Zoning Board
Regular MeetingPalatine, IL · March 14, 2023
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 ● MARCH 14, 2023
Village Hall - Council Chambers Regular Meeting 7:00 PM
I. CALL TO ORDER
Attendee Name Title Status Arrived
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. MINUTES APPROVAL
1. Zoning Board of Appeals - Regular Meeting - Feb 14, 2023 7:00 PM
Mr. McGinn made a motion to accept the minutes of February 14, 2023;
Seconded by Ms. Roth-Wurster
RESULT: ACCEPTED [UNANIMOUS]
MOVER: Theodore McGinn, Commissioner
SECONDER: Cindy Roth-Wurster, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh, Pirog
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Minutes Zoning Board of Appeals March 14, 2023
III. PUBLIC HEARING
1. 640 W. Colfax Street
RESULT: CONTINUED [UNANIMOUS]
MOVER: Cindy Roth-Wurster, Commissioner
SECONDER: Jerry Luszczak, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh, Pirog
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Minutes Zoning Board of Appeals March 14, 2023
2. 720 E. Delgado Drive
The Petitioner for 294 N. MacArthur Drive, LaRayne Hamman, was not
present at the beginning of the scheduled public hearing. Therefore, the
case for 294 N. MacArthur Drive was delayed and presented as the fourth
item on the March 14, 2023 Zoning Board of Appeals agenda.
Notice was published in the Daily Herald on February 27, 2023 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Application for Variation
2. Proof of Ownership
3. Plat of Survey
4. Site Plan
5. Fence Elevation
6. Existing Conditions
7. Public Notice
Sworn in staff: Mr. Alex Bradshaw
Sworn in the petitioner: Ms. Becky Herr 720 E. Delgado Drive
Ms. Herr stated she is the daughter of the property owners who want to install a
4ft picket fence. She explained they want the fence for added security. She
stated they recently got a puppy and her sister has toddler children so the fence
would help to not have to constantly watch them. Ms. Herr explained they need
the variance because they have large trees and don’t want to cut them down to
put fence where code allows. She pointed out the neighbors have a privacy
fence at same angle so would be consistent with neighborhood.
Ms. Wood asked what type of fence.
Ms. Herr restated 4ft picket.
Sworn in staff: Ms. Lyn Bremanis
Mr. Bradshaw gave a brief overview explaining the petitioner is proposing a 4ft
wooden picket abutting North Springwood Drive. He stated the proposed fence
would be setback approx. 1ft 10inches and align with the adjacent neighbors’
fence to the north. Mr. Bradshaw stated at least 3 properties in neighborhood
have been granted zoning relief for fences in side yards abutting the street. He
stated Community Services has reviewed and indicated the retaining wall is
located in the Village right of way and needs to be relocated. He stated
Engineering reviewed and has indicated the proposed fence is located within an
easement and wants the petitioner to be aware that the Village of Palatine has
certain rights to that easement.
Ms. Wood asked if the adjacent neighbors’ fence is nonconforming.
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Minutes Zoning Board of Appeals March 14, 2023
Mr. Bradshaw answered yes it was installed prior to the relevant code.
Mr. Pirog asked if it will align with the neighbors’ fence.
Mr. Bradshaw answered yes pointing out the neighbors’ fence is taller and not
open style like the petitioner’s 4ft open style.
Mr. Pirog asked if they still have to cut the trees.
Mr. Bradshaw stated they will have to trim back but they will remain.
Ms. Herr explained they would only need to cut the bottom branches.
Mr. Pirog asked about the retaining wall.
Ms. Herr has spoken to landscaper to get it removed.
Ms. Wood asked where the fence would have to be to meet code.
Mr. Bradshaw stated code requires a 3ft setback from the property line.
Ms. Herr pointed out that would go through the evergreen trunks.
STAFF RECOMMENDATION:
The Petitioner is proposing to enclose their rear yard by constructing a 4-foot tall
open-style fence along their eastern side property line abutting a public street.
Although there are no discernible unique circumstances, there have been a few
properties in the surrounding neighborhood that have been granted zoning relief
for fences with comparable side yard setbacks. Additionally, the directly adjacent
neighbor to the north has an existing side yard fence that will align with the
Petitioners proposal.
Therefore, Staff recommends action at the discretion of 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 and Elevation submitted
by the Petitioner, Yvonne Herr, except as such plans may be changed to conform
to the Village Codes and Ordinances.
2. The existing brick retaining wall, located along the eastern side property line
abutting Springwood Drive, shall be removed from the Village right-of-way in a
manner acceptable to the Director of Planning and Zoning.
Mr. Pirog asked if the only reason staff is not recommending approval is the lack
of discernible unique circumstances.
Mr. Bradshaw answered, yes.
There were no further questions. The public hearing was closed.
Mr. Cavanaugh made a motion to approve subject staff’s conditions;
seconded by Mr. Luszczak
DELIBERATIONS:
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Minutes Zoning Board of Appeals March 14, 2023
Mr. Cavanaugh stated it is a 4ft open style fence so he is not concerned. He
stated these type of fences have been allowed in past for residents with kids and
pets and thinks the petitioner has stated a good case.
Ms. Wood stated the code requires 3ft setback and they are at almost 2ft, so it’s
close. She stated it is a unique circumstance with the neighbors’ nonconforming
fence. She stated it won’t alter the locality.
Ms. Roth-Wurster stated there is always a concern with line of site on corner
properties but it is 4ft open style. She stated it won’t alter locality and the
landscaper will fix the department review concerns.
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 April 3, 2023
RESULT: RECOMMENDED TO APPROVE [UNANIMOUS]
MOVER: Kevin Cavanaugh, Commissioner
SECONDER: Jerry Luszczak, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh, Pirog
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Minutes Zoning Board of Appeals March 14, 2023
3. 108 S Walnut Street
Notice was published in the Daily Herald on February 27, 2023 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Application for Special Use & Variation
2. Proof of Ownership
3. Plat of Survey
4. Site Plan
5. Elevations & Floor Plans
6. Petitioner submitted surrounding Property sign-offs
7. Public Notice
Sworn in petitioner: Mr. Pawel Bialy 108 S. Walnut Street & Frank Skorski
friend
Mr. Bialy explained they are looking to build a new garage. He stated the
concrete is all broke in the old garage and wants all new. He explained they
have no basement, no attic, and has kids and lots of toys and Christmas stuff.
Mr. Bialy stated his wife likes to decorate so has a lot of stuff. He explained it will
be the same property footprint just higher for storage.
Ms. Wood asked if he spoke to the neighbors.
Mr. Bialy answered yes explaining most say good luck. He stated the old owner
didn’t keep up the property and he has worked hard to clean it up. He stated the
neighbors are happy because it is good for the neighborhood. He pointed out the
location of the garage is not visible from the street. Mr. Bialy spoke to a neighbor
who built large garage that is visible to everyone.
Mr. McGinn asked if there is any flooding issues.
Mr. Bialy answered no.
Ms. Wood asked if they will tear down the old one.
Mr. Bialy answered yes explaining they will match the siding with the house to
make it look nice.
Ms. Bremanis gave a brief overview explaining there are pavers added that staff
cannot establish when they were installed which caused the lot coverage
overage requiring the variation. She stated the property is zoned R2 which allows
45% coverage and they are at approx. 49%. Ms. Bremanis referred to the
elevations slide to show the proposed garage explaining Staff’s concern is the
total mass appearing as a second primary structure. She stated the petitioner
has indicated it will be storage only. She spoke to the other garages in the
neighborhood that have been approved for height have different roof lines.
Mr. Pirog pointed out 2 out of the 3 garages look taller than the principal
structure.
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Minutes Zoning Board of Appeals March 14, 2023
Ms. Bremanis explained how the height is calculated referring to the slide.
Ms. Wood asked what the height of the home is.
Ms. Bremanis answered approximately 18.6 ft.
Ms. Wood asked the height of the proposed garage.
Ms. Bremanis answered 23.5 ft. She explained staff is concerned about the
massing.
Ms. Wood stated it is behind the home so won’t really be visible.
Ms. Bremanis stated that is correct pointing out it will also be behind neighbor
garage blocking visibility on the other street.
Mr. Cavanaugh asked about the red stars on the aerial map slide.
Ms. Bremanis explained the red stars are neighbor approved signed off with no
issues and yellow star is similar garages.
Ms. Bremanis stated Engineering and Community Services have reviewed and
had no issues.
Mr. Cavanaugh asked if staff had any discussion with the petitioner about
lowering.
Ms. Bremanis answered yes. She stated the petitioner wants to do this.
Mr. McGinn asked if staff’s concern with the shape is because of the possibility of
someone living up there or just because it looks different.
Ms. Bremanis explained it is different than what has been approved in the past.
She stated the petitioner has signed off that it will not be used as living space.
Mr. Luszczak asked what the Village concern is.
Ms. Bremanis explained they are concerned with the massing, pointing out it
looks like a second principal structure rather than a traditional garage.
Mr. Cavanaugh asked if there are any other garages in Village that are similar.
Ms. Bremanis answered yes explaining they are existing nonconforming.
Mr. McGinn asked if they would need relief if they went with a traditional style.
Ms. Bremanis explained the midpoint would need to come down.
Mr. Pirog asked if other homes have basements.
Ms. Bremanis stated staff is not aware.
Ms. Wood asked Mr. Bialy if they looked into lowering the peak.
Mr. Bialy stated he could maybe change a little of the slope, but wants to keep
the look to the same as the house.
Mr. Skorski stated they have been working with Mr. Vyverberg, the director of
planning and zoning, for 2 years ago and has been kicked around and would like
to get an ok. He stated they could possibly drop one foot but the bottom line is
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Minutes Zoning Board of Appeals March 14, 2023
he has no place to store his belongings. He stated the garage will not be visible
like the other garages. Mr. Sikorski stated no one will be living up there. He
stated it will be used for storage and the neighbors are all okay with it.
STAFF RECOMMENDATION:
Detached garages are both typical and common in this subdivision. And, there
have been several other examples of such receiving zoning relief. The Petitioner
is requesting to build a detached garage exceeding the maximum height
regulations. The ground floor will allow the parking of vehicles, with the 2nd floor
would be used for residential storage only. While other garages in the area were
approved for zoning relief, with higher maximum accessory structure heights, the
full second floor to the proposed seems excessive and also could question the
subordinate requirements for accessory structures. The proposed façade
elevation differs from the previously approved, and by virtue of the full second
story is dissimilar to the previously approved garages and out of character for the
neighborhood.
The Petitioner lot coverage is an existing circumstance and may have occurred
with the installation a paver patio in the rear yard taking the total lot coverage
over the maximum permitted. While the lot coverage should not alter the
essential character, there is not a permit on file for its installation.
Therefore, Staff recommends action at the discretion for the Variation for lot
coverage and denial for the Special Use for the proposed garage height.
If the ZBA recommends approval of the Special use and Variation, Staff
recommends the following condition:
1. The Special Use and Variation shall substantially conform to the site plan and
elevations submitted by the Petitioner except as such plans may be changed to
conform to Village Codes and Ordinances. This should include any necessary
permit application and materials for the paver patio.
2. The existing shed to the north of the residence shall be removed.
3. Per the Submitted application materials, the garage shall not be used for
habitation or home occupation purposes.
Sworn in Mr. Juan Pablo Rojas, Brandy Rojas, Juan Urive 121 S. Quentin
Rd, 127 S. Quentin, 115 S. Quentin Rd
Ms. Rojas stated she understands the need for storage and is not opposed to the
request but expressed her concern with flooding.
Mr. Rojas stated he is concerned the whole property is concrete. He stated he is
concerned that the rain will go to their properties and wants the water run off to
go to front.
Mr. Luszczak clarified the new garage will be on same footprint.
Ms. Bremanis answered yes and during the permit process the downspouts will
have to be reviewed by Engineering.
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Minutes Zoning Board of Appeals March 14, 2023
Mr. Rojas stated their garage is bigger than most neighbors.
Mr. Pirog asked if the water would flow to the street.
Ms. Bremanis stated she doesn’t have elevations.
Ms. Bremanis clarified they are not adding any more lot coverage just height.
Mr. Rojas stated the fence does not go all around the property.
Ms. Bremanis referred to existing conditions slide to show the fence.
Mr. Bialy stated they are not changing any flood issues because they are not
covering more of the property. He stated he can change the pavers to wood if
that would help.
Mr. Pirog asked staff if they are aware of flooding.
Ms. Bremanis stated engineering has reviewed and had no issues.
Mr. Skorski stated the square footage is not changing and the Petitioner is willing
to remove the pavers. He stated the peak of the roof will not change the amount
of rain and the amount of concrete is the same.
Discussion on removing the pavers.
Ms. Rojas submitted pictures of flooding in backyards off Quentin.
There were no further questions. The public hearing was closed.
Mr. Luszczak made a motion to approve subject staff’s conditions;
seconded by Mr. Cavanaugh
DELIBERATIONS:
Mr. Luszczak stated the flooding should not be affected because the coverage of
lot remains the same. He pointed out the garage is not visible to the street and
the extra storage is good for the owner.
Mr. Cavanaugh stated he understands staffs’ concern and likes that the petitioner
is willing to lower the height a little. He stated he understands the need for
storage.
Ms. Wood stated she lives in the neighborhood so knows the petitioner has done
a great job of cleaning up the home. She stated there are smaller homes in the
neighborhood and some with bigger garages. She pointed out the majority of the
garage won’t be visible from the street. Ms. Wood stated flooding is always a
concern and should be explored. She stated the new garage can be an
opportunity to reroute the water flow. She stated she thinks removing the pavers
could help.
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Minutes Zoning Board of Appeals March 14, 2023
Mr. Pirog stated he thinks removing the pavers would help but thinks the garage
in itself will change the neighborhood. He stated he does not think there is a
need for such a large second floor.
