Planning and Zoning Commission Meeting

#2026-12 1001 North Shore Drive – Variation Project Review for Planning and Zoning Commission Ui+6666 Meeting Date: February 18, 2026 Request: The construction of a new 884 square-foot garage with the following variations: a. Averaged yard abutting a street setback of 123 feet to allow 20 feet, and b. Dormers on the detached accessory structure that exceed 20% of the length of the side (a maximum six feet eight inches (6’ 8”) wide) to allow two dormers at eight (8) feet wide each. Location: 1001 North Shore Drive Acreage: Approximately 13,000 square feet Existing Zoning: R-2 Single Family Surrounding Properties: North: R-2 Single Family South: R-2 Single Family East: R-2 Single Family West: R-2 Single Family Staff Contact: Elizabeth Maxwell (815.356.3615) ________________________________________________________________________ General: • The property is an existing single-family residential lot in Crystal Lake. There is an existing garage along the North Shore frontage. This existing garage would be demolished and a new larger three-car garage constructed. • Accessory Structures, like garages, 600 square feet or less are allowed to be five (5) feet from the street side setback and interior side yard setbacks. Accessory structures larger than 600 square feet require the structure to meet the principal structure setback. The principal structure setback is averaged and is 123 feet back. The petitioner is requesting a 20-foot setback. • Dormers are allowed at 20% of the length of the side, with multiple dormers they can total a 40% of the length of the side. The total allowed would be 13 feet 4 inches. The total proposed is 16 feet for each side. The petitioner is requesting 16 feet in total length. Development Analysis: General • Requests: To construct a new 884 square-foot garage within the yard abutting a street setback with dormers that exceed the allowable 20% each for a total of not more than 40% of the one side. 1001 North Shore Drive February 18, 2026 Simplified Residential Variations • Zoning: The site is zoned R-2 Single Family and used as a single-family home. • Land Use: The land use map shows the area as Urban Residential. This land use designation is appropriate for this use. Comprehensive Land Use Plan 2030 Vision Summary Review: The Comprehensive Plan designates the subject property as Urban Residential, which allows for existing and future single-family residential uses. The following goal is applicable to this request: Land Use - Residential Goal: Encourage a diversity of high quality housing in appropriate locations throughout the city that supports a variety of lifestyles and invigorates community character. Findings of Fact: ZONING ORDINANCE VARIATION The petitioner is requesting variations from Article 3 from the yard abutting a street setback and Article 4 from the maximum dormer length of The Unified Development Ordinance lists specific standards for the review and approval of a variation. The granting of a variation rests upon the applicant proving practical difficulty or hardship caused by the Ordinance requirements as they relate to the property. To be considered a zoning hardship, the specific zoning requirements; setbacks, lot width and lot area must create a unique situation on this property. It is the responsibility of the petitioner to prove hardship at the Planning and Zoning Commission public hearing. Standards When evidence in a specific case shows conclusively that literal enforcement of any provision of this Ordinance would result in a practical difficulty or particular hardship because: a. The plight of the property owner is due to unique circumstances, such as, unusual surroundings or conditions of the property involved, or by reason of exceptional narrowness, shallowness or shape of a zoning lot, or because of unique topography, or underground conditions. Meets Does not meet b. Also, that the variation, if granted, will not alter the essential character of the locality. Meets Does not meet For the purposes of supplementing the above standards, the Commission may take into consideration the extent to which the following facts favorable to the application have been established by the evidence presented at the public hearing: a. That the conditions upon which the application for variation is based would not be applicable generally to other property within the same zoning classification; Meets Does not meet 2 1001 North Shore Drive February 18, 2026 Simplified Residential Variations b. That the alleged difficulty or hardship has not been created by any person presently having interest in the property; Meets Does not meet c. That the granting of the variation will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located; or Meets