15 15A
1034 E
1045 E
1028 E
1039 E
1160 E 1164 E 1166 E 1168 E
1037 E
1033 E
1025 E
E LILAC PL
1035 E
R
0 75 150
1 in. = 68 ft. Feet
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3.2.b
SPECIAL USE & VARIATION APPLICATION
Department of Planning & Zoning
200 E. Wood Street Palatine, IL 60067-5339
Telephone: (847) 359-9047 Fax (847) 963-6247
Project Planner Zoning Case #
Office Use Only
Filing Fee Notification Deadline
Attachment: Application (1045 E. Lilac Drive - VAR Garage to Living Space)
ZBA Public Hearing Date Village Council Date
date received
PETITIONER(S) Business Name (if applicable)
Angel & Kristen Mendez
Subject Property Address
1045 E Lilac Drive Palatine, IL 60074
AUTHORIZED AGENT (if applicable) Business Name (if applicable)
David Riano, Coordinator Design First Builders LLC
Address City/State/Zip Code
1201 Norwood Ave, Itasca IL 60143
Telephone Fax Email
630-250-7777 EXT 112 permits@d1builders.com
Relationship to Petitioner (contractor, architect, etc.)
Contractor
TYPE OF APPLICATION (check one)
□ Special Use □ Special Use Amendment □ Variation Standard
Background Information
■
Existing Zoning District Existing Land Use Proposed Land Use
R-2 Residential Residential
Generally describe your request:
_________________________________________________________________________________
Convert the one (1)-car garage into a living space (family room)
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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3.2.b
VARIATION
Required Materials Additional Materials (as required by the Village)
□ Filing Fee of $ ______ □ Elevation Plan (front, side, and rear elevations of
a proposed building), and/or Floor Plan
□ Application Form (proposed interior layout) – one 11x17 copy of
□ Plat of Survey (must show all current each plan, electronic versions preferred
improvements and be sealed by an Illinois □ Engineering Plans (must indicate existing
certified surveyor) conditions, topography, storm water
□ Site Plan & Floor plan (dimension, location, management, tree preservation, utility
and setbacks of all existing and proposed connections, detention calculations, and a cost
Attachment: Application (1045 E. Lilac Drive - VAR Garage to Living Space)
buildings) – one 11x17 copy each, estimate)
electronic version preferred □ Photographs (e.g. ground-level or aerials)
□ Real Estate Interest Disclosure Form (see □ Other materials as deemed necessary by the
attached) Village
□ Proof of Ownership or Lease (e.g. Title
Insurance Policy, Deed, or Purchase Contract)
Petitioner Justification
The Petitioner is required to present specific evidence related to each of the following standards to justify
the request (paraphrased from Section 14.03 of the Palatine Zoning Ordinance). Answer the items below
and attach a separate sheet if necessary. If you are applying for a Special Use only, you do not need
to answer these items.
1. That the property cannot yield a reasonable return if used only under the conditions
allowed by the regulations governing the zoning district in which it is located
______________________________________________________________________________
The property cannot yield a reasonable return without the re-use of existing foundations, walls, and roof structure. Required parking
______________________________________________________________________________
per the zoning ordinace can be achieved using existing surface parking.
2. That the plight of the owner is due to unique circumstances
______________________________________________________________________________
The plight of the owner is not due to a unique circumstance.
______________________________________________________________________________
3. That the variation, if granted, will not alter the essential character of the locality
______________________________________________________________________________
Granting the variance will not alter the essential character of the locality.
______________________________________________________________________________
4. In order to supplement the above standards, the Zoning Board of Appeals may also
consider the following:
a. The particular surroundings, shape, or topographical conditions of the property
b. A unique hardship for the property not generally applicable to other properties in
the same zoning district
c. The request is not based on a desire to make more money out of the property
d. The petitioner has not created the alleged hardship for the property
e. The request will not be detrimental to the public welfare or other properties in the
neighborhood
f. The request will not impair the supply of light and air to adjacent properties,
substantially increase the danger of fire, endanger the public safety, or
substantially diminish or impair neighboring property values
______________________________________________________________________________
-The proposed variance does not create a hardship for the property nor is it detrimental to the public's health safety and welfare.
______________________________________________________________________________
- The proposed variance does not have a for-profit purpose. The proposed variance does not increase the danger of fire nor does
______________________________________________________________________________
it diminish the value of the neighboring property values.
______________________________________________________________________________
Page 5 of 9
Packet Pg. 32
3.2.b
Affidavit of No New Improvements
AFFIDAVIT OF NO NEW IMPROVEMENTS
I am the owner of record, of the property with the legal description as stated on the
attached plat of survey. I hereby affirm that the survey attached hereto is the survey
for said property, and that the attached survey accurately depicts the current
conditions with all existing improvements to the property as of the date of this
affidavit.