Ms. Wood summarized that this request has met the standards and was
approved by a vote of 5-1. This item will tentatively go to Village Council on
April 3, 2023
RESULT: RECOMMENDED TO APPROVE [5 TO 1]
MOVER: Jerry Luszczak, Commissioner
SECONDER: Kevin Cavanaugh, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh
NAYS: Pirog
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Minutes Zoning Board of Appeals March 14, 2023
4. 294 N. MacArthur Drive
Notice was published in the Daily Herald on February 27, 2023 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Application for Variation
2. Proof of Ownership
3. Plat of Survey
4. Site Plan
5. Elevations
6. Public Notice
Sworn in the petitioner: Ms. LaRayne Hamman 294 N. MacArthur Drive
Ms. Hamman explained she is looking to build a larger covered front stoop for
entry of guests, packages, holiday decorating, and to make her home a little
different. She stated her house has an alcove which has been issue with
packages and trick or treaters. She stated this will give more space to hand out
treats.
Ms. Wood stated she understands wanting a larger stoop. She asked why they
want so big to need a variation.
Ms. Hamman explained she wants the extra area to be covered to protect
packages and wants more area for holiday decorating.
Mr. Bradshaw gave a brief overview explaining the existing stoop is 7ft by 4ft and
the proposed is 11ft by 6ft. which extends the roof overhang and encroaches 5ft
into required front yard setback. He explained the petitioner is requesting the
larger stoop to allow adequate room for visitors and deliveries. Mr. Bradshaw
explained per code within the residential district a front stoop is a permitted
obstruction in the front yard so long as the maximum size does not exceed 9ft by
5ft. He stated Community Services and Engineering have reviewed and had no
issues.
Ms. Wood asked if other properties have similar variations.
Mr. Bradshaw stated this is the first one he has seen.
Ms. Bremanis stated there are two on Benton but were a little higher both
covered. She stated both like this were open style.
STAFF RECOMMENDATION:
The Petitioner is proposing to expand and cover an existing front stoop to allow
for it to adequately function as a space for deliveries and for visitors. Although
the majority of the front stoops in the surrounding neighborhood are relatively
smaller the size, the open-style of the canopy, and the 25’ setback from the front
property line should not alter the essential character of the locality. Therefore,
Staff recommends approval of the Variation, subject to the following condition:
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Minutes Zoning Board of Appeals March 14, 2023
1. The Variation shall substantially conform to the Site Plan and Elevation Plan
submitted by the Petitioner, LaRayne Hamman, except as such plans may be
changed to conform to Village Codes and Ordinances.
There were no further questions. The public hearing was closed.
Mr. McGinn made a motion to approve subject staff’s conditions; seconded
by Ms. Roth-Wurster.
DELIBERATIONS:
Mr. McGinn stated it is a minor request that won’t have an impact or alteration to
the character of the locality.
Ms. Roth-Wurster stated it meet the standards. She stated she thinks the minor
change will look nice will add value to the home.
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 April 3, 2023
RESULT: RECOMMENDED TO APPROVE [UNANIMOUS]
MOVER: Theodore McGinn, Commissioner
SECONDER: Cindy Roth-Wurster, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh, Pirog
VILLAGE OF PALATINE Page 12
Minutes Zoning Board of Appeals March 14, 2023
5. 365 W. Northwest Highway
Notice was published in the Daily Herald on February 27, 2023 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Application for Special Use Amendment
2. Proof of Ownership
3. Business Plan
4. Floor Plan
5. Public Notice
Sworn in petitioner: Mr. Manny Rafidia, Mr. Jeremy Rafidia, Mr. Henry
Rafidia, 365 W Northwest Hwy
Mr. Manny Rafidia stated him and his family own and manage Hot Pockets and
One Taco and Dos tequila. He stated both businesses have done well bringing
lots of customers to the area. He stated they have experienced hardship in the
last few years because tenants have moved out. Mr. Manny Rafidia stated they
have replaced the medical and office spaces with more entertainment and
restaurants creating a more lively and productive environment. He explained he
brought in live music entertainment to Hot Pockets but found out it was not
allowed under the approved use. He stated they immediately stopped and
started the process to get approved. Mr. Manny Rafidia explained they are
asking for a DJ once a week and maybe small bands on the weekend and to
extend the hour to 2am.
Mr. Pirog pointed out the application is reverse.
Mr. Henry Rafidia stated the application is correct.
Mr. Pirog asked about the hours of the DJ.
Mr. Henry Rafidia stated 10-1am. He explained they close at 2am so this will
give ample amount of time to get everyone out.
Ms. Wood clarified the requested hours are Friday and Saturday open to 2am
and the music would stop at 1am.
Mr. Henry Rafidia answered, yes.
Ms. Wood clarified the requested time for Wednesday is midnight.
Mr. Henry Rafidia answered, yes, but the live entertainment would end at 10pm.
Ms. Wood stated an objector’s letter with photos was submitted.
Mr. Pirog asked if any studies were done on how loud this would be.
Mr. Henry Rafidia explained they plan on using the existing house speakers. He
explained the bands are Wednesday night to support local bands and create a
community for people to hang out.
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Minutes Zoning Board of Appeals March 14, 2023
Mr. Pirog asked if bands bring their own sound equipment.
Mr. Henry Rafidia stated if they bring their own they will check the decibels.
Mr. Pirog asked if there are outside speakers.
Mr. Henry Rafidia answered yes they currently have outside speakers.
Mr. Pirog asked staff if there is a limit on decibels
Mr. Bradshaw answered no not for the commercial district. He explained the
code indicates you should not hear from outside the boundaries of the site.
Ms. Wood clarified the entertainment will be inside but the music will be played
outside as well.
Mr. Manny Rafidia stated there are speakers outside for people who choose to sit
outside.
Mr. Henry Rafidia explained the volume is controlled separately outside.
Ms. Wood asked if the back door is ever open that music may be heard.
Mr. Henry Rafidia referred to floor plan to show location of band and location of
emergency exit that they do not use. He stated the back door for the kitchen is
on other side away from band.
Ms. Wood asked if clientele will increase.
Mr. Henry Rafidia stated Wednesdays are slow and hope this will be an
opportunity to bring more people out and support the local entertainment.
Ms. Wood asked if there is a dancing area.
Mr. Henry Rafidia answered explaining they are not building out a stage so it will
be similar to the existing juke box but will hopefully draw a younger crowd. He
stated they are not turning into a music venue.
Ms. Wood asked about parking.
Mr. Henry Rafidia stated it has worked well with the mix of tenants in the center.
Ms. Roth-Wurster asked about the seating capacity.
Mr. Henry Rafidia answered 165.
Mr. Manny Rafidia stated he has owned the center since 1995 and was one of
the promoters for the developer to build the subdivision behind his center. He
stated he allowed the fire trucks to utilize his lot for emergency access to the
development.
Mr. McGinn asked about concerns with security and if there has been any issues.
Mr. Jeremy Rafidia stated they have security cameras in both front and back of
both businesses and have had no issues.
Ms. Wood asked how the cameras are monitored.
Mr. Jeremy Rafidia stated they have security screens in the office to view.
Ms. Wood asked if anyone is real time monitoring.
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Minutes Zoning Board of Appeals March 14, 2023
Mr. Jeremy Rafidia answered no but has a 30 day back-log of recording to look
back at if need be.
Ms. Wood asked what the normal crowd attendance is.
Mr. Jeremy Rafidia answered maybe 100.
Ms. Wood asked what the busiest day is.
Mr. Jeremy Rafidia stated maybe Saturday because the crowd comes in
throughout day.
Mr. Bradshaw gave a brief overview explaining the petitioner is proposing to
amend their previously approved Special Use for Hot Pockets Sports Bar. He
stated the amendment would allow live entertainment, alterations to the floor
plan, and changes to the hours of operation. He stated there was a parking
variation granted in 2021 and will remain valid since no changes to seating or
expansion. He stated Community Services, Fire Prevention and the Police
Department have reviewed and no issues were identified.
Ms. Wood asked about liquor license allowance
Mr. Bradshaw explained the liquor license allows to serve alcohol to 1am and is
not facilitated by zoning.
Ms. Wood asked if there are similar businesses that are that close to residential
areas.
Mr. Bradshaw stated Durty Nellies is comparable being close to the apartment
buildings and properties along tracks and have similar liquor license.
Sworn in Mr. Mike Osterbur 649 N. Hidden Prairie Ct
Mr. Osterbur asked what the current hours of the business are. He stated he
sent photos to staff. He stated his house is close to the back door and is
concerned about the noise. He expressed concern with the increased traffic and
the noise from cars and the dumpster. Mr. Osterbur stated he want to be good
neighbors but thinks is concerned with security with younger crowds later at night
possibly entering their properties.
Mr. McGinn asked if they have had issues with car break ins.
Mr. Osterbur answered no. He stated he is concerned with the extended hours.
He stated he can hear the music with current system on the weekends and is
concerned with being open till 2am it will create all kinds of problems including
noise traffic, loitering and pulling more people into residential area. Mr. Osterbur
stated he is concerned it will affect properties.
Ms. Wood asked when he can hear the music.
Mr. Osterbur stated he can hear it even when the door is closed.
Mr. Pirog asked why he hasn’t called police
Mr. Osterbur stated he wants to be a good neighbor. He stated it is not so loud
and he goes to these establishments. He stated he does not want it to be an
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Minutes Zoning Board of Appeals March 14, 2023
entertainment district.
Ms. Wood asked if his windows are open.
Mr. Osterbur stated he can hear with them closed. He referred to the aerial to
show how close his house is.
Sworn in Mr. Mitul Patel 668 N. Hidden Prairie Ct
Mr. Patel stated he has the same concerns as Mr. Osterbur regrading noise and
late nights.
Ms. Wood asked if he can hear the noise.
Mr. Patel answered no.
Mr. Luszczak asked if his concern is hours or live entertainment
Mr. Patel stated his concern is because he is not sure what it will sound like. He
spoke to the noise from Durty Nellies and is concerned it will be as loud. He
stated he has daughter so noise is a big concern.
Sworn in Mr. Herold Hamilton 657 N. Hidden Prairie Ct
Mr. Hamilton echoed same concern. He stated they already have a variance and
thinks the change from sports bar to entertainment will change the character. He
stated on New Year’s Eve there were people lighting fireworks in their lot. Mr.
Hamilton stated there is a different crowd that comes out from midnight-2am.
Sworn in Mr. Mike Studsman 596 N. Hidden Prairie Ct
Mr. Studsman stated he wants to support the request. He stated he does not
see it being like Durty Nellies because there is no dance floor. He stated he
doesn’t hear any noise and thinks if they are using the same speakers the noise
will not change.
Sworn in Mr. David Barszcz 1540 N. St. Marks Palatine, IL
Mr. Barszcz stated he is in support. He stated he is the DJ and been in business
for 25 years. He stated he knows how to control the crowd.
Mr. Pirog asked how he controls the volume.
Mr. Barszcz stated he will have his own board hooked up to their speakers and
will work with management.
Ms. Wood asked about the volume change.
Mr. Barszcz stated there should be no change. He stated he is a professional
that is retired from the bank.
Mr. Osterbur asked if Mr. Studsman works at Hot Pockets.
Mr. Studsman answered no.
Mr. Osterbur pointed out there can a turnover of DJs and asked about the age of
the bands.
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Minutes Zoning Board of Appeals March 14, 2023
Mr. Henry Rafidia stated they are willing to work with the neighbors. He stated if
the music is off an hour before they close people won’t loiter.
Discussion on current hours and the proposed changes.
Mr. Henry Rafidia stated they will add signs on back doors to remind employees
to not slam on dumpsters or hang in back.
Mr. Jeremy Rafidia stated they will install door closures so doors don’t slam.
Mr. Henry Rafidia stated they closed at 7pm on New Year’s Eve so fireworks
were not their customers.
Ms. Wood asked about the volume.
Mr. Henry Rafidia explained the speakers are for the juke box and is zoned for 2
zones and was installed under standards by a company. He stated the speakers
are intended for lower music which forces them to keep the music lower to keep
quality up. Mr. Henry Rafidia stated the bands will not be underage.
Mr. Pirog asked if they are open to a line of communications with residents.
Mr. Henry Rafidia answered yes stating a lot of the neighbors are customers.
Ms. Wood asked how important is extending the hours to midnight.
Mr. Henry Rafidia stated they will close earlier if they are not busy. He stated the
midnight allows couples to come out after kids go to bed’.
Sworn in Ms. Deb Gabriel 135 N. Babcock DR
Ms. Gabriel stated other restaurants are open till midnight so thinks should be a
level playing field.
Ms. Wood stated it depends on liquor license.
Sworn in Ms. Leslie Paul-Osterber
Ms. Osterber stated she has lived there 10 years. She stated when she bought it
was a medical building and now it is entertainment. She stated it is loud and they
try to ignore. She is concerned with being open later there will be later noise.
She spoke to the fences and dumpster enclosure being broken and dilapidated.
Ms. Osterber stated it used to be quiet and now has changed adding more noise
and traffic.
Mr. Osterbur asked why 2am when midnight is reasonable.
Mr. Patel asked if they are currently open to 2am or are the hours changing.
Mr. Bradshaw stated the previous special use was for 12am. He stated the
petitioner indicated they are open till 2am. He explained they are here today to
amend the existing special use to extend the hours.
Mr. Manny Rafidia stated there are 2 big signs with his phone number and name
for anyone to reach out to him. He stated he spoke to the neighbors as soon as
they opened and asked them to wait and see how it goes. He stated he has
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invested his own money to keep property going because they could not find any
other tenants. Mr. Manny Rafidia stated the vacancy would have been an eye
sore.
Mr. Henry Rafidia stated they will address employees about hanging outside. He
stated their customers are looking for 2am because other establishments are
open that late.
Mr. Patel stated he appreciates the open lines of communication. He stated his
concern is the uncertainty.
STAFF RECOMMENDATION:
The Petitioner proposes to have live entertainment as part of their restaurant
operations. The proposal also includes alterations to the existing floor plan and
hours of operation to accommodate said live entertainment. The application
indicates that there are no plans to install any additional seating for the live
entertainment events, and the proposed hours of operation are compliant with
the hours permitted by the liquor license classification, the proposed use should
not cause substantial injury to the value of the surrounding properties in the
neighborhood. Therefore, Staff recommends approval of the Special Use
Amendment, with the following conditions:
1. The Special Use shall substantially conform to the Floor Plan submitted by the
Petitioner, Manny Rafidia, except as such plans may be changed to conform to
the Village’s Codes and Ordinances.
2. Staff shall conduct a Live Entertainment Special Use review not more than 3
months after the live entertainment occupancy is implemented, to determine if
noise control measures are necessary, at the discretion of the Village Council.