Does not meet d. That the proposed variation will not impair an adequate supply of light or air to adjacent property, will not unreasonably diminish or impair the property values of adjacent property, will not unreasonably increase congestion in the public streets, substantially increase the danger of fire or otherwise endanger public safety. Meets Does not meet Where the evidence is not found to justify such conditions, that fact shall be reported to the City Council with a recommendation that the variation be denied. Recommended Conditions: If a motion to recommend approval of the petitioner’s request is made, it should be with the following conditions: 1. Be consistent with the information and testimony provided by the petitioner in the hearing and the following provided documents: A. Application (Nisenson, received 01/22/26) B. Architectural Plans (Heartland Garage, undated, received 01/22/26) 2. The petitioner shall address all of the review comments and requirements of the Stormwater Consultant, Public Works and Engineering Department, and Community Development Department. 3  PIQ MAP 1001 North Shore Drive  Application for Simplified Residential Variation Application Number: FOR OFFICE USE ONLY Project Name: Date of Submission: I. Applicant Andrew Venamore, HEARTLAND GARAGE BUILDERS PLLC Name Street Northbrook, IL 60062 City State Zip Code Telephone Number Fax Number E-mail address II. Owner of Property (if different) Name Address Telephone Number III. Project Data 1. a. Location/Address: SHORE DRIVE b. PIN #: 18-01-229-048 2. Description of proposal/Reason for request (including how the standards for variation are met, any unique circumstance of the property, or particular hardship): DESCRIBE THE UNIQUE CIRCUMSTANCES OF THE PROPERTY: The existing 2-car garage is decrepit, and has undergone some structural adjustments since it was originally constructed and is thus in need of replacement. This project seeks to provide a more modern, and usable, 3-car structure for the owner's vehicles and some household storage items. IS THE HARDSHIP SELF-CREATED? The hardship for this application is tied to the excessive setback requirement created by the ordinance requirement for a block face average. At 122.82 feet this would require the garage to align with the house which is not possible. Its the lakefront property that creates this condition. 5  ARE THE CONDITIONS APPLICABLE TO OTHER PROPERTIES IN THE SAME ZONING CLASSIFICATION? PLEASE SEE ATTACHED RESPONSE SHEET. WILL THE VARIATION ALTER THE ESSENTIAL CHARACTER OF THE LOCALITY? PLEASE SEE ATTACHED RESPONSE SHEET. WILL THE VARIATION, IF GRANTED BE DETRIMENTAL TO PUBLIC WELFARE OR INJURIOUS TO OTHER PROPERTY? PLEASE SEE ATTACHED RESPONSE SHEET. WILL THE VARIATION AS PROPOSED IMPAIR ADEQUATE SUPPLY OF LIGHT OR AIR TO ADJACENT PROPERTY; DIMINISH PROPERTY VALUE; INCREASE CONGESTION IN PUBLIC STREETS; SUSBTANTIALLY INCREASE THE DANGER OF FIRE; OT ENDANGER PUBLIC SAFETY? PLEASE SEE ATTACHED RESPONSE SHEET. 3. List any previous variations that are approved for this property: NONE KNOWN IV. Signatures 1/16/26 PETITIONER: Print and Sign name (if different from owner) Date As owner of the p operty in question, I hereby authorize the seeking of the above requested action. 1/16/26 OWNER: Print and Sign name Date NOTE: If the property is held in trust, the trust officer must sign this petition as owner. In addition, the trust officer must provide a letter that names all beneficiaries of the trust. 6  SUBMITTAL CHECKLIST Item Submittal Requirements Comments ✔ Completed Application 1 copy ✔ Ownership Information 1 copy Any one of the following: Title insurance, warranty deed, most recent tax bill etc. ✔ Plat of Survey 1copy ✔ Site Plan 1 copy Drawn to scale, which shows existing and proposed buildings and which describes the variation requested – the Plat of Survey may be used as a site plan ✔ List of property owners 1 copy See Page 4 for details. within 200-feet excluding rights- of-way ✔ Fees $ 100 7  EXPLANATION OF VARIATION Crystal Lake Planning and Zoning Commission 1001 N. Shore Drive; Keith & Lucia Nisenson Before recommending any variation, the PZC must first determine and record its findings that the evidence justifies the conclusions that: 1. The plight of the property owner is due to unique circumstances, such as, unusual surroundings or conditions of the property involved, or by reason of exceptional narrowness, shallowness or shape of a zoning lot, or because of unique topography, or underground conditions. With the existing garage in a decrepit state and the lack of any reasonable storage on this quaint lake-facing residence (that is roughly 2,700 SF and has no basement), the proposed project seeks to provide the owner with reasonable vehicular parking spaces and storage that is sorely needed. The variation is required as the accessory building is greater than 600 SF as the setback for the proposed garage would need to be 122.82’ – a dimension that would locate the structure on top of the existing home. Since grade does slope towards the lake, locating the garage towards the street and preserving the open space between the two buildings would reflect the existing nature of the vicinity, and will also ensure easy and practical access to the N. Shore Drive ROW. 2. 