Attachment: Application (1045 E. Lilac Drive - VAR Garage to Living Space)
Affiant further states that survey is correct and complete representation of all
improvements now located on the premises described in the above referenced title
commitment, except for:
I fully understand that in the event the attached survey does not accurately depict
all existing improvements made to the property as of today’s date, the Village of
Palatine may elect to reject this plan and the permit for which I am applying shall
not be approved (or work in progress pursuant to the permit will be stopped) until an
accurate survey has been received and approved by the Village of Palatine.
PROPERTY OWNERS SIGNATURE REQUIRED
CERTIFIED BY:
2/17/2022
Property Owner Signature: ________________________________Date: ________
Kristen Mendez
Property Owner Print Name: ________________________________
1045 E Lilac Drive Palatine, IL 60074
Property Address: ________________________________
02013120020000
PIN #: ________________________________
Jeffrey A Spirek
Name of Surveyor: ________________________________
August 24, 2021
Date of Survey: ________________________________
21-64836
Survey Order No.: ________________________________
Page 7 of 9
Packet Pg. 33
3.2.c
Packet Pg. 34
Attachment: Plans - Elevations (1045 E. Lilac Drive - VAR Garage to Living Space)
3.2.c
Packet Pg. 35
Attachment: Plans - Elevations (1045 E. Lilac Drive - VAR Garage to Living Space)
3.2.c
Packet Pg. 36
Attachment: Plans - Elevations (1045 E. Lilac Drive - VAR Garage to Living Space)
3.2.c
Packet Pg. 37
Attachment: Plans - Elevations (1045 E. Lilac Drive - VAR Garage to Living Space)
3.2.c
Packet Pg. 38
Attachment: Plans - Elevations (1045 E. Lilac Drive - VAR Garage to Living Space)
3.2.d
Packet Pg. 39
Attachment: Plat of Survey (1045 E. Lilac Drive - VAR Garage to Living Space)
3.2.e
Packet Pg. 40
Attachment: Public Notice (1045 E. Lilac Drive - VAR Garage to Living Space)
3.3
VILLAGE OF PALATINE
Zoning Board of Appeals
SCHEDULED 04/12/22 07:00 PM
CASE STAFF STATEMENT (ID # 7410)
26 N. Rohlwing Road - Special Use for an Accessory Unique
Use - Short-term rental
TO: Palatine Zoning Board of Appeals
Jan Wood, Chair
FROM: Alex Bradshaw
PETITIONER: Byran & Julie Blackham
CASE NUMBER: 21-93
ADDRESS: 26 N. Rohlwing Road
PROPOSAL:
Special Use for an accessory unique use to allow one unit of a two unit home to be
used as a short-term rental property.
LOCATION: 26 N. Rohlwing Road CURRENT R-2 Single Family
(District 6 - Helms) ZONING: Residential
SURROUNDING CONDITIONS:
North: R-2 Single Family Residential
South R-2 Single Family Residential
East: R-2 Church (Presbyterian Church of Palatine)
West: R-2 Single Family Residential
BACKGROUND:
The Petitioners are proposing to offer one unit of the existing two unit (duplex) home to
function as a short-term rental property. Per code, short-term rental properties are not
permitted uses within the single-family districts in the Village of Palatine. Although the
Zoning Ordinance does not permit the proposed use in the R-2 district, accessory
unique uses are identified as Special Uses, within the residential districts and defined as
follows:
Accessory unique use. A subordinate use which is clearly and customarily
incidental to the principal use of a building or premises and which is located on
the same lot as the principal building or use which is not otherwise listed as a
permitted use or a special use within any zoning district, except for such
accessory parking facilities as are specifically authorized to locate elsewhere.
Page 1
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3.3
Case Staff Statement (ID # 7410)
Meeting of April 12, 2022
(Ord. No. 0-115-12, §1, 8/6/12)
Therefore, the Petitioners are requesting the following:
Special Use for an accessory unique use to allow one unit of a two unit
home to be used as a short-term rental property.
SITE ANALYSIS:
The Subject Property is zoned R-2 Single-Family. The lot is 11,322 square feet and
currently functions as 2-units multi-family dwelling. The property was constructed as
a 2-unit in the 1950s, and appears to have been used as a 2-flat for a number of
years prior to it being formally acknowledged as a 2-flat by the Village of Palatine in
1997 (Ordinance #O-35-97).
Special Use Ordinance # O-35-97 granted a Special Use to permit the continued
operation of a 2-unit multi-family use. The conditions stated that owners of the 2-unit
shall: 1) obtain valid rental license and 2) receive Village Council approval for any
alteration or expansion.
The business plan indicates that the owners intend to use online rental platforms,
such as VRBO and Airbnb, to assist in scheduling and screening of guests. The
business plan further indicates that the unit’s short-term rental would be completely
dependent upon the owner “physically residing” in their unit and that if they are out of
town, the other unit would not be rented. Also, the submitted materials indicate that
“…pets, smoking, drugs, and loud music would not be allowed.”