Staff reserves the right to recommend additional conditions to the Live
Entertainment Special Use for Village Council review.
Discussion on distance from hot pockets to closest residential.
There were no further questions. The public hearing was closed.
Mr. Cavanaugh made a motion to approve subject staff’s conditions;
seconded by Mr. Luszczak.
DELIBERATIONS:
Mr. Luszczak stated the sound should not get louder since they are using the
same speakers. He stated he has some concern about the hours same as
residents.
Mr. McGinn pointed out the location abuts Northwest Highway. He stated it is a
strip mall in a commercial high traffic area so the noise will always be a factor.
He stated he does not think the Special use will contribute that much more.
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Ms. Roth-Wurster spoke to the standards. She stated the shopping center used
to have live entertainment. She stated the hours won’t have that much impact.
She stated she has a lot of friends that get off late at night and are looking for
somewhere to hang out. She stated they are trying to expand operation with the
limited space so won’t be able to have big bands. Ms. Roth-Wurster stated she
does not think it will be much different than what is currently and thinks it is good
they are addressing the neighbors’ concerns.
Mr. McGinn stated the petitioners’ proposal is well thought-out. He pointed out
they have invested money in security and will continue to operate accordingly.
Ms. Wood stated she is concerned with how close to residential. She spoke to
the neighbors’ concern about noise and the extended hours and how it can
create injury to neighboring properties being residential.
Ms. Wood summarized that this request has met the standards and was
unanimously approved by a vote of 5-1. This item will tentatively go to
Village Council on April 3, 2023
RESULT: RECOMMENDED TO APPROVE [5 TO 1]
MOVER: Kevin Cavanaugh, Commissioner
SECONDER: Jerry Luszczak, Commissioner
AYES: Roth-Wurster, Luszczak, McGinn, Cavanaugh, Pirog
NAYS: Wood
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6. 218- 220 N Northwest Highway
Notice was published in the Daily Herald on February 27, 2023 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Application for Special Use & Variation
2. Proof of Ownership
3. Plat of Survey
4. Site Plan
5. Elevations
6. Floor Plan
7. Signage Plans
8. Public Notice
Sworn in Mr. Mitch Goltz GW Properties 2211 N. Elston Chicago IL
Mr. Goltz stated they recently acquired the property in foreclosure. He spoke to
the unique configuration. He stated it was formerly Mother Cluckers restaurant.
He stated the site has no landscaping with 5 curb cuts. Mr. Goltz stated the
building is in poor condition, boarded up from a car driving through it. He stated
he has tried to market it but no one wants to lease the existing building. He
stated they are proposing a complete redevelopment of the site. Mr. Goltz
explained they will do a compete demo of the building bringing in a national
tenant named Strickland Brothers Oil who has over 125 locations across the
country. He stated it fits on the site and will be a quiet use complimenting the
other uses in the area. Mr. Goltz stated they will be adding landscaping, cleaning
up the setbacks and consolidating the curb cuts. He spoke to the daily
operations including oil changes, state inspection, and routine maintenance. He
stated there will be no body work, no overnight storage, approx. 3 employees
and no peak hours or lines. He stated it will meet all codes in Palatine and state
regulatory bodies.
Ms. Wood asked how many service bays.
Mr. Goltz answered 3.
Ms. Wood asked when the property was purchased and what was anticipated.
Mr. Goltz explained they were looking to renovate and lease to other tenants
before the car drove through it. He stated with the site configuration is irregular
and difficult to find a user that would fit on the site.
Ms. Wood asked about the bay doors being open.
Mr. Goltz explained there are no hydraulic lifts but rather there will be pits under
the cars. He stated the customers stay in their cars during the service which
allows a smooth transition. He stated the doors stay open throughout the day.
Mr. Goltz stated the building is insulated, there will be no loud noises so no
concerns that sound will emanate out of the property. He stated there is no on-
site storage of chemicals.
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Ms. Wood asked if there are additional services.
Mr. Goltz stated they will do tire rotations but do not sell tires to install. He stated
there is no body work or overnight storage. He spoke to the stacking capabilities
accommodating 3 cars waiting but stated it is highly unlikely to have a line
waiting.
Mr. McGinn asked if the intended entry going east on Hicks Rd.
Mr. Goltz stated with Colfax being a one way Street he believes the vast majority
of people will come in off Northwest Highway. He stated there is a capability to
enter in off all three streets.
Ms. Bremanis gave a brief overview explaining the variation is in regards to the
10 ft. setback requirement of a side yard abutting a street. She stated the current
building is setback 1ft. and when the petitioner tried to meet the setback they
could not accommodate the two lanes in the front that staff felt was more
important for traffic flow than requiring the relief for the 5ft. She spoke to the
current curb cuts and how the proposed will create a more consistent entry and
exit of the property. Ms. Bremanis stated in addition to rebuilding the buildings
they have submitted landscaping plans to add green space along with trees and
plants around the property. Ms. Bremanis referred to the slides to show a sample
of the signage.
Ms. Roth-Wurster asked if there will be additional signage other than the wall
signs.
Ms. Bremanis indicated they are reusing the existing freestanding sign cabinet,
referring to slide to show location.
Mr. Pirog asked about traffic concerns.
Mr. Goltz stated it is not a high traffic use.
Ms. Bremanis stated staff reviewed stacking possibilities.
Ms. Bremanis stated Community Services, Engineering, and Fire Prevention
have reviewed and had no issues.
Ms. Deb Gabriel previously sworn in.
Ms. Gabriel stated she has a business in office space on Colfax. She stated she
is concerned about the exit onto Colfax being a one way street. She stated she
is also concerned about parking. She asked about the change of curb cuts on
Colfax.
Ms. Bremanis stated the concern was to not be directly across from Starbucks.
Ms. Gabriel stated she is concerned about safety. She asked if there could be
more signage to indicate not to block intersection.
Discussion on parking.
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Ms. Gabriel asked about the street parking on Colfax.
Ms. Bremanis stated there are no proposed changes.
Ms. Gabriel asked if more can be added since they are reducing the number of
entries.
Mr. Goltz stated there should be more parking because they are closing all the
access points. He stated he does not see any conflicting traffic pattern being a
one-way street.
Ms. Gabriel stated she is concerned they will try to turn the wrong way.
Mr. Goltz stated they can have a sign saying no right turn.
Ms. Bremanis pointed out Colfax and Northwest Highway are IDOT roads and
will be reviewed by them.
STAFF RECOMMENDATION:
The proposed building redevelops a vacant commercial site. The redevelopment
will improve the site and the use is consistent with the neighboring businesses
along Northwest Highway. In addition, the plans indicate that the building will be
insulated and the majority of the work is done in a pit, which further reduces
noise. Oil changes uses require Special Use review and are considered a
category of auto repair in the Code. This allows Staff and the ZBA to further
evaluate the merits of the proposed use.
The site meets the other bulk zoning requirements, with the exception of the side
yard setback. The current building provides an approximately a 1-foot side yard
abutting a street setback lot line along N. Hicks Place. The proposed building will
be setback 5 feet increases the existing setback by 4 feet. This section of
Northwest Highway is a decidedly commercial corridor. There other more
intensive similar uses in the area. When Northwest Highway was reconfigured,
IDOT determined that Colfax Street would be one-way west bound (north side of
the Subject Property) and Hicks Place would provide access back through
Northwest Highway for east bound vehicles exiting the property.
Therefore, Staff recommends approval of the Special Use and Variation,
pursuant to the following conditions:
1. The Special Use and Variation shall substantially conform to the site plan
prepared by Mark T. DiGanci, architect dated 2/23/2023, elevations plans
prepared by Oak Line Studio, Architecture and Design dated 2/08/2023 and the
business plan, except as such plans may be changed to conform to Village
Codes and Ordinances.
2. A Plat of Consolidation shall be submitted in a manner acceptable to the Director
of Planning and Zoning and the Village Engineer.
3. The final traffic direction signage within the Subject Property will be submitted in
a manner acceptable to the Village Engineer.
There were no further questions. The public hearing was closed.
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Mr. McGinn made a motion to approve subject staff’s conditions; seconded
by Ms. Roth-Wurster
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DELIBERATIONS:
Mr. McGinn stated it is a unique parcel and cannot imagine a better use. He
stated the plan proposed is well thought out. He stated it will fit into the character
of the locality and thinks the standards have been met.
Ms. Wood agreed with Mr. McGinn. She stated for an imperfect parcel this is a
close to perfect solution. She stated it will be less parking demand than a
restaurant and thinks it meets the standards so is in favor.
Ms. Roth-Wurster agreed with Ms. Wood.
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 April 3, 2023
RESULT: RECOMMENDED TO APPROVE [UNANIMOUS]
MOVER: Theodore McGinn, Commissioner
SECONDER: Cindy Roth-Wurster, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh, Pirog
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IV. COMMUNICATIONS
V. ADJOURNMENT
1. Motion to Adjourn
Mr. McGinn made a motion to adjourn; seconded by Ms. Roth-Wurster
RESULT: MOTION CARRIED BY VOICE VOTE [UNANIMOUS]
MOVER: Theodore McGinn, Commissioner
SECONDER: Cindy Roth-Wurster, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, McGinn, Cavanaugh, Pirog
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VILLAGE OF PALATINE Page 26
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 ● MARCH 14, 2023
Village Hall - Council Chambers Regular Meeting 7:00 PM
I. CALL TO ORDER
II. MINUTES APPROVAL
1. Zoning Board of Appeals - Regular Meeting - Feb 14, 2023 7:00 PM
III. PUBLIC HEARING
1. 640 W. Colfax Street
To be continued to the March 28, 2023 ZBA Meeting
2. 294 N. MacArthur Drive
Variation to permit a stoop in the required front yard to be 11’ x 6’, instead of the
maximum permitted 9’ x 5’.
3. 720 E. Delgado Drive
Variation to permit a fence to be set back 1 foot from a side property line abutting
a street, instead of the minimum required 3 feet.
4. 108 S Walnut Street
Special Use to permit an accessory structure to exceed the maximum height
allowed of one (1) story, not to exceed 15 feet at midpoint or the highest point of
the principal structure;
Variation to permit lot coverage to be 49%, instead of the maximum permitted
45%.
5. 365 W. Northwest Highway
Special Use Amendment to permit a floor plan alteration, changes to hours of
operation, and to permit live entertainment.
6. 218- 220 N Northwest Highway
Special Use to permit an automobile service center (oil change) .
Variation to permit a side yard abutting a street to be 5 feet instead of the
required 10 feet.
IV. COMMUNICATIONS
VILLAGE OF PALATINE Page 1
Agenda Zoning Board of Appeals March 14, 2023
V. ADJOURNMENT
VILLAGE OF PALATINE Page 2
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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 ● FEBRUARY 14, 2023
Village Hall - Council Chambers Regular Meeting 7:00 PM
I. CALL TO ORDER
Attendee Name Title Status Arrived
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
Cindy Roth-Wurster Commissioner Present
Jan Wood Commissioner Present
Jerry Luszczak Commissioner Present
Theodore McGinn Commissioner Absent
Kevin Cavanaugh Commissioner Present
John Pirog Commissioner Present
Staff present: Mr. Ben Vyverberg & Mr. Alex Bradshaw
II. MINUTES APPROVAL
1. Zoning Board of Appeals - Regular Meeting - Jan 10, 2023 7:00 PM - Accepted
Mr. Cavanaugh made a motion to approve the minutes of 1/10/23; seconded
by Ms. Roth-Wurster
RESULT: ACCEPTED [UNANIMOUS]
MOVER: Kevin Cavanaugh, Commissioner
SECONDER: Cindy Roth-Wurster, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, Cavanaugh, Pirog
ABSENT: McGinn
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III. PUBLIC HEARING
1. 254 N. Northwest Highway - Recommended to Approve
Notice was published in the Daily Herald on January 30, 2023 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
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
4. Floor Plan
5. Business Plan
6. Public Notice
Sworn in staff: Mr. Ben Vyverberg and Mr. Alex Bradshaw
Sworn in the petitioner: Mr. Ernesto Ayala 254 N. Northwest Hwy
Mr. Ayala stated they have three locations and are currently looking for Special
Use approval at this location. He stated it was the same business for several
years but during Covid closed. He explained they opened their first location in
2017 and looking to expand and keep all locations within a 20-25 minute travel.
He stated each location has its own themes and puzzles which makes people
travel between locations. Mr. Ayala stated they have enthusiasts in the area
looking for the location to reopen. He stated they keep the games family friendly
and educational and is great for team building. He stated it is a small operation
and will be manned by 2 fulltime and 1 part time employees. He stated the hours
will be consistent with other locations.
Ms. Wood asked if more than one game go at the same time.
Mr. Ayala answered no explaining the games are staggered and appointment
based only to ensure staffing, and parking is not overwhelmed.
Discussion on staggering times.
Ms. Wood asked what maximum capacity for each room is.
Mr. Ayala explained it depends on the size of room, but 2-8 is usual.
Ms. Roth-Wurster asked about themes.
Mr. Ayala stated they have spy thrillers, family friendly, and educational and try to
get a mix at each location.
Mr. Bradshaw gave a brief overview stating the subject property is zoned B2
general business with a tenant space of approx. 1600 sqft. He stated a Special
Use was granted in 2016 for the same type of business. He stated the
petitioner’s proposal is to revive the same use at the location. Mr. Bradshaw
spoke to the business plan being appointment based and lasting approx. one
hour each time slot. He spoke to variation for parking that remains valid and the
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cross action parking agreement with Starbucks that was condition for previous
Special Use. Mr. Bradshaw stated Fire Prevention reviewed and has indicated
any additions to walls, doors, door releases, and fire alarm changes will be
reviewed in a building permit. He stated Community Services also reviewed and
had no issues.
Ms. Wood asked staff if there are any records with parking problems with the
previous tenant.
Mr. Bradshaw answered no, not that staff is aware.