2. The variation, if granted, will not alter the essential character of the locality. As noted above, this section of the lake has numerous homes that front onto the water and have their accessory buildings located off the street. This replacement garage, though a 3-car instead of the existing 2-car, will not alter the character of this location since there similar structures directly adjacent to this lot (to the east and to the west), in addition to virtually all the other homes that have lakefront access. By moving the front of the garage further back from the ROW (to 20 feet), the new project will help with the overall visual massing. The garage has been designed to tie into the existing home and with an LP SmartSide exterior and color to match the existing home, which will help to maintain the essential character of the property and locale. Other facts that the Commission may take into consideration after evidence is presented at the public hearing are: 1. That the conditions upon which the application for variation is based would not be applicable generally to other property within the same zoning classification; The hardship for this project is tied to setback requirement for the proposed building that would have the garage located over 120 feet from the N. Shore  EXPLANATION OF VARIATION Crystal Lake Planning and Zoning Commission 1001 N. Shore Drive; Keith & Lucia Nisenson property line. This condition is tied to the lakefront homes being generally sited closer to the water (for obvious ‘view’ reasons) which then exacerbates the setback requirement. For a standard R-2 lot, this determination would not be applicable since the detached garages on most other lots (other than those that also front on the Lake) are all located in the rear yard, instead of the yard that abuts the street. 2. That the alleged difficulty or hardship has not been created by any person presently having interest in the property; This hardship is driven by the fact that the ordinance requirements have created such a significant setback for the structure which if tied to the specific type of lot that does not have a specifically defined rear yard as a standard interior R-2 lot would have. As such, this difficultly to more related to this lakefront lot and was not created by the current owners, but rather as a result of the original property development and the ordinance requirements for such a significant setback. 3. That the granting of the variation will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located; or If granted, the construction of this garage some 20 from the north property line will not detrimentally impact the existing neighborhood improvements and will assist in the overall appearance of this neighborhood since the existing garage is quite decrepit. Additionally, by moving the garage back from the street some 15-16 feet compared to where the current building is located there will be less impact on the other buildings in the vicinity. The new location will also reduce the overall mass on the lot since the additional separation from the street will help to provide more of a visual break. 4. That the proposed variation will not impair an adequate supply of light or air to adjacent property, will not unreasonably diminish or impair the property values of adjacent property, will not unreasonably increase congestion in the public streets, substantially increase the danger of fire or otherwise endanger public safety. Since the location of the proposed garage is essentially in the rear yard of this lot, and adjacent to other large accessory buildings, its location will not unreasonably diminish the supply of light and air to the neighbors nor impact the general property values. There is an argument that the replacement structure will actually improve overall property values compared to the  EXPLANATION OF VARIATION Crystal Lake Planning and Zoning Commission 1001 N. Shore Drive; Keith & Lucia Nisenson current structure. Separately, the construction of this building will not increase the danger of fire in the area since it will actually be located some 6” further onto the subject property (from the west) than the current building. BEFORE THE PLANNING AND ZONING COMMISSION OF THE CITY OF CRYSTAL LAKE, MCHENRY