Per the business plan, rentals are not anticipated to be less than one weekend and
rentals for temporary work assignments would be considered, but do not anticipate
multiple month rental situations.
The specific parameters of the units are listed below:
Unit #1: Main floor - 2,400 square feet, including a basement. There are 2
bedrooms and 1 full bathroom and one ¾ bathroom. This unit also includes a full
kitchen (with range and refrigerator), family room, living room, and a home office,
with laundry facilities. The business plan indicates that the occupancy for this
unit would be limited to 5 individuals (4 adult maximum).
Unit #2: Second floor apartment - 1,000 square feet. This unit includes 2
bedrooms and 1 full bathroom, with eat -in kitchen (with range, refrigerator, and
microwave). The business plan indicates that this is the unit to be focused upon
for rental use.
As a part of their application, the Petitioners submitted signed support for the short-
Page 2
Packet Pg. 42
3.3
Case Staff Statement (ID # 7410)
Meeting of April 12, 2022
term rental use from many of the surrounding property owners. All neighbors signed
off in support of the request with the exception of the property owners to the west /
behind (27 N. Greenwood Ave.), and to the south / next door (20 N. Rohlwing Road).
An objection email was also submitted.
The Subject Property shares a driveway with 32 N. Rohlwing Rd, the adjacent lot
north of subject property. There is an existing 2-car garage and an attached car-port
(1 parking space), which provide parking for the property. The Petitioners indicate
that the carport space and one driveway space will be available for the short-term
rental. If the Petitioners maintain 2-cars, the additional parking needs, number of
trips by the guests, and the existing shared driveway are additional Staff concerns
for the proposed use. Public parking is also not allowed overnight on Rohlwing
Road.
The Village of Palatine Comprehensive Plan delineates the Subject Property as
Single-Family Residential in the Future Land Use Plan.
The Subject Property has an active rental license and has passed the most recent
rental license inspection on 07/21/2021.
In the Petitioner’s justification, properties at 415 E. Wilson and 11 and 21 S. Leonard
Street are noted. The Wilson Street property was first downzoned from B-2
commercial to R-2 residential, then to R-3 residential to memorialize the existing 2-
unit structure, which appeared to be originally constructed as such and never
modified. Staff is not aware of any short-term rental property at this location. While
the properties on Leonard Road are zoned R-3, but were conditionally developed as
single-family residential homes, which are permitted uses in the R-3 district.
DEPARTMENTAL REVIEWS:
Community Services No Issues Identified
Engineering No Issues Identified
Environmental Health N/A
Fire Prevention N/A
Public Works N/A
Police N/A
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.
Page 3
Packet Pg. 43
3.3
Case Staff Statement (ID # 7410)
Meeting of April 12, 2022
STAFF RECOMMENDATION:
The existing property is zoned R-2 and has a Special Use to allow a duplex. The
Zoning Ordinance does not allow short-term rental properties in the single-family
districts. As there is a transitory element to the proposed use of the property, Staff
believes that it will impact the surrounding properties. Also, parking and traffic
associated with the short-term rental use are noted Staff concerns. This is further
exacerbated with the Subject Property having a shared driveway, with the property to
the north.
As a policy matter, Staff has not been directed to include short-term rentals in the
allowable use lists within the Code. Logistically, a short-term rental has the potential to
function more comparably to a hotel use, given the commercial components and the
any associated turnover of use. This use would not seem to coordinate with the
established character of the subdivision. Additionally, the Village’s Future Land Use
Plan denotes the Subject Property as Single-Family Residential.
Therefore, Staff recommend denial of the Special Use request. If the Zoning Board
recommends approval, Staff recommends the following conditions:
1. The Special Use shall substantially conform to the Business Plan submitted by
the Petitioner, except as such plan may be changed to conform to the Village of
Palatine Codes and Ordinances.
2. As required by Code, a business license shall be obtained for the proposed
short-term rental use.
ATTACHMENTS:
Aerial Map
Application
Plat of Survey
Business Plan - STR
Special Use ORD #O-35-97 - Continued operation of a 2-flat in the R-2 District
Resident Objection Email - Gordon
Public Notice
Page 4
Packet Pg. 44
3.3.a
26 N. RO HLWI NG RD
126 N 126 N 127 N
H DR
URC
E CH 123 N
120 N 121 N 120 N
114 N 115 N 114 N
Attachment: Aerial Map (26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term rental)
108 N 109 N 108 N
680 E 103 N 102 N 120 N
E WILSON ST
53 N 54 N
52 N
N GREENWOOD AV N ROHLWING RD
49 N 48 N
46 N 41 N 42 N
34 N 35 N 34 N
32 N 32 N
27 N 800 E
26 N 26 N
24 N 25 N 20 N
8N 9N 732 E 742 E 746 E 748 E 756 E
E PALATINE RD
1S
S GREENWOOD AV
709 E 4S 739 E 745 E 10 S 807 E
S ROHLWING RD
11 S
1S
811 E
20 S 20 S
21 S 805 E
26 S 26 S
R
0 150 300
32 S Feet 31 S 32 S
1 in. = 136 ft.