STAFF RECOMMENDATION:
Panic Escape Room would occupy a vacant tenant space in an existing building
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
with one tenant. The previous tenant at this location was also an escape room
business, and had built out the space in a way that fits the current Petitioner’s
needs. Additionally, Staff has no parking concerns as there is an existing parking
Variation in place, along with a shared parking and cross access agreement
between the Subject Property and the adjacent Starbucks. Ultimately, the
proposed use should not cause any injury to the value of the surrounding
neighborhood. Therefore, Staff recommends approval of the Special Use, subject
to the following conditions:
1. The Special Use shall substantially conform to the Floor Plan and Business Plan
submitted by the Petitioner, Ernesto Ayala, except as such plans may be
changed to conform to Village Codes and Ordinances.
2. All interior locks for games rooms shall be tied to the fire alarm for automatic
release upon activation of the fire alarm.
3. The final emergency/exit lighting and fire alarm plan shall be submitted in a
manner acceptable to the Fire Marshal.
There were no further questions. The public hearing was closed.
Mr. Cavanaugh made a motion to approve subject staff’s conditions;
seconded by Ms. Roth-Wurster.
DELIBERATIONS:
Mr. Cavanaugh stated it meets the standards being the same type of business as
what was there.
Ms. Roth-Wurster agreed with Mr. Cavanaugh stating it is similar business and
they have experience.
Ms. Wood stated it is great someone is taking over the business. She stated she
was concerned with releases and parking but staff has reviewed. She state she
thinks it will compliment Starbucks with the operation hours.
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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 March 6, 2023.
RESULT: RECOMMENDED TO APPROVE [UNANIMOUS]
MOVER: Kevin Cavanaugh, Commissioner
SECONDER: Cindy Roth-Wurster, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, Cavanaugh, Pirog
ABSENT: McGinn
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
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2. 773 N. Quentin Road - Recommended to Approve
Notice was published in the Daily Herald on January 30, 2023 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Application for Special Use Amendment and Variation
2. Proof of Ownership
3. Patio Site Plan & Floor Plan
4. Business Plan
5. Proposed Sign
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
6. Email Objection dated 1/30/23- Collins
7. Public Notice
Sworn in the petitioner Mr. Michael Waters 773 N Quentin Road General
Manager for Pink’s Shrimp
Mr. Waters explained they are looking to build a patio for seasonal outdoor dining
to enhance the shopping center and surrounding area. He spoke to the walk
score and how the more amenities near the homes the higher rated it is
increasing the value. He stated they have successfully operated a catering
company, event space and a restaurant at location for 8 years and have been
respectful neighbors to the surrounding businesses and residents. He stated they
have held events in the location of the proposed patio without causing any undue
disturbances to the surrounding properties. Mr. Waters stated during Covid they
had a make shift patio being beneficial to customers and the area neighbors
appreciated. He spoke to the proposed fence being 8ft between the patio and the
neighboring properties behind creating a better barrier. He stated the patio hours
will align with the current restaurant hours with no late nights or music on the
patio. Mr. Waters stated the patio is an investment in not only the business but
also the community. He stated the requested sign is situated on Quentin Road
replacing the current approved CCK sign to one that advertises Pinks.
Ms. Wood asked if sign will be professionally made.
Mr. Waters answered yes.
Ms. Wood asked if it would be submitted to Village for approval.
Mr. Vyverberg answered yes explaining it will need permit approval.
Ms. Wood asked if there were any complaints during Covid from the patio.
Mr. Vyverberg answered no not that staff is aware. He state they also had
outdoor events with no complaints made.
Ms. Wood asked about Brandt’s outdoor seating and the distance to the
residential area.
Mr. Vyverberg stated it is approx. 85 ft.
Ms. Wood asked if staff is aware of any noise complaints for Brandt’s.
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Mr. Vyverberg answered no.
Ms. Wood asked if there will be lights string on the patio.
Mr. Waters stated it has not been discussed.
Ms. Wood asked what month it will open.
Mr. Waters stated it will open when weather starts getting nice.
Ms. Wood asked if they plan on opening this year.
Mr. Waters answered yes.
Ms. Wood asked if they will have outdoor heating.
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
Mr. Vyverberg explained the patio is proposed for seasonal outdoor use running
generally March 15-November 15 comparable to downtown outdoor seating. He
stated heaters would require a permit and review from Fire Prevention.
Ms. Wood asked about the fence.
Mr. Waters explained they are trying to update because it is not sufficient.
Discussion on current fence and height of proposed fence and what code allows.
Mr. Pirog asked whose responsibility is the fence.
Mr. Vyverberg explained under the zoning review for the special use staff is
requiring the fence.
Ms. Wood asked if the fence running east and south.
Mr. Waters answered yes.
Mr. Pirog asked if there is any parking concern.
Mr. Vyverberg gave a brief overview. He spoke to the center and the distance
between the two buildings. He spoke to a previous parking variation for Oak
Alley which is no longer in operation. Mr. Vyverberg stated the proposed use will
not impact the current parking situation. He stated the proposed patio area will
be 55ft by 10ft with 24 seats. He referred to slide to show existing parking
spaces explaining with the proposed patio would require changes including the
parking spots to be angled and adding a one way drive aisle heading east. He
stated this will cause them to lose 2 parking spaces but in staff analysis it was
determined the dumpster can be relocated if needed.
Mr. Pirog asked where the exit is.
Mr. Vyverberg explained a traffic signage plan will be required.
Mr. Pirog asked about barriers to prevent cars from being able to drive into patio.
Mr. Vyverberg stated they will require bollards that will have to be inset into the
ground.
Ms. Wood clarified staff has reviewed and there is enough room.
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Mr. Vyverberg answered yes.
Ms. Wood asked if the food truck will be there at any time.
Mr. Waters answered no stating both trucks will stay at CCK.
Mr. Vyverberg spoke to the conditions of the Special Use transfer.
Ms. Wood asked about the hours.
Mr. Waters stated they are open Wednesday -Saturday 11-8pm and Sunday 11-
7pm.
Ms. Wood asked if the patio hours would be same.
Mr. Waters answered yes.
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
Ms. Roth-Wurster asked if the outdoor would be serviced by a server.
Mr. Waters explained there will be a food runner delivering food.
Ms. Wood stated the business plan indicated pickup would be inside.
Mr. Waters explained all transactions are inside at the counter but food will be
brought to you.
Sworn in Mr. Brett Buccola 781 N Vern Ellen Ct
Mr. Buccola asked about the fence stating it is important to the community
referring to aerial to show concern of distance from units to restaurant. Mr.
Buccola submitted pictures as exhibit. He expressed concern with current fence
being see through. He expressed concern with the humming noise of the
existing hood fans on the roof requesting a wall to damper the sound from the
fans. He expressed concern with the electrical transformer and the security
cameras that have the ability to look into their properties. Mr. Buccola asked how
they will service the customers. He again expressed concern with noise and
hours of operations stating they can hear the music from the fests during the
summertime and thinks a solid 8ft fence would help. He stated he and his wife
visits the location and enjoys the food.
Mr. Vyverberg stated staff was recently made aware of the concern of rooftop
units and observed during his site visit. He stated the petitioner is willing to
address, has had a contractor come out to inspect and is working toward getting
into compliance. He stated staff is in agreement with fence concerns and will be
corrected.
Ms. Wood asked if the fence will be required to be solid.
Mr. Vyverberg stated it will need to be solid and 8ft in height.
Ms. Wood asked if there is traffic flow behind building.
Mr. Vyverberg stated directional traffic signage will be required.
Ms. Wood asked about security cameras.
Mr. Vyverberg stated staff was not aware that was an issue and is not aware of
the laws. He stated he will have to discuss with Village attorney and speak to
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petitioner.
Mr. Pirog clarified these concerns are not part of this proposal.
Mr. Vyverberg answered no and neither is condenser unit.
Mr. Vyverberg stated there will be no music on patio.
Mr. Cavanaugh asked if they are required to bring food out the front door.
Mr. Vyverberg stated he is unsure if there is a preference or if floor plan allows
alternate.
Mr. Waters stated they had someone check the hoods and everything looks fine.
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
He stated the plan food delivery plan is to run out the front door. He stated he
has measurements of spaces between the tables.
Mr. Pirog clarified there are no servers just delivering food.
Mr. Waters stated that is correct explaining all transactions are inside at the
register.
Ms. Wood asked if the service person suggested anything to buffer the noise.
Mr. Waters stated they said nothing was wrong offering to submit the invoice.
Mr. Vyverberg stated staff understands the concern and thinks there is a way to
work with petitioner.
Mr. Cavanaugh asked if the condenser could be fenced per code.
Mr. Vyverberg stated he is unsure what is allowed and will have to be reviewed.
Discussion on grade change and how it effects the height of the fence.
Sworn in Ms. Brooke Buccola 781 N Vern Allen Ct
Ms. Buccola asked they can extend hours. She asked who cleans up the
garbage from patio stating in the past garbage has gone through fence onto their
properties.
Mr. Vyverberg explained they are operating within a Special Use that has set
hours. They would need to get approval for a special use amendment for
extended hours.
Mr. Waters stated all transactions are done at counter, staff collects all trays and
will clean up all the garbage and cups left outside. He stated there will be
fencing around garbage containers and will be picked up 4 times a week.
Mr. Pirog asked about lighting on patio.
Mr. Waters stated it is unknown at this time.
Mr. Pirog asked if the lights are turned off after 8.
Mr. Waters explained lights are off at closing except security lights and signage.
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Ms. Wood asked Mr. Waters if there are problems should they be addressed to
him.
Mr. Waters answered yes, or Greg and Kristina.
STAFF RECOMMENDATION:
The proposed seasonal outdoor seating will not increase the required parking for
the center, which is presently over-parked. The patio will be curbed and
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
surrounded with bollard to prevent any conflicts with the adjacent parking lot.
Staff has discussed with the Petitioner the required condition to replace the
existing portions of the fence with a solid (up to a maximum height of 8 feet)
fence in the southern and eastern portions of the property adjacent to the tenant
space and seasonal patio. This should alleviate noise concerns for the use.
Also, the restaurant closes at 8 PM; Wednesday through Saturday and 7 PM on
Sunday.
While the initial Variation was elevation plan specific and limited to the previous
restaurant, the proposed sign would be placed in the same location and mirror
the previously approved square footage and height.
Therefore, Staff recommends approval of the Special Use Amendment and
Variation, subject to the following conditions:
1. The Special Use and Variations shall substantially conform to the business plan,
site plan and seasonal outdoor patio floor plan and the Pink’s sign elevation, all
submitted by the Petitioner, except as such plans may be changed to conform to
Village Codes and Ordinances.
2. The parking lot striping plan and traffic directional signage plan (including
pavement marking, if required) shall be revised in a manner acceptable to the
Village Engineer.
3. A fencing plan to replace portions of the existing fencing along the south and
eastern portions of the fence, adjacent to the tenant space and seasonal outdoor
seating area shall be submitted in a manner acceptable to the Director of
Planning and Zoning.
4. The seasonal outdoor seating area shall be subject to a three-month and nine-
month Staff review. If determined to be necessary by the Staff review, an
additional Village Council review may be required. If additional Village Council
review is required, the Village Council reserves the right to impose any additional
conditions on the Special Use, at such time of the review. Nothing shall preclude
the Village from any other enforcement and/or compliance actions afforded under
the Code of Ordinances.
There were no further questions. The public hearing was closed.
VILLAGE OF PALATINE Page 9
Packet Pg. 11
2.1
Minutes Zoning Board of Appeals February 14, 2023
Mr. Pirog made a motion to approve subject staff’s conditions; seconded
by Mr. Luszczak
DELIBERATIONS:
Mr. Pirog stated it is a similar sign in a similar location as the current approved.
He stated it meets the standards. He stated the outdoor seating is not as clean
cut but meets the standards. Mr. Pirog stated a lot of thought was made into
ensuring the public health safety and welfare is protected. He stated the
complaints and concerned are not related to the actual requests. He stated the
fence is being installed and will help with the noise and light so makes sense.
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
Ms. Wood stated in looking at the special use the value of the property has to be
considered. She stated noise and light can the impact value. She stated there
are ways to address concerns and staff will be looking into them. Ms. Wood
stated the 8ft fence will go a long way and thinks this is a better situation than the
food trucks. She stated the hours are reasonable. She stated the parking looks
tight but staff has reviewed and is ok with it. Ms. Wood stated she is comfortable
with approving with all the safeguards in place.
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 February 20, 2023.
RESULT: RECOMMENDED TO APPROVE [UNANIMOUS]
MOVER: John Pirog, Commissioner
SECONDER: Jerry Luszczak, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, Cavanaugh, Pirog
ABSENT: McGinn
VILLAGE OF PALATINE Page 10
Packet Pg. 12
2.1
Minutes Zoning Board of Appeals February 14, 2023
3. 850 E Northwest Highway - Recommended to Approve
Notice was published in the Daily Herald on January 30, 2023 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Application for Special Use and Variation
2. Proof of Ownership
3. Project Narrative and Business Plan
4. Plat of Survey
5. Site Plan
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
6. Floor Plan
7. Elevation Plan
8. Site Photos submitted by Petitioner
9. Public Notice
Sworn in petitioner: Mr. David Meek attorney of record 513 Central Ave
Highland Park, IL
Mr. Meek stated they are in the business of operating gas station convenience
marts throughout the Chicagoland area. He stated they have owned this
property for several years buy has been vacant and not want to renovate what
has previously been a gas station /auto repair facility. He explained they want to
reuse the existing building and turn the garage bays into retail such as a cellular
company and have a typical convenience store. Mr. Meek stated they want to
upgrade its appearance and roof lines, install additional landscaping, and new
tanks, repave site, provide tenant signage, reuse 20 ft. sign and reinvigorate the
corner. He stated they are looking for the special use for the service station
convenience mart and a variance for the existing building which is
nonconforming. Mr. Meek explained the new parking layout requires a variance
for the drive aisle. He stated they have addressed the standards in the packet in
full detail.
Mr. Pirog asked if they will service mostly cars or semis.
Sworn in Mr. Ahmed Saleh 799 N. York Street Elmhurst, IL
Mr. Ahmed Moctar 10736 Long Ave Oak Lawn, IL
Mr. Moctar stated there will be no parking for semis just a gas station with a
grocery store.
Mr. Saleh stated there is no diesel so no trucks will be filing up.
Ms. Wood asked about the square feet.
Mr. Meek explained each retail is approx. 1000 sq.ft. and 250 sq.ft. of storage in
the back.
Ms. Wood asked what percent is retail convenience.