Packet Pg. 45
3.3.b
Packet Pg. 46
Attachment: Application (26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term rental)
3.3.b
Packet Pg. 47
Attachment: Application (26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term rental)
3.3.b
Packet Pg. 48
Attachment: Application (26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term rental)
3.3.b
Packet Pg. 49
Attachment: Application (26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term
3.3.b
Packet Pg. 50
Attachment: Application (26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term rental)
3.3.b
Packet Pg. 51
Attachment: Application (26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term
3.3.c
Packet Pg. 52
Attachment: Plat of Survey (26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term rental)
3.3.d
Business Plan for Special Use of 26 N. Rohlwing Road, Palatine, IL 60074
Ordinance 0-35-97, created on March 24, 1997, granted an Administrative Special Use for the continued operation of our 2-flat multi-
family home. This ordinance did not identify any time restrictions for which we may rent the property. Our request for an additional
Special Use is to clarify the use of, and include a short-term owner-occupied rental option, of our property.
The property is identified as Unit #1 – Main floor and basement and Unit #2 – second floor apartment. (See below for description of
Attachment: Business Plan - STR (26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term rental)
each unit). Either unit could be utilized as a short term rental. The emphasis for renting will be on the smaller, second floor apartment,
Unit #2. If there is interest in renting the larger main floor Unit #1, that option would be allowed, given the understanding the
homeowners occupy Unit #2 for the duration that Unit #1 is rented. The Special Use would be limited to only one unit being rented
during any rental period.
We intend to use online rental platforms such as VRBO and Airbnb to facilitate scheduling, screening and verification of potential
guests, improving communication to understand purpose of trip, specific needs and interests of guests, in addition to sharing house
rules and terms of stay. We anticipate rentals to be no less than one weekend. We would consider renting for temporary work
assignments, but do not plan or anticipate multiple month rental situations. The rental will be completely dependent on our physically
residing in the other unit whenever renters are scheduled. If or when we are out of town the unit would not be rented. Pets, smoking,
drugs and loud music will not be allowed.
We anticipate this short-term rental to be an option for guests as they come to Palatine for family events, school reunions, and job
interviews, etc.
As property owners we will be responsible for maintenance of property, obtaining rental permit/license, and attending Village of
Palatine Crime Free course.
Unit #2 – Second floor apartment (focused unit to be rented) has the following parameters:
Separate private secure smart-lock front entrance
1000 sq. ft.
2 bedrooms - queen beds in each room
Full eat-in kitchen including full-size gas range, full-size refrigerator, microwave
Full bathroom including tub/shower
Living room
Fully furnished
Separate heat control, window unit ac units
No laundry facilities
Carport parking for one car, driveway space for a second car
Limited to no more than four individuals
Unit #1 – Main floor and basement has the following parameters:
2400 sq. ft. (includes basement)
Separate private secure smart-lock front entrance, 2 back entrances.
2 bedrooms - queen beds in each room
Full kitchen including full-size gas range, full-size refrigerator
One full bathroom with tub/shower
One ¾ bathroom with shower
Living room
Family room with fireplace
Music room
Large craft room/home office
Deck
Fully furnished
Separate zoned heat controls, window unit ac units
Laundry room with full-size washer/dryer
Carport parking for one car, driveway space for a second car
Limited to no more than five individuals (max four adults)
Byran and Julie Blackham
Packet Pg. 53
3.3.e
Packet Pg. 54
Attachment: Special Use ORD #O-35-97 - Continued operation of a 2-flat in the R-2 District (26 N. Rohlwing Road - Special Use for an Accessory
3.3.e
Packet Pg. 55
Attachment: Special Use ORD #O-35-97 - Continued operation of a 2-flat in the R-2 District (26 N. Rohlwing Road - Special Use for an Accessory
3.3.e
Packet Pg. 56
Attachment: Special Use ORD #O-35-97 - Continued operation of a 2-flat in the R-2 District (26 N. Rohlwing Road - Special Use for an Accessory
3.3.e
Packet Pg. 57
Attachment: Special Use ORD #O-35-97 - Continued operation of a 2-flat in the R-2 District (26 N. Rohlwing Road - Special Use for an Accessory
3.3.e
Packet Pg. 58
Attachment: Special Use ORD #O-35-97 - Continued operation of a 2-flat in the R-2 District (26 N. Rohlwing Road - Special Use for an Accessory
3.3.e
Packet Pg. 59
Attachment: Special Use ORD #O-35-97 - Continued operation of a 2-flat in the R-2 District (26 N. Rohlwing Road - Special Use for an Accessory
3.3.f
Packet Pg. 60
Attachment: Resident Objection Email - Gordon (26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term rental)
3.3.g
Packet Pg. 61
Attachment: Public Notice (26 N. Rohlwing Road - Special Use for an Accessory Unique Use - Short-term rental)
3.4
VILLAGE OF PALATINE
Zoning Board of Appeals
SCHEDULED 04/12/22 07:00 PM
CASE STAFF STATEMENT (ID # 7463)
44 W. Illinois Avenue - SU Packaged Liquor Store
TO: Palatine Zoning Board of Appeals
Jan Wood, Chair
FROM: Alex Bradshaw
PETITIONER: Chirag Patel, U Zara Inc.