VILLAGE OF PALATINE Page 11
Packet Pg. 13
2.1
Minutes Zoning Board of Appeals February 14, 2023
Mr. Meek referred to floor plan slide explaining the convenience is indicated at
retail C and retail A would be the cellular company retail.
Ms. Wood asked if it would be T-Mobile.
Mr. Meek stated they have no specific tenant but that kind of use goes with a gas
station.
Ms. Wood asked staff if retail needs a special use would they have to come back
for review.
Mr. Bradshaw answered, yes.
Mr. Meek pointed out the site plan includes a trash enclosure, code compliant
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
parking and good layout for site circulation.
Ms. Wood asked how many parking spaces will there be.
Mr. Meek stated there are 9 plus 1 handicap.
Mr. Bradshaw gave a brief overview stating the petitioner is requesting a special
use for a gas station convenience mart. He stated the location was previously
occupied by a gas station that had a special use under the Willow Creek planned
development but had lapsed due to being closed for more than 6 months, He
spoke to the business plan indicating there will be 2 employees per shift with
weekday hours being 12am-11pm and weekends 6am-10pm. Mr. Bradshaw
stated Community Services, Engineering and Fire Prevention have all reviewed
with no issues identified.
STAFF RECOMMENDATION:
The proposed gas station and mart will occupy a vacant tenant space that was
previously a gas station and mart with the addition of a retail space. This Subject
Tenant Space has historically operated as a gas station and mart, although it has
been vacant for some time. There are also planned improvements to the site, in
conjunction with the Special Use. The Variations render the existing setbacks as
conforming to the B-2 district requirements, although Willow Creek was reviewed
as a Special Use for a Planned Development and approved accordingly.
Therefore, Staff recommends approval of the Special Use, subject to the
following conditions:
1. The Special Use and Variations shall substantially conform to the site plan dated
12/7/22, the floor and elevation plans dated 1/14/22 and business plan submitted
by the Petitioner, except as such plans may be changed to conform to Village
Codes and Ordinances.
2. All signage must follow the Village Code requirements.
Ms. Roth-Wurster asked about signage.
Mr. Bradshaw stated no signage has been proposed, but will have to meet
Village codes.
VILLAGE OF PALATINE Page 12
Packet Pg. 14
2.1
Minutes Zoning Board of Appeals February 14, 2023
There were no further questions. The public hearing was closed.
Mr. Pirog made a motion to approve subject staff’s conditions; seconded
by Mr. Cavanaugh.
DELIBERATIONS:
Mr. Pirog stated it meets the standards. He stated he sees no issues and
welcomes this property to be cleaned up since it has been an eyes sore for a
while. He stated a gas station with retail will be nice to have in the area. Mr.
Pirog pointed out the location is good because there is not a lot of residential
around impact.
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
Ms. Wood agreed with Mr. Pirog the standards have been met. She stated it was
a gas station for years and same use taking up the same space but upgraded.
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 March 6, 2023.
RESULT: RECOMMENDED TO APPROVE [UNANIMOUS]
MOVER: John Pirog, Commissioner
SECONDER: Kevin Cavanaugh, Commissioner
AYES: Roth-Wurster, Wood, Luszczak, Cavanaugh, Pirog
ABSENT: McGinn
VILLAGE OF PALATINE Page 13
Packet Pg. 15
2.1
Minutes Zoning Board of Appeals February 14, 2023
IV. COMMUNICATIONS
V. ADJOURNMENT
1. Motion to Adjourn - Motion Carried by Voice Vote
Ms. Roth-Wurster made motion to adjourn; seconded by Mr. Luszczak
RESULT: MOTION CARRIED BY VOICE VOTE [UNANIMOUS]
MOVER: Cindy Roth-Wurster, Commissioner
SECONDER: Jerry Luszczak, Commissioner
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
AYES: Roth-Wurster, Wood, Luszczak, Cavanaugh, Pirog
ABSENT: McGinn
VILLAGE OF PALATINE Page 14
Packet Pg. 16
2.1
Minutes Zoning Board of Appeals February 14, 2023
Minutes Acceptance: Minutes of Feb 14, 2023 7:00 PM (Minutes Approval)
VILLAGE OF PALATINE Page 15
Packet Pg. 17
3.1
VILLAGE OF PALATINE
Zoning Board of Appeals
SCHEDULED 03/14/23 07:00 PM
CASE STAFF STATEMENT (ID # 8197)
640 W. Colfax Street
This item will be continued to the March 28, 2023 ZBA Meeting to allow the Petitioner
to complete the public notification requirements. A new notice will be completed for this
Petition.
Page 1
Packet Pg. 18
3.2
VILLAGE OF PALATINE
Zoning Board of Appeals
SCHEDULED 03/14/23 07:00 PM
CASE STAFF STATEMENT (ID # 8195)
294 N. MacArthur Drive
TO: Palatine Zoning Board of Appeals
Jan Wood, Chair
FROM: Alex Bradshaw
PETITIONER: LaRayne Hamman
CASE NUMBER: VAR-000015-2023
ADDRESS: 294 N. MacArthur Drive
PROPOSAL:
Variation to permit a stoop in the required front yard to be 11’ x 6’, instead of the
maximum permitted 9’ x 5’.
LOCATION: 294 N. MacArthur Drive 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 Single-Family Residential
West: R-2 Single-Family Residential
BACKGROUND:
The Petitioner is proposing to expand an existing front stoop, within the required front
yard to be 11’ x 6’. Per Code, stoops not exceeding 9’ x 5’ are permitted to encroach
into the required front yard. Ultimately, a Variation is required to construct the proposed
canopy covered stoop. Therefore, the Petitioner is requesting:
Variation to permit a stoop in the required front yard to be 11’ x 6’, instead
of the maximum permitted 9’ x 5’.
SITE ANALYSIS:
The Subject Property is zoned R-2 Single Family and is within the Harold Reskin
Addition to Palatine Subdivision.
The Petitioner is proposing to expand an existing 7’ x 4’ front stoop. The proposed
stoop would be 11’ x 6’, which will include extending the roof overhang to encroach
Page 1
Packet Pg. 19
3.2
Case Staff Statement (ID # 8195)
Meeting of March 14, 2023
5’ into the required 30’ front yard setback.
Per code, within residential districts a stoop is a permitted obstruction in the required
front yard so long as the maximum size of a stoop does not exceed 9’ in width and 5’
in depth. The proposed stoop would be 6’ in width and 11’ in depth.
Per the submitted application, the stoop expansion will allow for adequate space for
visitors and deliveries. The Petitioner indicated that the current size of the stoop
does not allow for the front door to be opened without pushing packages/visitors
back off of the existing stoop.
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 Petitioner is proposing to expand and cover an existing front stoop to allow for it to
adequately function as a space for deliveries and for visitors. Although the majority of
the front stoops in the surrounding neighborhood are relatively smaller the size, the
open-style of the canopy, and the 25’ setback from the front property line should not
alter the essential character of the locality. Therefore, Staff recommends approval of the
Variation, subject to the following condition:
1. The Variation shall substantially conform to the Site Plan and Elevation Plan
submitted by the Petitioner, LaRayne Hamman, except as such plans may be
changed to conform to Village Codes and Ordinances.
ATTACHMENTS:
Aerial Map
Page 2
Packet Pg. 20
3.2
Case Staff Statement (ID # 8195)
Meeting of March 14, 2023
Variation Application
Plat of Survey
Site Plan
Elevations
Public Notice
Page 3
Packet Pg. 21
3.2.a
294 N. MacArthur Drive
Attachment: Aerial Map (294 N. MacArthur Drive - VAR Front Stoop Expansion)
0 50 100 Print Date: 3/8/2023 Notes
Cook County Aerial 2020
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the
information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering
design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Packet Pg. 22
3.2.b
VARIATION APPLICATION
Department of Planning & Zoning
200 E. Wood Street Palatine, IL 60067-5339
Telephone: (847) 359-9047 Fax (847) 963-6247
Petitioner Name Business Name (if applicable)
LaRayne Hamman & Tim Hamman
Subject Property Address
Attachment: Variation Application (294 N. MacArthur Drive - VAR Front Stoop Expansion)
294 N. Mac Arthur Drive
Please provide a description of your proposed request:
New front stoop, flush with existing front door entrance, of 11' x 6' with roof,
to replace existing front stoop.
Petitioner Justification
Variations shall not be granted except on findings based upon the evidence in each specific
case. Please address the following standards as these will be used in considering the specific
relief you are seeking.
That 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 current size of the stoop, 7' x 4', is too small for a larger group of visitors of larger size,
or older age, to conveniently enter the home. Having a roof covering will make entering the
home easier, drier, better.
That the plight of the owner is due to unique circumstances:
Visitors and deliveries to our house block the door to open for entry.
Amazon packages which are dropped inside the alcove of the front door, get pushed off the
step, in order to retrieve them. The weight or fragility of the package sometimes comes into
play. This could also pose a risk of the door being blocked during an emergency event.
Children who come to trick or treat will step into the door alcove to ring the bell, but then
need to back up, down a step, in order for the door to open. This could also pose a risk or
safety hazard.
That the Variation, if granted, will not alter the essential character of the locality:
An added, open air front porch, will not negatively alter the essential character of my street
or neighborhood.
Packet Pg. 23
3.2.b
In order to supplement the above standards, the Zoning Board of 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 the public welfare or other properties in the
neighborhood.
f. The request will not impair supply of light and air to adjacent properties, substantially
Attachment: Variation Application (294 N. MacArthur Drive - VAR Front Stoop Expansion)
increase the danger of fire, endanger the public safety, or substantially diminish or impair
neighboring property values.
Page 2 of 2
Packet Pg. 24
3.2.c
Packet Pg. 25
Attachment: Plat of Survey (294 N. MacArthur Drive - VAR Front Stoop Expansion)
3.2.d
Packet Pg. 26
Attachment: Site Plan (294 N. MacArthur Drive - VAR Front Stoop Expansion)
3.2.e
Packet Pg. 27
Attachment: Elevations (294 N. MacArthur Drive - VAR Front Stoop Expansion)
Revision 02/17/23
Existing Home
3.2.e
Packet Pg. 28
Attachment: Elevations (294 N. MacArthur Drive - VAR Front Stoop Expansion)
3.2.f
Packet Pg. 29
Attachment: Public Notice (294 N. MacArthur Drive - VAR Front Stoop Expansion)
3.3
VILLAGE OF PALATINE
Zoning Board of Appeals
SCHEDULED 03/14/23 07:00 PM
CASE STAFF STATEMENT (ID # 8196)
720 E. Delgado Drive
TO: Palatine Zoning Board of Appeals
Jan Wood, Chair
FROM: Alex Bradshaw
PETITIONER: Yvonne Herr
CASE NUMBER: VAR-000016-2023
ADDRESS: 720 E. Delgado Drive
PROPOSAL:
Variation to permit a fence to be set back 1 foot from a side property line abutting a
street, instead of the minimum required 3 feet.
LOCATION: 720 E. Delgado Drive CURRENT Planned Development
District 3 (Myslinski) ZONING:
SURROUNDING CONDITIONS:
North: P - Planned Development (Concord Mills Subdivision)
South P - Planned Development (Concord Mills Subdivision)
East: P - Planned Development (Concord Mills Subdivision)
West: P - Planned Development (Concord Mills Subdivision)
BACKGROUND:
The Petitioner is proposing to install a 4-foot tall wooden picket fence along the Subject
Property’s side property line abutting N. Springwood Drive. The proposed fence would
be set back approximately 1’10” from said lot line, and would align with the adjacent
neighbor’s fence to the north.
SITE ANALYSIS:
The Subject Property is within the Concord Mills Unit 3 subdivision and is zoned
Planned Development. The lot size is approximately 10,270 square feet.
The Petitioner is proposing to install a 4-foot tall wooden picket fence along the
Subject Property’s eastern side lot line abutting N. Springwood Drive. The proposed
fence would be set back approximately 1’10” from said lot line, and would be in line
with the adjacent neighbor’s fence to the north.
Per the submitted application, the Petitioner recently acquired a dog and also has
Page 1
Packet Pg. 30
3.3
Case Staff Statement (ID # 8196)
Meeting of March 14, 2023
young grandchildren, who frequently stay with them. The fence is proposed to
enclose their backyard for safety.
The Petitioner also indicated in the submitted application that complying with the 3
foot setback would require cutting down three mature evergreen trees, which they
would like to avoid.
Based on my analysis of the area, it appears that there are at least three properties
(see list below) in the immediate neighborhood that have been granted zoning relief
for fences in side yards abutting a street encroaching in the required setback.
o 1281 N. Springwood Drive - Administrative Special Use (O-161-98)
o 1374 N. Home Court - Administrative Special Use (O-20-99)
o 1367 N. Mill Court - Variation (O-80-15)
Per the Zoning Ordinance, decorative fences 48” or less in height do not require
landscaping between the fence and the property line abutting a street.
DEPARTMENTAL REVIEWS:
Community Services Existing brick retaining wall, along eastern property line
abutting Springwood Drive, is located within the Village right-
of-way and needs to be relocated.
Engineering Proposed fence is located within an easement. Please be
aware that they Village of Palatine has certain rights to said
easement.
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 Petitioner is proposing to enclose their rear yard by constructing a 4-foot tall open-
style fence along their eastern side property line abutting a public street. Although there
are no discernible unique circumstances, there have been a few properties in the
Page 2
Packet Pg. 31
3.3
Case Staff Statement (ID # 8196)
Meeting of March 14, 2023
surrounding neighborhood that have been granted zoning relief for fences with
comparable side yard setbacks. Additionally, the directly adjacent neighbor to the north
has an existing side yard fence that will align with the Petitioners proposal.
Therefore, Staff recommends action at the discretion of 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 and Elevation submitted
by the Petitioner, Yvonne Herr, except as such plans may be changed to conform
to the Village Codes and Ordinances.
2. The existing brick retaining wall, located along the eastern side property line
abutting Springwood Drive, shall be removed from the Village right-of-way in a
manner acceptable to the Director of Planning and Zoning.
ATTACHMENTS:
Aerial Map
Variation Application
Plat of Survey
Site Plan
Fence Elevation
Existing Conditions
Public Notice
Page 3
Packet Pg. 32
3.3.a
720 E. Delgado Drive
Attachment: Aerial Map (720 E. Delgado Drive - VAR Fence)
0 50 100 Print Date: 3/8/2023 Notes
Cook County Aerial 2020
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the
information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering
design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Packet Pg. 33
3.3.b
VARIATION APPLICATION
Department of Planning & Zoning
200 E. Wood Street Palatine, IL 60067-5339
Telephone: (847) 359-9047 Fax (847) 963-6247
Petitioner Name Business Name (if applicable)
Yvonne Herr
Subject Property Address
720 E. Delgado Drive
Please provide a description of your proposed request:
Attachment: Variation Application (720 E. Delgado Drive - VAR Fence)
Install a 4-foot picket fence in line with the north side neighbor's privacy fence that is 1'10"
from the property line (fence is 2'3" from the sidewalk). On the west side of the house install
fence to connect to the west side neighbor's existing fence. The new fence would match the
west side neighbor's picket fence (see photo).
Petitioner Justification
Variations shall not be granted except on findings based upon the evidence in each specific
case. Please address the following standards as these will be used in considering the specific
relief you are seeking.
That 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:
Complying with the 5 foot setback regulation would require cutting down three mature
evergreens, which currently add substantial value to the property.
That the plight of the owner is due to unique circumstances:
We recently added a dog to the family and also have three young grandchildren who
frequently stay with us. A fence is needed to enclose our backyard for safety.
That the Variation, if granted, will not alter the essential character of the locality:
Our neighbor behind us has a privacy fence that is 2'3" from the sidewalk and several other
neighbors with backyards next to sidewalks have fences with less than 5 foot setbacks. Our
proposed 4-foot picket fence would be in keeping with the character of the neighborhood and
would also blend nicely with surrounding landscaping.
In order to supplement the above standards, the Zoning Board of may also consider the
following:
Packet Pg. 34
3.3.b
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 the public welfare or other properties in the
neighborhood.
f. The request will not impair 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.
Attachment: Variation Application (720 E. Delgado Drive - VAR Fence)
Page 2 of 2
Packet Pg. 35
3.3.c
Packet Pg. 36
Attachment: Plat of Survey (720 E. Delgado Drive - VAR Fence)
3.3.d
Fence set back
1'10" from side
property line
Attachment: Site Plan (720 E. Delgado Drive - VAR Fence)
Proposed F
enc
e
Proposed F
enc
e
Packet Pg. 37
3.3.e
Packet Pg. 38
Attachment: Fence Elevation (720 E. Delgado Drive - VAR Fence)
3.3.f
Packet Pg. 39
Attachment: Existing Conditions (720 E. Delgado Drive - VAR Fence)
3.3.g
Packet Pg. 40
Attachment: Public Notice (720 E. Delgado Drive - VAR Fence)
3.4
VILLAGE OF PALATINE
Zoning Board of Appeals
SCHEDULED 03/14/23 07:00 PM
CASE STAFF STATEMENT (ID # 8193)
108 S Walnut Street
TO: Palatine Zoning Board of Appeals
Jan Wood, Chair
FROM: Ben Vyverberg/Lyn Bremanis
PETITIONER: Pawel Bialy
CASE NUMBER: 21-22
ADDRESS: 108 S. Walnut Street
PROPOSAL:
Special Use to permit an accessory structure to exceed the maximum height allowed of
one (1) story, not to exceed 15 feet at midpoint or the highest point of the principal
structure;
Variation to permit lot coverage to be 49%, instead of the maximum permitted 45%.
LOCATION: 108 S. Walnut St District 2 CURRENT ZONING: R-2 Single Family
(Lamerand) Residential
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 Petitioner is proposing to replace an existing detached two-car garage, with a larger
garage, which exceeds the height requirements. In addition the lot coverage exceeds
the maximum permitted. Therefore, the Petitioners are requesting:
Special Use to permit an accessory structure to exceed the maximum
height allowed of one (1) story, not to exceed 15 feet at midpoint or the
highest point of the principal structure;
Variation to permit lot coverage to be 49%, instead of the maximum
permitted 45%.
Page 1
Packet Pg. 41
3.4
Case Staff Statement (ID # 8193)
Meeting of March 14, 2023
SITE ANALYSIS:
The Subject Property is zoned R-2, Single Family Residential.
The Petitioner is requesting to remove an existing detached garage and replace
it with new garage with the same footprint (approximately 593 square feet),
however the mid-point height is approximately 20.8 feet. Per code, accessory
structures may not exceed 15 feet to the roof mid-point.
In addition, the proposed garage has a maximum height of 23.5 feet. Per code,
accessory structures may not exceed the highest point of the principal structure.
Per the submitted plans, the principal structure is approximately 18.6 feet to the
highest point; therefore, a Special Use is required.
The Petitioners have indicated the upper level of the garage will be for single-
family residential storage only. Per the application, the single-story home does
not have a basement and additional storage areas are needed.
In its current configuration, the lot exceeds the maximum allowable lot coverage
at 49%. A paving permit was approved in 2016. The proposed new garage
would not add any additional impervious surface. At some point, a paver patio
was added to the rear of the home. Per code the maximum lot coverage is 45%;
therefore a variation is required. The building coverage meets code at
approximately 16%.
The Petitioner has identified and Staff reviewed and processed three similar
structures on the same block, with the following dimensions identified in the table.
All exceeded the maximum height and other also received lot coverage relief.
The table below is a comparison of the detached structures:
Address Height Square Taller than Ordinance
Footage Principal
Structure
108 S Walnut St 23.5’ Peak 593 sq. ft. Yes
(Proposed) 20’10”
Midpoint
113 S Walnut St 21’ Peak, 15’ 780 sq. ft. Yes O-83-20
(Existing) Midpoint
127 S Walnut St 18’ 8” Peak 663 sq. ft. No O-33-73
(Existing)
132 S Walnut St 26’ Peak, 18’ 825 sq. ft. Yes O-87-08
(Existing) Midpoint
The main difference between the proposed garage and the previously approved
Page 2
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3.4
Case Staff Statement (ID # 8193)
Meeting of March 14, 2023
garages is the architectural design of a gable vs hip roof. The hip roof design
creates more bulk and, as such has the appearance of a 2 nd principal structure.
While the maximum roof height is lower that some of the other approved
accessory structures in the area, there is a full second story for the proposed
garage. Staff believes that this creates the additional massing.
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.
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:
Detached garages are both typical and common in this subdivision. And, there have
been several other examples of such receiving zoning relief. The Petitioner is
requesting to build a detached garage exceeding the maximum height regulations. The
ground floor will allow the parking of vehicles, with the 2nd floor would be used for
residential storage only. While other garages in the area were approved for zoning
relief, with higher maximum accessory structure heights, the full second floor to the
proposed seems excessive and also could question the subordinate requirements for
accessory structures. The proposed façade elevation differs from the previously
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3.4
Case Staff Statement (ID # 8193)
Meeting of March 14, 2023
approved, and by virtue of the full second story is dissimilar to the previously approved
garages and out of character for the neighborhood.
The Petitioner lot coverage is an existing circumstance and may have occurred with the
installation a paver patio in the rear yard taking the total lot coverage over the maximum
permitted. While the lot coverage should not alter the essential character, there is not a
permit on file for its installation.
Therefore, Staff recommends action at the discretion for the Variation for lot coverage
and denial for the Special Use for the proposed garage height.
If the ZBA recommends approval of the Special use and Variation, Staff recommends
the following condition:
1. The Special Use and Variation shall substantially conform to the site plan and
elevations submitted by the Petitioner except as such plans may be changed to
conform to Village Codes and Ordinances. This should include any necessary
permit application and materials for the paver patio.
2. The existing shed to the north of the residence shall be removed.
3. Per the Submitted application materials, the garage shall not be used for
habitation or home occupation purposes.
ATTACHMENTS:
Aerial Map
Application
Plat of Survey
Site Plan
Elevations and Floor Plans
Petitioner submitted surrounding property sign-offs
Public Notice
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3.4.a
108 S Walnut Street
Attachment: Aerial Map (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
0 50 100 Print Date: 3/6/2023 Notes
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the
information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering
design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Packet Pg. 45
3.4.b
Packet Pg. 46
Attachment: Application (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.b
Packet Pg. 47
Attachment: Application (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.c
Packet Pg. 48
Attachment: Plat of Survey (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.d
Packet Pg. 49
Attachment: Site Plan (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.e
Packet Pg. 50
Attachment: Elevations and Floor Plans (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.e
Packet Pg. 51
Attachment: Elevations and Floor Plans (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.e
Packet Pg. 52
Attachment: Elevations and Floor Plans (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 53
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 54
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 55
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 56
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 57
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 58
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 59
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 60
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 61
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 62
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 63
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 64
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 65
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 66
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.f
Packet Pg. 67
Attachment: Petitioner submitted surrounding property sign-offs (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.4.g
Packet Pg. 68
Attachment: Public Notice (108 S Walnut Street - SU accessory structure - VAR - lot coverage)
3.5
VILLAGE OF PALATINE
Zoning Board of Appeals
SCHEDULED 03/14/23 07:00 PM
CASE STAFF STATEMENT (ID # 8194)
365 W. Northwest Highway
TO: Palatine Zoning Board of Appeals
Jan Wood, Chair
FROM: Alex Bradshaw
PETITIONER: Manny Rafidia, Hot Pockets Sports Bar
CASE NUMBER: SU-000014-2023
ADDRESS: 365 W. Northwest Highway
PROPOSAL:
Special Use Amendment to permit a floor plan alternation, changes to hours of
operation, and to permit live entertainment.
LOCATION: 365 W. Northwest Highway CURRENT B-2 General Business
District 6 (Helms) ZONING:
SURROUNDING CONDITIONS:
North: P - Planned Development (Residential - Lexington Oaks Townhomes)
South M - Manufacturing / U - Utility/Municipal (Vacant Grassland)
East: B-2 General Business District (Steven’s Pointe)
West: P - Planned Development (Residential - Hidden Prairie Townhomes)
BACKGROUND:
The Petitioner is proposing to amend their previously granted Special Use for Hot
Pockets Sports Bar (#O-71-21). The amendment would permit live entertainment and
would also permit alterations to the floor plan and changes to the hours of operation for
the existing restaurant. Therefore, the Petitioner is requesting approval of the following:
Special Use Amendment to permit a floor plan alteration, changes to hours
of operation, and to permit live entertainment.
SITE ANALYSIS:
Per the submitted revised business plan, live entertainment will occur every
Wednesday night from 7 PM - 10 PM. Performances will include bands ranging from
solo acts up to four-member bands.
In addition to the Wednesday night live performances, Hot Pockets proposes to host
DJs on Friday and Saturday nights to further develop their “Weekend Pool Play”.
Page 1
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3.5
Case Staff Statement (ID # 8194)
Meeting of March 14, 2023
The proposed new hours of operation are as follows:
Monday - Thursday: 3 PM - 12 AM
Friday: 3 PM - 2 AM
Saturday: 11 AM - 2 AM
Sunday: 11 AM - 10 PM
Per the submitted application and annotated floor plan, the only change to the
existing floor plan will be removing a table and introducing a Band/DJ area to the left
of the bar. The Band/DJ area will be roped off to keep the walkway to the rear exit
clear at all times.
In regard to parking, there was a parking variation granted in 2021 (O-71-21), which
reduced the required number of parking spaces to 158, instead of the minimum
required 220 spaces. As there are no plans to expand the restaurant square footage
or seating, the parking variation will remain valid.
DEPARTMENTAL REVIEWS:
Community Services No Issues Identified.
Engineering N/A
Environmental Health N/A
Fire Prevention No Issues Identified.
Public Works N/A
Police No Issues Identified.
STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly operated
or traditionally affected with the public interest, those standards under Section 14.05 D
(2) and (3) are applicable. Specifically, the Petitioners must show that the Special Use, if
granted, is so designed, located, and proposed to be operated that the public health,
safety, and welfare will be protected and will not cause substantial injury to the value of
other property in the neighborhood in which it is located. The Petitioners have attempted
to address the required standards.
STAFF RECOMMENDATION:
The Petitioner proposes to have live entertainment as part of their restaurant
operations. The proposal also includes alterations to the existing floor plan and hours of
operation to accommodate said live entertainment. The application indicates that there
are no plans to install any additional seating for the live entertainment events, and the
proposed hours of operation are compliant with the hours permitted by the liquor license
classification, the proposed use should not cause substantial injury to the value of the
surrounding properties in the neighborhood. Therefore, Staff recommends approval of
the Special Use Amendment, with the following conditions:
1. The Special Use shall substantially conform to the Floor Plan submitted by the
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3.5
Case Staff Statement (ID # 8194)
Meeting of March 14, 2023
Petitioner, Manny Rafidia, except as such plans may be changed to conform to
the Village’s Codes and Ordinances.
2. Staff shall conduct a Live Entertainment Special Use review not more than 3
months after the live entertainment occupancy is implemented, to determine if
noise control measures are necessary, at the discretion of the Village Council.
Staff reserves the right to recommend additional conditions to the Live
Entertainment Special Use for Village Council review.
ATTACHMENTS:
Aerial Map
Special Use Amendment Application
Business Plan
Floor Plan
Public Notice
Page 3
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3.5.a
365 W. Northwest Highway
Attachment: Aerial Map (365 W. Northwest Highway - SU Amend (Live Entertainment))
0 200 400 Print Date: 2/9/2023 Notes
Cook County Aerial 2020
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the
information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering
design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Packet Pg. 72
3.5.b
SPECIAL USE APPLICATION
Department of Planning & Zoning
200 E. Wood Street Palatine, IL 60067-5339
Telephone: (847) 359-9047 Fax (847) 963-6247
Attachment: Special Use Amendment Application (365 W. Northwest Highway - SU Amend (Live Entertainment))
Petitioner Name Business Name (if applicable)
Manny Rafidia Hot Pockets Sports Bar
Subject Property Address
365 W. Northwest Highway
Please provide a description of your proposed request:
Hot Pockets Sports Bar, located at 365 W Northwest Hwy, Palatine, IL, would like to amend
its operating hours to cater to its customer base and continue promoting a local community
spot for all its neighbors.