CASE NUMBER: 21-106
ADDRESS: 44 W. Illinois Avenue
PROPOSAL: Special Use to permit a package liquor store.
LOCATION: 44 W. Illinois Avenue (Council CURRENT B-2, General Business
District 2 - Lamerand) ZONING:
SURROUNDING CONDITIONS:
North: P, Planned Unit Development (Summerset Court - 6-lot residential
subdivision)
South R-2, Single Family Residential and B-2, General Business (Mobil gas
station)
East: P, Planned Unit Development (Aspen Grove condominiums)
West: R-2, Single Family Residential
BACKGROUND:
The Subject Property is currently a vacant unit that was previously occupied by J.J.
Peppers Convenience Store. The Petitioner is proposing to operate a package liquor
store. Therefore, the Petitioner is requesting:
Special Use to permit a package liquor store.
SITE ANALYSIS:
The Subject Property is zoned B-2, General Business District. The shopping center
is located at the northwest corner of Plum Grove Rd and Illinois Ave. The proposed
tenant space is approximately 3,500 square feet, and has been operated in the past
as a convenience store. That use was annexed into the Village from unincorporated
Cook County.
Page 1
Packet Pg. 62
3.4
Case Staff Statement (ID # 7463)
Meeting of April 12, 2022
The Subject Property has been vacant since the convenience store closed in 2012.
Other businesses in the subject shopping center include two restaurants, a salon,
and coin laundry.
The Petitioner has proposed to remodel the interior space to establish an “upscale
liquor store”. Per the submitted business plan, the Petitioner has the experience and
resources to run the business, as they have 5 similar stores under their ownership.
Per the Petitioner’s application, they will be using a Point of Sale (POS) system that
requires identification cards to be scanned before each transaction.
As part of the Special Use application, the Petitioner also submitted exterior
elevations plans for the proposed façade improvements. This will include painting
the façade enhancements and additional plantings near the center’s freestanding
sign.
According to the submitted business plan, management has over 10 years of
ownership experience and operating on a daily open to close basis.
The Petitioner has indicated in addition to liquor will selling other prepackaged items
such as mixers, snacks, and other prepackaged items including tobacco.
The Petitioner will utilize the alley behind the building for deliveries. According to the
business plan, all deliveries will come to the rear entrance and it is estimated that all
deliveries would occur in the mid to late mornings.
The hours of operation, as indicated for existing locations, are:
o Monday - Thursday: 9 AM - 10 PM
o Friday - Saturday: 9 AM - 11 PM
o Sunday: 9 AM - 10 PM
As required, the Petitioner has applied for a Local Liquor License with the Village.
The parking requirement would not change with this proposed use.
DEPARTMENTAL REVIEWS:
Community Services No Issues Identified
Engineering No Issues Identified
Environmental Health N/A
Fire Prevention No Issues Identified
Public Works N/A
Police No Issues Identified
Page 2
Packet Pg. 63
3.4
Case Staff Statement (ID # 7463)
Meeting of April 12, 2022
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 Subject Property had been operated in the past as a convenience store. The store
maintained a liquor license during its tenure, but has since closed. The Petitioner is
proposing to open a liquor store, with associated improvements to the shopping center
and Subject tenant space. The area surrounding the proposed liquor store consists
mainly of residential, with a gas station directly south of the shopping center. The
Petitioner has also proposed to completely remodel the interior of the store and to
improve the exterior elevations of the center.
While Staff understands that a similar use was ultimately denied in 2013, the current
Petitioner has ownership and operating experience, with multiple liquor stores. Also,
improvements to the Subject Property, as a whole, are components of the application.
Therefore, Staff recommends approval of the proposed Special Use, subject to the
following condition:
1. The Special Use shall substantially conform to the Business Plan (including the
hours of operation), Floor Plan, and façade/elevation improvement plans
submitted by the Petitioner, except as such plans may be changed to conform to
the Village of Palatine Codes and Ordinances.
ATTACHMENTS:
Aerial Map
Application
Business Plan
Floor Plan
Plat of Survey
Existing Locations & Hours of Operation
Proposed Exterior and Interior Improvements
Public Notice
Page 3
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3.4.a
4 4 W. I L L I N O I S AV E .