The proposed new hours as follows:
Monday – 3pm -12am
Tuesday – 3pm – 12am
Wednesday – 3pm- 12am
Thursday – 3pm -12am
Friday – 3pm -2am
Saturday – 11am – 2am
Sunday – 11am -10pm
Hot Pockets Sports Bar has received feedback from its customers requesting a night of live
music for parents to enjoy. Hot Pockets Sports Bar proposes hosting Live Music
Wednesdays which will occur once a week, every Wednesday from 7pm-10pm. Live Music
Wednesdays will host local bands performing classic rock, country, and other acoustics.
Bands will vary from solo acts to four-member bands. Hot Pockets will occasionally host a
Community Music Night where instruments will be provided and local bands from the
community will be encouraged to come play for a chance to win a slot in one of our Live
Music Wednesdays.
In accordance with listening to our customers, Hot Pockets Sports Bar proposes hosting DJs
Friday and Saturday night to further develop our Weekend Pool Play. Similar to a Cosmic
Bowl night a local bowling alley, our Weekend Pool Play offers our community an opportunity
to come out and enjoy live music mixes and a safe environment to enjoy the weekend. No
additional amplification is proposed for the live entertainment events.
Hot Pockets Sports Bar does not propose significant changes to its current floor plan or
seating. Hot Pockets has an 8ft x 6ft space in the southwest corner of the space, which is
currently occupied by one 36”x 36” table. This table would be moved over during live music
nights and would not add or reduce from our current seating plan.
There will be no cover charge for any of the above mentioned events.
Packet Pg. 73
3.5.b
Petitioner Justification
Special Uses shall not be granted except on findings based upon the evidence in each specific
case. Please address the following standards as these will be used in considering the specific
relief you are seeking.
That use deemed necessary for the public convenience at that location. Explain:
Attachment: Special Use Amendment Application (365 W. Northwest Highway - SU Amend (Live Entertainment))
Customers have requested entertainment in the form of live music and DJ's at Hot Pockets
Sports Bar. This special use would allow us the opportunity to provide further entertainment
in the form of live music and DJ's at the request of our patrons.
The use is designed, located, and proposed to be operated that the public health, safety,
welfare will be protected. Explain:
There are no public health, safety, or welfare concerns with the proposed amendments.
The use will not cause substantial injury to nearby property values. Explain:
The use will be at specific hours on Wednesday, Fridays, and Saturdays. No property values
will be impacted by the proposed amendments.
In order to supplement the above standards, the Zoning Board of may also consider the
following:
With respect to front yard fencing and fencing in a rear yard/side yard abutting a street, the
following additional standards must be met:
a. Will meet the following aesthetic criteria:
i. Will not destroy existing vistas in the area;
ii. Will enhance the appearance of the homes and the streets in the area; and
iii. Will not detract from the overall appearance of the community; or
b. The fencing is found to be necessary to protect private property or the safety of the
inhabitants of the property.
N/A
Page 2 of 2
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Hot Pockets Sports Bar
Business Plan Addendum
3.5.c
Packet Pg. 75
Attachment: Business Plan (365 W. Northwest Highway - SU Amend (Live Entertainment))
8' x 6' space to
be roped off to
keep walkway to
exit door clear.
3.5.d
Packet Pg. 76
Attachment: Floor Plan (365 W. Northwest Highway - SU Amend (Live Entertainment))
3.5.e
Packet Pg. 77
Attachment: Public Notice (365 W. Northwest Highway - SU Amend (Live Entertainment))
3.6
VILLAGE OF PALATINE
Zoning Board of Appeals
SCHEDULED 03/14/23 07:00 PM
CASE STAFF STATEMENT (ID # 8185)
218- 220 N Northwest Highway
TO: Palatine Zoning Board of Appeals
Jan Wood, Chair
FROM: Lyn Bremanis
PETITIONER: Bryan Rosenblum, GW 220 NNWH LLC
CASE NUMBER: SU-000005-2023
ADDRESS: 218 - 220 N. Northwest Highway
PROPOSAL:
Special Use to permit an automobile service center (oil change use).
Variation to permit a side yard abutting a street to be 5 feet instead of the minimum
required 10 feet.
LOCATION: 218-220 N. Northwest Hwy CURRENT ZONING: B-2 General
District 6 (Helms) Business District
SURROUNDING CONDITIONS:
North: B-2 General Business District
South B-2 General Business and R-3 Multi-Family District
East: B-2 General Business District
West: R-2 Single Family Residential
BACKGROUND:
The Petitioner is proposing to demolish the existing building, formally Mother Cluckers
Restaurant and build a new quick service oil change use (Strickland Oil Brothers), which
encroaches into the side yard abutting a street, along N. Hicks Place. Therefore, the
Petitioner is requesting:
Special Use to permit an automobile service center (oil change use).
Variation to permit a side yard abutting a street to be 5 feet, instead of the
minimum required 10 feet.
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3.6
Case Staff Statement (ID # 8185)
Meeting of March 14, 2023
SITE ANALYSIS:
The property is zoned B-2 General Business District and contains former Mother
Cluckers restaurant. The existing building is approximately 3,200 square feet. The
proposal includes the demolition of the building and construction of new building.
The site plan indicates a new 1,750 square foot building. The building meets the
setback requirements, with the exception of the south side of the building with a
setback of 5 feet, instead of the required 10 feet. A variation is required. The
existing building currently encroaches approximately 9 feet, providing only a 1-foot
setback. With the unique shape of the property and frontages on three streets,
including Northwest Highway, the proposed encroachment is understandable and is
both an improvement to the existing conditions and unique to the angular nature of
the site. It is unlikely that a new commercial building could reasonably be developed
on the property, without some form of zoning relief.
The business plan indicates that the services provided will be oil changes and other
preventative maintenance. There will 3-4 employees on site at any given time and 2-
8 cars are anticipated to be serviced on site, at any time. The hours of operation to
be:
o Monday - Friday 8 AM - 7 PM
o Saturday 8 AM - 5 PM
o Sunday 10 AM - 5 PM
Additionally, per the business plan the building is well insulated and the majority of
the work is done in a below grade pit to further reduce the noise concerns.
The lot consists of eight smaller parcels totally 17,786 square feet or .408 acres. The
Petitioners are consolidating the lots as part of this process.
The site plan shows a new 1,750 square foot building. The building meets the
setback requirements, with the exception of the south side of the building and the
proposed setback of 5 feet, instead of the minimum required 10 feet. Per Code,
roof-top screening of any mechanical equipment is required on all four sides of the
building.
The site plan provides 9 parking spaces for employees and customers. Per code, 6
spaces are required. The parking lot encroaches into the 5-foot setback requirement
for yards adjacent to a street.
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3.6
Case Staff Statement (ID # 8185)
Meeting of March 14, 2023
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 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.
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 proposed building redevelops a vacant commercial site. The redevelopment will
improve the site and the use is consistent with the neighboring businesses along
Northwest Highway. In addition, the plans indicate that the building will be insulated and
the majority of the work is done in a pit, which further reduces noise. Oil changes uses
require Special Use review and are considered a category of auto repair in the Code.
This allow Staff and the ZBA to further evaluate the merits of the proposed use.
The site meets the other bulk zoning requirements, with the exception of the side yard
setback. The current building provides an approximately a 1-foot side yard abutting a
street setback lot line along N. Hicks Place. The proposed building will be setback 5 feet
increases the existing setback by 4 feet. This section of Northwest Highway is a
decidedly commercial corridor. There other more intensive similar uses in the area.
When Northwest Highway was reconfigured, IDOT determined that Colfax Street would
be one-way west bound (north side of the Subject Property) and Hicks Place would
provide access back through Northwest Highway for east bound vehicles exiting the
property.
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3.6
Case Staff Statement (ID # 8185)
Meeting of March 14, 2023
Therefore, Staff recommends approval of the Special Use and Variation, pursuant to the
following conditions:
1. The Special Use and Variation shall substantially conform to the site plan
prepared by Mark T. DiGanci, architect dated 2/23/2023, elevations plans
prepared by Oak Line Studio, Architecture and Design dated 2/08/2023 and the
business plan, except as such plans may be changed to conform to Village
Codes and Ordinances.
2. A Plat of Consolidation shall be submitted in a manner acceptable to the Director
of Planning and Zoning and the Village Engineer.
3. The final traffic direction signage within the Subject Property will be submitted in
a manner acceptable to the Village Engineer.
ATTACHMENTS:
Aerial Map
Special Use and Variation Application
Plat of Survey
Site Plan
Elevations
Floor Plan
Signage Plans
Public Notice
Page 4
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3.6.a
220 N Northwest Highway
Attachment: Aerial Map (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
0 100 200 Print Date: 3/6/2023 Notes
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the
information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering
design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Packet Pg. 82
3.6.b
SPECIAL USE APPLICATION
Department of Planning & Zoning
200 E. Wood Street Palatine, IL 60067-5339
Telephone: (847) 359-9047 Fax (847) 963-6247
Attachment: Special Use and Variation Application (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
Petitioner Name Business Name (if applicable)
Bryan Rosenblum GW 220 NNWH LLC
Subject Property Address
220 N. Northwest HIghway
Please provide a description of your proposed request:
GW 220 NNWH LLC is proposing a new development on the corner of Colfax Street, Hicks
Place and Northwest Highway in Palatine, Illinois. The site would include a 1,750sf free
standing oil change and service center located on the former Mother Cluckers restaurant
pad.
Petitioner Justification
Special Uses shall not be granted except on findings based upon the evidence in each specific
case. Please address the following standards as these will be used in considering the specific
relief you are seeking.
That use deemed necessary for the public convenience at that location. Explain:
The proposed development of free standing quick service oil change will be in harmony with
the general and specific purposes for which this Code was enacted and for which the
regulations of the district in question were established and with the general purpose and
intent of the Official Comprehensive Plan.
The use is designed, located, and proposed to be operated that the public health, safety,
welfare will be protected. Explain:
The proposed development will advance the health, safety, and welfare of the public by
providing a newly constructed building and underground infrastructure. The new
development will remove the existing building, asphalt, and underground piping on site in
order to install new code compliant piping that will in turn clean up any environmental
contamination that may be present on site or within the old underground infrastructure.
The use will not cause substantial injury to nearby property values. Explain:
This development will not diminish or impair neighboring uses or property values. In fact, by
cleaning up the site and introducing a new use into the Village, neighboring properties will
see a benefit.
Packet Pg. 83
3.6.b
In order to supplement the above standards, the Zoning Board of may also consider the
following:
With respect to front yard fencing and fencing in a rear yard/side yard abutting a street, the
following additional standards must be met:
Attachment: Special Use and Variation Application (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
a. Will meet the following aesthetic criteria:
i. Will not destroy existing vistas in the area;
ii. Will enhance the appearance of the homes and the streets in the area; and
iii. Will not detract from the overall appearance of the community; or
b. The fencing is found to be necessary to protect private property or the safety of the
inhabitants of the property.
The proposed project has been designed in order to maximize buffering from neighboring
properties. Through the installation of these required buffers such as wood fencing,
neighboring properties will in turn have more dense screening than what was previously on
site.
Page 2 of 2
Packet Pg. 84
3.6.b
VARIATION APPLICATION
Department of Planning & Zoning
200 E. Wood Street Palatine, IL 60067-5339
Telephone: (847) 359-9047 Fax (847) 963-6247
Attachment: Special Use and Variation Application (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
Petitioner Name Business Name (if applicable)
GW 220 NNWH LLC
Subject Property Address
220 N. Northwest Highway, Palatine
Please provide a description of your proposed request:
We are requesting a variation to the required 10ft building setback to a new setback of 5ft.
Petitioner Justification
Variations shall not be granted except on findings based upon the evidence in each specific
case. Please address the following standards as these will be used in considering the specific
relief you are seeking.
That 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:
In the event the Applicant is required to comply with the exact provisions of the zoning code, the
property and proposed site plan would not be able to be constructed in the manner intended by our
proposed tenant. The required setback distance requirements would ultimately impede a reasonable
use and return of the property, which therefore also impedes a reasonable use and return of our
proposed tenant.
That the plight of the owner is due to unique circumstances:
The property has the unique physical condition of being located in between 3 significantly busy
thoroughfares. This traffic flow is necessary to generate the required demand from a tenant
perspective to be viable. The building setbacks would ultimately cause undue hardship based on the
unique physical setting of his property.
That the Variation, if granted, will not alter the essential character of the locality:
The reduction of the setback requirements will still allow for adequate light and air to neighboring
properties. In addition, the granting of this variance will not result in substantially increased traffic
congestion, increased flooding or fire hazards, increased demand on public utilities and facilities and
more importantly will not endanger the public health and safety of the area.
Packet Pg. 85
3.6.b
In order to supplement the above standards, the Zoning Board of 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
Attachment: Special Use and Variation Application (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
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 the public welfare or other properties in the
neighborhood.
f. The request will not impair 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.
Page 2 of 2
Packet Pg. 86
3.6.c
Packet Pg. 87
Attachment: Plat of Survey (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
ST2 1
SITE PLAN
1" = 30'-0"
PARCEL SIZE: +/- 17,786 SF (0.4 ACRE)
PARKING SPACE: TOTAL 9 SPACES (1 ADA)
11'-0"
TRASH 11'-0"
KS 24
IC '-0"
.H
N 24'-0"
E
AC 24'-6 1/2"
PL
SE 5'- 5'-0" 15'-0" 10'-0"
E. COLFAX STREET
TB 0" SETBACK
AC
K
4'-0"
59'-6"
AUTO
31'-0" 29'-0"
1,750 SF
14'-0" 45'-6"
4'-0"
24'-0" 24'-0"
SIGN
9'-0"
MONUMENT
24'-0" 19'-0" 9
5'-0"
SETBACK
N. NORTHWEST HWY
DATE
GW PROPERTIES
02.23.2023
SITE STUDY D E S I G N S T U D I O 24, LLC.
ST2 A.S.
REG. ARCHITECT
MARK T. DiGANCI 220 N. NORTHWEST HWY ARCHITECTS - DESIGNERS - PLANNERS
PALATINE, IL. 60067 2211 N. Elston Ave. Suite 304, Chicago, Illinois 60614 Fax: 847.885.7751 Tel.: 847.885.8300 3.6.d
Packet Pg. 88
Attachment: Site Plan (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
STRICKLAND BROTHERS 10
2-8-23
MINUTE OIL CHANGE
1 Sheet VW
22-152
COLOR ELEVATIONS
PROTO 2.0 421 PENMAN STREET, SUITE 200
CHARLOTTE, NC 28203
704.373.1900 OAKLINESTUDIO.COM
PALATINE, IL 3.6.e
--
Packet Pg. 89
Attachment: Elevations (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
STRICKLAND BROTHERS 10
2-8-23
MINUTE OIL CHANGE
2 Sheet VW
22-152
COLOR ELEVATIONS
PROTO 2.0 421 PENMAN STREET, SUITE 200
CHARLOTTE, NC 28203
704.373.1900 OAKLINESTUDIO.COM
PALATINE, IL 3.6.e
--
Packet Pg. 90
Attachment: Elevations (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
421 PENMAN STREET, SUITE 200
STRICKLAND BROTHERS 10
CHARLOTTE, NC 28203
10-31-22
MINUTE OIL CHANGE
3 704.373.1900
Sheet VW
COLOR ELEVATIONS OAKLINESTUDIO.COM
DES PLAINES, IL
3.6.f
--
Packet Pg. 91
Attachment: Floor Plan (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
3.6.g
Attachment: Signage Plans (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
APPROVED CUSTOMER STRICKLAND BROTHERS - PALATINE, IL #137
2328 Florence Avenue This drawing and the designs herein are LOCATION 220 N NORTHWEST HWY, PALATINE, IL, 60067
protected under U.S. Copyright Law and shall
Cincinnati, OH 45206 SALES REP DAVID ESTEP
remain the property of Atlantic Sign Company
PROJECT MGR. JESSICA REYNOLDS
(513) 241-6775 | FAX (513) 241-5060 and may not be reproduced or used in any
DRAWN BY GREG ESSERT
manner without the expressed written consent PAGE
DATE 2-23-2023
atlanticsigncompany.com of Atlantic Sign Company
1 SIGNATURE DATE FILE NAME: Packet Pg. 92
106021_STRICKLAND BROTHERS_PALATINE IL_R4_PERMIT
3.6.g
Attachment: Signage Plans (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
59’-6” 32’-0”
EXISTING SIGN
FROM LIBERTY MO
EXISTING SIGN
FROM LIBERTY MO
APPROVED CUSTOMER STRICKLAND BROTHERS - PALATINE, IL #137
2328 Florence Avenue This drawing and the designs herein are LOCATION 220 N NORTHWEST HWY, PALATINE, IL, 60067
protected under U.S. Copyright Law and shall
Cincinnati, OH 45206 SALES REP DAVID ESTEP
remain the property of Atlantic Sign Company
PROJECT MGR. JESSICA REYNOLDS
(513) 241-6775 | FAX (513) 241-5060 and may not be reproduced or used in any
DRAWN BY GREG ESSERT
manner without the expressed written consent PAGE
DATE 2-23-2023
atlanticsigncompany.com of Atlantic Sign Company
2 SIGNATURE DATE FILE NAME: Packet Pg. 93
106021_STRICKLAND BROTHERS_PALATINE IL_R4_PERMIT
3.6.g
59”
Attachment: Signage Plans (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
70”
FRONT: 29 SQUARE FEET • QUANTITY 2
1/2” SCALE
3”
SPECIFICATIONS: CHANNEL LETTERS COLORS USED
EXISTING FACADE
.040” ALUMINUM LETTER RETURNS PAINTED BLACK
1” TRIMCAP BONDED TO FACE, #8 PAN HEAD SCREWS TO RETURNS - PAINTED BLACK
NOTE: 2” TRIMCAPS FOR LETTERS 54” AND LARGER
.125” ACM BACKS (PRE-FINISHED WHITE) FASTENED TO RETURNS.
SEAL W/ VOC COMPLIANT 360 WHITE LATEX CAULK TO PREVENT MOISTURE PENETRATION.
WHITE LED MODULES GENERAL NOTES:
THIS SIGN IS TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS
3/16” WHITE ACRYLIC FACES WITH TRANSLUCENT VINYL PRINT OF ARTICLE 600 OF THE NATIONAL ELECTRICAL CODE.
• GROUNDED AND BONDED PER NEC 600.7/NEC 250
DISCONNECT SWITCH UL OUTDOOR RATED TOGGLE TYPE W/ NEOPRENE BOOT PER NEC 600-6 • EXISTING BRANCH CIRCUIT IN COMPLIANCE WITH NEC 600.5, NOT TO
EXCEED 20 AMPS
PRIMARY ELECTRICAL FEED IN 1/2” FLEX UL CONDUIT / CUSTOMER SUPPLIED UL JUNCTION BOX • SIGN IS TO BE UL LISTED PER NEC 600.3
¼” DRAIN HOLES AT BOTTOM OF
LETTER CANS W/ LIGHT BAFFLES.
• UL DISCONNECT SWITCH PER NEC 600.6- REQUIRED PER SIGN
POWER SUPPLIES WITHIN UL ENCLOSURE (REMOVABLE LID), 1/4” X 1” MIN SCREWS FOR EXTERIOR SIGNAGE ONLY COMPONENT BEFORE LEAVING MANUFACTURER. FOR MULTIPLE SIGNS, A
DISCONNECT IS PERMITTED BUT NOT REQUIRED FOR EACH SECTION
SECTION VIEW: • THE LOCATION OF THE DISCONNECT SWITCH AFTER INSTALLATION
NTS
APPROVED CUSTOMER STRICKLAND BROTHERS - PALATINE, IL #137
2328 Florence Avenue This drawing and the designs herein are LOCATION 220 N NORTHWEST HWY, PALATINE, IL, 60067
protected under U.S. Copyright Law and shall
Cincinnati, OH 45206 SALES REP DAVID ESTEP
remain the property of Atlantic Sign Company
PROJECT MGR. JESSICA REYNOLDS
(513) 241-6775 | FAX (513) 241-5060 and may not be reproduced or used in any
DRAWN BY GREG ESSERT
manner without the expressed written consent PAGE
DATE 2-23-2023
atlanticsigncompany.com of Atlantic Sign Company
3 SIGNATURE DATE FILE NAME: Packet Pg. 94
106021_STRICKLAND BROTHERS_PALATINE IL_R4_PERMIT
3.6.g
I O N
C AT
Attachment: Signage Plans (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
O
E RL
FRONT: 36 SQUARE FEET • QUANTITY 1 FROM NEW SET AND ONE SET THAT HAD ALREADY BEEN FABRICATED FOR ANOTHER LOCATION
T H
3/8” SCALE
N O
M A
F R O
S ED
R E -U
D -
SPECIFICATIONS: BACKLIT CHANNEL LETTERS
AT E 3” COLORS USED SPACERS
EXISTING FACADE
R I C SHERWIN
A B WILLIAMS
NF
SW 9149
.063” ALUMINUM LETTER RETURNS PAINTED WHITE Inky Blue
WHITE
.1875” CLEAR LEXAN BACKS
B E E
DY
WHITE LED MODULES
R E A
L
SA
.125” ALUMINUM FACE PAINTED WHITE GENERAL NOTES:
THIS SIGN IS TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS
HA
OF ARTICLE 600 OF THE NATIONAL ELECTRICAL CODE.
DISCONNECT SWITCH UL OUTDOOR RATED TOGGLE TYPE W/ NEOPRENE BOOT PER NEC 600-6
IGN
• GROUNDED AND BONDED PER NEC 600.7/NEC 250
• EXISTING BRANCH CIRCUIT IN COMPLIANCE WITH NEC 600.5, NOT TO
S
PRIMARY ELECTRICAL FEED IN 1/2” FLEX UL CONDUIT / CUSTOMER SUPPLIED UL JUNCTION BOX
¼” DRAIN HOLES AT BOTTOM OF
LETTER CANS W/ LIGHT BAFFLES.
EXCEED 20 AMPS
• SIGN IS TO BE UL LISTED PER NEC 600.3
• UL DISCONNECT SWITCH PER NEC 600.6- REQUIRED PER SIGN
POWER SUPPLIES WITHIN UL ENCLOSURE (REMOVABLE LID), 1/4” X 1” MIN SCREWS FOR EXTERIOR SIGNAGE ONLY COMPONENT BEFORE LEAVING MANUFACTURER. FOR MULTIPLE SIGNS, A
DISCONNECT IS PERMITTED BUT NOT REQUIRED FOR EACH SECTION
SECTION VIEW: • THE LOCATION OF THE DISCONNECT SWITCH AFTER INSTALLATION
NTS SHALL COMPLY WITH ARTICLE 600.6 (A) (1) PER NEC
APPROVED CUSTOMER STRICKLAND BROTHERS - PALATINE, IL #137
2328 Florence Avenue This drawing and the designs herein are LOCATION 220 N NORTHWEST HWY, PALATINE, IL, 60067
protected under U.S. Copyright Law and shall
Cincinnati, OH 45206 SALES REP DAVID ESTEP
remain the property of Atlantic Sign Company
PROJECT MGR. JESSICA REYNOLDS
(513) 241-6775 | FAX (513) 241-5060 and may not be reproduced or used in any
DRAWN BY GREG ESSERT
manner without the expressed written consent PAGE
DATE 2-23-2023
atlanticsigncompany.com of Atlantic Sign Company
4 SIGNATURE DATE FILE NAME: Packet Pg. 95
106021_STRICKLAND BROTHERS_PALATINE IL_R4_PERMIT
3.6.g
Attachment: Signage Plans (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
144” 16”
FABRICATED ALUMINUM CABINET
PAINTED BLACK
INTERNALLY ILLUMINATED WITH WHITE LED
GRAPHICS ROUTED WITH ACRYLIC PUSH THRU
60”
90”
ALUMINUM REVEAL & BASE
WHITE VINYL ADDRESS NUMERALS
3”
SHERWIN
WILLIAMS
SW 9149
Inky Blue
27”
FRONT: 60 SQUARE FEET • QUANTITY 1 SIDE:
1/2” SCALE 1/2” SCALE
APPROVED CUSTOMER STRICKLAND BROTHERS - PALATINE, IL #137
2328 Florence Avenue This drawing and the designs herein are LOCATION 220 N NORTHWEST HWY, PALATINE, IL, 60067
protected under U.S. Copyright Law and shall
Cincinnati, OH 45206 SALES REP DAVID ESTEP
remain the property of Atlantic Sign Company
PROJECT MGR. JESSICA REYNOLDS
(513) 241-6775 | FAX (513) 241-5060 and may not be reproduced or used in any
DRAWN BY GREG ESSERT
manner without the expressed written consent PAGE
DATE 2-23-2023
atlanticsigncompany.com of Atlantic Sign Company
5 SIGNATURE DATE FILE NAME: Packet Pg. 96
106021_STRICKLAND BROTHERS_PALATINE IL_R4_PERMIT
3.6.g
I O N
C AT
Attachment: Signage Plans (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
O
E RL
H
T- REVERSE CHANNEL LETTERS
N O
STANDOFF MOUNTED
M A
F R O ALUMINUM FACE
S ED SILICONE SEAL - TYPICAL
-U
INTERIOR PAINTED WHITE
- R E .177" CLEAR LEXAN BACK
LED MODULES (WHITE FRONT LIT - BLUE BACKLIT)
T E D WEEP HOLES (BAFFLES AS REQUIRED)
A
.063 ALUMINUM RETURN
REVERSE CHANNEL CONSTRUCTION
R I C 1/4"D. X 4" LONG ALL-THREAD WITH SILICONE ADHESIVE
LOW VOLTAGE LED POWER SUPPLY WITH DISCONNECT
.1250 ALUMINUM FACES
.090 ALUMINUM RETURNS
FA B METAL PASS-THRU WITH 16GA LOW VOLTAGE WIRE
20 AMP/120 VOLT JUNCTION BOX BY OTHERS
PAINTED WHITE
E N WALL SURFACE
BE
WHITE LED FOR HALO ILLUMINATION
Y
D
INSTALL WITH 2” PROJECTION FROM FASCIA
A
R E.177” CLEAR LEXAN BACKS
A L INTERIOR OF CHANNELS PAINTED WHITE.
A S
N H
SIG
APPROVED CUSTOMER STRICKLAND BROTHERS - PALATINE, IL #137
2328 Florence Avenue This drawing and the designs herein are LOCATION 220 N NORTHWEST HWY, PALATINE, IL, 60067
protected under U.S. Copyright Law and shall
Cincinnati, OH 45206 SALES REP DAVID ESTEP
remain the property of Atlantic Sign Company
PROJECT MGR. JESSICA REYNOLDS
(513) 241-6775 | FAX (513) 241-5060 and may not be reproduced or used in any
DRAWN BY GREG ESSERT
manner without the expressed written consent PAGE
DATE 2-23-2023
atlanticsigncompany.com of Atlantic Sign Company
6 SIGNATURE DATE FILE NAME: Packet Pg. 97
106021_STRICKLAND BROTHERS_PALATINE IL_R4_PERMIT
3.6.h
CERTIFICATE OF PUBLICATION
Paddock Publications, Inc.
Attachment: Public Notice (218 - 220 N Northwest Highway - SU oil change use (auto repair, per Code))
Northwest Suburbs
Daily Herald
Corporation organized and existing under and by virtue of the laws of
the State of Illinois, DOES HEREBY CERTIFY that it is the publisher
of the Northwest Suburbs DAILY HERALD. That said Northwest Suburbs
DAILY HERALD is a secular newspaper, published in Arlington Heights,
Cook County, State of Illinois, and has been in general circulation daily
throughout Cook County, continuously for more than 50 weeks prior to the first
Publication of the attached notice, and a newspaper as defined by 715 ILCS 5/5.
I further certify that the Northwest Suburbs DAILY HERALD is a newspaper
as defined in "an Act to revise the law in relation to notices" as amended
in 1992 Illinois Compiled Statutes, Chapter 715, Act 5, Section 1 and 5. That a
notice of which the annexed printed slip is a true copy,
was published February 27, 2023
in said Northwest Suburbs DAILY HERALD. This notice was also placed on
a statewide public notice website as required by 5 ILCS 5/2.1.
BY ______________________________________________
Designee of the Publisher of the Daily Herald
Control # 4595942
Packet Pg. 98