E MICHIGAN AV
711 S 55 W 712 S
11 E 17 E
723 S 724 S
727 S 722 S
22 W 16 W 10 W
Attachment: Aerial Map (44 W. Illinois Avenue - SU Liquor Store)
729 S
729 S
28 W
W SUMMERSET CT
735 S 16 E20 E
21 W 11 W 28 E
24 E
S PLUM GROVE RD
E ORCHARD LN
86 W 72 W
56 W54 W 50 W 44 W 11 E 15 E
60 W58 W 7E 19 E
3E 23 E
W ILLINOIS AV
3E 21 E
805 S
E ILLINOIS AV
5E 23 E
85 W 73 W 51 W 800 S
7E 25 E
9E 27 E
815 S 11 E 29 E
13 E 31 E
15 E 33 E
835 S S INSIGNIA CT
20 W 16 W 8W 850 S
852 S
R
847 S845 S 841 S
0 110 220 854 S
856 S
853 1Sin. = 102 ft. Feet
W FERN CT 858 S Packet Pg. 65
3.4.b
Packet Pg. 66
Attachment: Application (44 W. Illinois Avenue - SU Liquor Store)
3.4.b
SPECIAL USE
Required Materials Additional Materials (as required by the Village)
□ Filing Fee of $ ______ □ Elevation Plan (front, side, and rear elevations of
a proposed building), and/or Floor Plan
□ Application Form (proposed interior layout) – one 11x17 copy of
□ Plat of Survey (must show all current each plan, electronic versions preferred
improvements and be sealed by an Illinois □ Engineering Plans (must indicate existing
certified surveyor) conditions, topography, storm water
□ Site Plan & Floor plan (dimension, location, management, tree preservation, utility
and setbacks of all existing and proposed connections, detention calculations, and a cost
buildings) – one 11x17 copy each, estimate)
electronic version preferred
Attachment: Application (44 W. Illinois Avenue - SU Liquor Store)
□ Photographs (e.g. ground-level or aerials)
□ Real Estate Interest Disclosure Form (see □ Other materials as deemed necessary by the
attached) Village
□ Proof of Ownership or Lease (e.g. Title
Insurance Policy, Deed, or Purchase Contract)
□ Business Plan (if applicable; including, but not
limited to nature of business, hours of operation,
number of employees, and menu)
Petitioner Justification
The Petitioner is required to present specific evidence related to each of the following standards to justify
the request (paraphrased from Section 14.05 of the Palatine Zoning Ordinance). Answer the items below
and attach a separate sheet if necessary. If you are applying for a Variation only, you do not need to
answer these items.
1. The use is deemed necessary for the public convenience at that location
______________________________________________________________________________
This location will provide a convenient location for the residents to purchase our products.
______________________________________________________________________________
______________________________________________________________________________
2. The use is designed, located, and proposed to be operated that the public health,
safety and welfare will be protected
______________________________________________________________________________
We use a Point of Sale (POS) system that requires us to scan an identificaiton card before each transaction can be commenced.
______________________________________________________________________________
We promote & encourage responsible consumption of our products via advertisements & marketing campaigns.
______________________________________________________________________________
3. The use will not cause substantial injury to nearby property values
______________________________________________________________________________
This location serves as a convenient place to purchase our products. Consumers can reduce their commute time to our location.
______________________________________________________________________________
Some can walk to our location.
______________________________________________________________________________
4. With respect to live entertainment uses, the use shall not:
a. Produce noise levels so great as to constitute an unreasonable interference
for persons outside the confines of the establishment
b. Impose undue health, sanitation or safety burdens on the village
c. Create excessive demands on the Village of Palatine Police Department
d. Be of a nature otherwise prohibited by law or village ordinance
5. For fence standards, see Section 14.05 of the Palatine Zoning Ordinance
______________________________________________________________________________
There will not be loud music or noise coming out of our location. Our waste is very limited. We recycle all cardboard products.
______________________________________________________________________________
Every local, state, & federal law is followed. We work with local police departments to ease demands.
Page 4 of 9
Packet Pg. 67
3.4.c
Business Plan
[August 10, 2021]
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
Armanetti
44 W Illinois Ave,
Palatine, IL 60067
407-810-0628
321-663-0548
DRGCHIRAG@aol.com
VIPUL.PATEL918@gmail.com
http://www.armanetti.com/home.php
2
Packet Pg. 68
3.4.c
Executive Summary
Armanetti Beverage Marts opened for business in the year 1930, thus marking the
beginning of an illustrative career as the Chicagoland’s leader in fine wines and spirits.
Armanetti is the market leader in Service, Selection and Savings by offering the best
products for the best prices; with 19 local stores and 26 preferred partners throughout
the area.
This proposed location will continue to add to Armanetti’s long and illustrious history.
We are looking to add value to the community by hiring locals and working with officials
to improve the neighboring areas through philanthropy and other educational programs.
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
Armanetti sells a wide variety of snacks, tobacco, beer, wine, spirits, and other similar
products at competitive prices in a safe and inviting upscale environment.
Armanetti target market are all consumers of legal age for its products.
Our competition is minimal, and we expect to be the industry leader after several
months of marketing.
Armanetti has a strong management team to help with the grand opening. We also have
many years of experience establishing new locations by building out new retail outlets.
We use our own funds to acquire and renovate to set up new locations. We do an
extensive financial review of the assets involved and only move forward when it makes
financial sense. We are ready to move forward with this location.
3
Packet Pg. 69
3.4.c
Company Description Worksheet
Armanetti
Business Name
To provide a wide variety of snacks, tobacco, beer, wine, spirits, and similar products
Company Mission at competitive prices in a safe and inviting upscale environment.
Statement
Offer the local community a safe place to purchase high qualify products at fair
Company market prices.
Philosophy/
Values
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
To continue to support the local community through employment and philanthropy.
Company Vision
1. Promote this business regularly in the community.
Goals & Milestones
2. Work with local leaders to improve the community.
3. Expand in size and location where applicable.
All consumers of legal age to purchase our products.
Target Market
1. Other liquor stores
Industry/ 2. Convenient stores
Competitors
3. Grocery stores
Corporation of partners, where one individual will make all decisions.
Legal Structure/
Ownership
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Product & Service Description Worksheet
Business Armanetti
Name
variety of snacks, tobacco, beer, wine, spirits, and similar products
Product/
Service Idea
One stop shop for all products listed above
Special
Benefits
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
Always looking to carry new and unique brands in our industry, especially locally
manufactured.
Unique
Features
No cooked foods will be served. No other services will be offered.
Limits and
Liabilities
Products will be delivered by distributors to our location. We will bring in a few products
from big box wholesalers.
Production
and Delivery
Beer, Wine, Spirit, snack, and ice suppliers in the area. Each area has their own selected
company for their distribution.
Suppliers
Intellectual All permits are valid and available on demand. No violations on record.
Property
Special
Permits
Variety of snacks that are popular to eat with the consumption of beer and spirits.
Product/
Service
Description
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SWOT Analysis Worksheet
Strengths Weaknesses Opportunities Threats
Product/ Service We offer a great None To constantly None
Offering variety in all reevaluate the
categories of market trends at
products this location
Brand/ Marketing Armanetti is well None To do a GRAND None
known & trusted Opening that
name in this impresses the local
industry community
Staff/HR We have highly None To hire local None
qualified managers assistant managers
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
lined up to run & employees
this location
Finance None None None None
Operations/ Highly qualified None Hire & train local None
Management managers managers
Market This location will None This location will None
greatly benefit grow and help
from our business generate great tax
revenue
Can any of your strengths help with improving your weaknesses or combating your threats? If
so, please describe how below.
We have used our strengths of experience and financial support to improve any previous weaknesses that
existed before we acquired any of our locations.
Based on the information above, what are your immediate goals/next steps?
Our goal is to increase sales from one month to the next and maximize profitability.
Based on the information above, what are your long-term goals/next steps?
Long term goal is to have this location be the leader in our industry in overall management and profitability.
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Competitor Data Collection Plan
We will constantly monitor local
competitors’ prices and adjust ours
Price accordingly to stay competitive.
Clean location with a variety of
products.
Benefits/Features
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
We will maximize the square footage
to carry products to produce
Size/profitability maximum profits
Continue to market to the local
community.
Market strategy
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Competitive Analysis Worksheet
For each factor listed in the first column, assess whether you think it’s a strength or a weakness (S or W) for your
business and for your competitors. Then rank how important each factor is to your target customer on a scale of
1 to 5 (1 = very important; 5 = not very important). Use this information to explain your competitive advantages
and disadvantages.
Competitor Importance to
FACTOR Me Competitor B Competitor C
A Customer
Products S S S S 1
Price S W W W 1
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
Quality S S S S 1
Selection S W W W 1
Service S W W W 2
Reliability S W W W 1
Stability S S S S 3
Expertise S W W W 3
Company
S W W W 5
Reputation
Location S S W W 2
Appearance S W W W 4
Sales Method S S S S 3
Credit Policies S S S S 3
Advertising S W W W 5
Image S W W W 3
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Marketing Expenses Strategy Chart
Target Market 1 Target Market 2 Target Market 3
Grand Opening event
One-Time
Expenses
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
Local mailers, posters,
and radio ads, social
media where applicable
Monthly or Annual
Expenses
Hourly employees and
salaried managers.
Labor Costs
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Pricing Strategy Worksheet
Armanetti
Business Name
Which of the following pricing strategies will you employ? Circle one.
Cost Plus Value Based Other:
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
The costs of making/obtaining your Based on your competitive
product or providing your service, plus advantage and brand
enough to make a profit (perceived value)
We use both Cost Plus & Value Based strategies:
We will constantly evaluate our prices and compare them to our competitors’ prices. We will set prices based
on our desirable profitability margin formulas per item categories.
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Distribution Channel Assessment Worksheet
Distribution Channel 1 Distribution Channel 2 Distribution Channel 3
Great corner location with
plenty of parking and clear
Ease of Entry visibility during day and night
time driving
Close proximity to major
highways for ease of our
Geographic distributors to get us our
Proximity
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
supplies in a timely manner
Low overall costs to
suppliers thanks to ease of
Costs access to this location.
Not applicable.
Competitors’
Positions
Over 10 years of experience
in ownership and operating
Management on a daily open to close
Experience basis.
Have a great management
team in place and will hire
Staffing and train from the local
Capabilities community.
Armanetti is a well known
established company that has
Marketing great marketing capabilities.
Needs
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Management Worksheet
Mr. Chirag “Craig” Patel
Owns and manages the following:
1.)Grand & Western Armanetti‘s 515 N. Western Ave., Chicago, IL. since 2019
2.)Town Armanetti 10000 S. Western Ave., Chicago, IL since 2015
Bio/s
3.)Armanetti Express 4757 W. Fullerton Ave., Chicago, IL. since 2015
4.) Armanetti‘s 1045 South York Rd. Bensenville, IL. Since 2012
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
5.) R & B Cardinal 7756 S. Harlem Ave., Bridgeview, IL. since 2016
This year marks 10 (ten) solid years of owning and operating liquor stores. On
average: adding one new store every 2 years.
Gaps in
Management or
Experience
Vipul Patel = partner and consultant
Advisors
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Alex Bradshaw
From: Vipul Patel <vipul9@aol.com>
Sent: Friday, April 8, 2022 1:15 PM
To: drgchirag@aol.com; Alex Bradshaw
Subject: to Alex: 44 W. Illinois - Armanetti - Hours of Operation and Update for ZBA Meeting
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
Hello Alex,
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
The hours of operation is going to resemble this existing location:
Grand & Western Armanetti
515 N. Western Ave.
Chicago, IL. 60612
Hours of Operation:
Mon - Thurs 9am - 10pm
Fri & Sat 9am - 11pm
Sunday 9am - 10pm
And thanks for the heads up. We will definitely have some answers for the neighbors when they have
questions on how we are going to be different from other liquor stores.
Thanks again
Sincerely,
Chirag Patel
From: Alex Bradshaw <ABradshaw@palatine.il.us>
Date: April 8, 2022 at 8:24:44 AM CDT
To: Chirag Patel <drgchirag@aol.com>
Subject: 44 W. Illinois - Armanetti - Hours of Operation and Update for ZBA Meeting
Hi Chirag –
I just have a final clarification question and update prior to the Zoning Board meeting next
Tuesday. I regards to the proposed hours of operation for this new Armanetti location,
can you please highlight which existing location the hours of operation will most closely
resemble? (attached)
Additionally, I wanted to give you a heads up that we have received a couple calls from
residents in the surrounding area that have concerns with the proposed use. Although
they did not provide specific concerns, I wanted to make sure you are aware that there
will be at least a few residents in attendance at the Zoning Board meeting. I would
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recommend preparing to explain how the proposed use will be different than a typical
liquor store.
Best Regards,
Alex Bradshaw | Planner
Planning & Zoning Department
200 E. Wood Street | Palatine, IL 60067
T: 847-359-9056 | abradshaw@palatine.il.us
Attachment: Business Plan (44 W. Illinois Avenue - SU Liquor Store)
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Attachment: Floor Plan (44 W. Illinois Avenue - SU Liquor Store)
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Attachment: Plat of Survey (44 W. Illinois Avenue - SU Liquor Store)
3.4.f
Existing locations…
Town Armanetti
10000 S. Western Ave
Attachment: Existing Locations & Hours of Operation (44 W. Illinois Avenue - SU Liquor Store)
Chicago, IL 60643
Hours of Operation:
Mon - Thurs 9am - 10pm
Fri & Sat 9am - 11pm
Sunday 11am - 10pm
Grand & Western Armanetti
515 N. Western Ave.
Chicago, IL. 60612
Hours of Operation:
Mon - Thur 9am - 10pm
Fri & Sat 9am - 11pm
Sunday 11am - 10pm
R&B Cardinal
7756 S. Harlem Ave
Bridgeview, IL. 60455
Mon - Thur 7am - 11pm
Fri & Sat 7am - 12am
Sunday 7am - 11pm
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Attachment: Proposed Exterior and Interior Improvements (44 W. Illinois Avenue - SU Liquor Store)
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Attachment: Proposed Exterior and Interior Improvements (44 W. Illinois Avenue - SU Liquor Store)
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Attachment: Proposed Exterior and Interior Improvements (44 W. Illinois Avenue - SU Liquor Store)
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Attachment: Proposed Exterior and Interior Improvements (44 W. Illinois Avenue - SU Liquor Store)
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Attachment: Proposed Exterior and Interior Improvements (44 W. Illinois Avenue - SU Liquor Store)
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Attachment: Proposed Exterior and Interior Improvements (44 W. Illinois Avenue - SU Liquor Store)
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Attachment: Public Notice (44 W. Illinois Avenue - SU Liquor Store)