COUNTY, ILLINOIS IN THE MATTER OF THE APPLICATION OF Kieth Nisenson LEGAL NOTICE Notice is hereby given in compliance with the Unified Development Ordinance (UDO) of the City of Crystal Lake, Illinois, that a public hearing will be held before the Planning and Zoning Commission upon the application by Adrew Venamore, with Heartland Garage Builders, on behalf of Keith Nisenson for approval of a Variation at the following real estate known as 1001 North Shore Drive, Crystal Lake, Illinois 60014, PIN: 18-01-229-048. This application is filed for the purpose of seeking Simplified Residential Zoning Variations to construct an 884 square-foot with dormers that exceed the 20% of the width 20 feet from the street side property line, a variation of 103 feet, as well as any other variations as presented at the public hearing pursuant to Unified Development Ordinance pursuant to Article 3, Article 4, and Article 9. Plans for this project can be viewed at the City of Crystal Lake Planning and Economic Development Department at City Hall. A public hearing before the Planning and Zoning Commission on the request will be held at 7:00 p.m. on Wednesday, February 18, 2026, at the Crystal Lake City Hall, 100 West Woodstock Street, at which time and place any person determining to be heard may be present. Jeff Greenman, Chairperson Planning and Zoning Commission City of Crystal Lake (Published Northwest Herald Jan. 30, 2026) 2302511  Plat of Survey NORTH SHORE DRIVE N 90°00'00" E 54.86' Meas. BALDWIN AVENUE Lot 1 S 00°27'36" W ±225.7' Meas. to Edge of Water S 00°22'46" W ±233.8' Meas. to Edge of Water EXISTING SITE PLAN } S.S. Luco Surveying Professional Design Firm No. 184.007972 54 Lou Avenue, Crystal Lake, IL 60014 Phone: 815.526.3974 Email: admin@lucosurveying.com Common Address: 1001 North Shore Drive, Crystal Lake, IL. PIN # 18-01-229-048 Job Number: 19 - 49727 Drawn By: LAH W Y Client: DENNIS HENNESSY Reference: Field Work Completion: 08-12-19 Revisions:  352326(' 6,7(3/$1 BALDWIN AVENUE NORTH SHORE DRIVE S 00°22'46" W ±233.8' Meas. to Edge of Water 20.00' 26.00' ~89.18' ~14.86' N 90°00'00" E 54.86' Meas. 3' SIDE WALKS NEW 34.0'x26.0' 34.00' GARAGE Lot 1 6.0' S 00°27'36" W ±225.7' Meas. to Edge of Water REPLACEMENT ASPHALT DRIVEWAY (By Others)  3'x3' LANDING TO BE NOT MORE THAN 7-3/4" BELOW THRESHOLD 8'-3" 3'-0" 4'-3" 3'-0" 4'-3" 3'-0" 8'-3" S WP GFCI E W (2) 2x6 HEADER (2) 2x6 (2) 2x6 HEADER HEADER 3'-6" 3 A GFI GFI 3'-6" UP 16 R's TO ATTIC N LIGHTS PITCH SLAB 1/8" PER FOOT 6x6 POST ON 24" DIA. ELECTRIC DETAIL CONC. PIER FOOTER PASTE ELECTRICAL NOTE HERE v CIRCUITS: (1) 20 AMP. #12 GA. (1) 15 AMP. #14 GA. 14" PJI-65s @ 12" O.C. GFI GFI v CONTAINED IN 3/4" RIGID STEEL CONDUIT TOWARDS O.H. DOOR v BURIAL DEPTH: 8 INCHES v WIRING: SEPARATE CIRCUITS TO ELECTRICAL PANEL 26'-0" (2) 14" LVL MOTION SENSORED (2) 14" LVL OHD OHD GFI GFI BRACE FRONT RETURN BRACE FRONT RETURN WALLS PER ATTACHED WALLS PER ATTACHED DETAIL (R602.10.6.3) DETAIL (R602.10.6.3) (2) 2x4 POSTS FOR HEADER, TYP. (2) 2x4 POSTS FOR HEADER, TYP. 16.00' x 8.00' O.H. GARAGE DOOR 10.00' x 8.00' O.H. GARAGE DOOR (2) 1-3/4"x14" HEADER SIDE TO SIDE (2) 1-3/4"x14" HEADER SIDE TO SIDE 3'-0" FIRST FLOOR PLAN NEW CONC. APRON SCALE:1/4"=1'-0" 3'-0" 16'-0" 2'-0" 10'-0" 3'-0" 34'-0" CONTRACTOR: SHEET NAME: HEARTLAND GARAGE DETACHED GARAGE - REVERSE GABLE ROOF 602 ACADEMY DRIVE BUILDERS FIRSTFLOORPLAN 1001 N. Shore Drive, Crystal Lake NORTHBROOK, IL 60062 SHEET NUMBER: PHONE: (224) 619-4539 Nisenson Residence EMAIL: INFO@HLGBS.COM 1 OF 6 THESE PLANS REMAIN THE PROPERTY OF MACH 1, INC. AND THEIR REPRODUCTION IS EXPRESSLY FORBIDDEN.  4'-0" 8'-0" 10'-0" 8'-0" 4'-0" 2'-6" 3'-0" 2'-6" 2'-6" 3'-0" 2'-6" 3'-6" (2) 2x6 HEADER (2) 2x6 HEADER A GFI 3'-6" 2x6 RAFTERS @ 16" O.C. 2x6 RAFTERS @ 16" O.C. TO SWITCH BELOW 2x6 RAFTERS @ 16" O.C. DN 16 R's 26'-0" 3 GFI GFI 2x6 RAFTERS @ 16" O.C. 2x6 RAFTERS @ 16" O.C. GFI (2) 2x6 HEADER (2) 2x6 HEADER 2'-6" 3'-0" 2'-6" 2'-6" 3'-0" 2'-6" SECOND FLOOR PLAN 4'-0" 8'-0" 10'-0" 8'-0" 4'-0" SCALE:1/4"=1'-0" 34'-0" CONTRACTOR: SHEET NAME: HEARTLAND GARAGE DETACHED GARAGE - REVERSE GABLE ROOF 602 ACADEMY DRIVE BUILDERS SECOND FLOORPLAN 1001 N. Shore Drive, Crystal Lake NORTHBROOK, IL 60062 SHEET NUMBER: PHONE: (224) 619-4539 Nisenson Residence EMAIL: INFO@HLGBS.COM 2 OF 6 THESE PLANS REMAIN THE PROPERTY OF MACH 1, INC. AND THEIR REPRODUCTION IS EXPRESSLY FORBIDDEN.  1 21 NOTES: 1-1/2" DIA. WOOD 1. CONT. STAIR HANDRAIL TO HANDRAIL EXTEND 6" HORIZONTALLY ABOVE THE TOP RISER & RETURN TO WALL BRACKET 2. GUARDS SHALL BE 36" HIGH WITH BALUSTERS @ 4" O.C. (MAX.) 3. MINIMUM HEADROOM FROM NOSING TO CEILING 6'-8" RIDGE VENT 25 YEAR FIBERGLASS 4. 1 LAYER OF TYPE "X" 1/2" GWB SHINGLES OVER 12# FELT 2x8 RIDGE (TO BE BELOW STAIRS (WHERE UNDERLAYMENT OVER ONE SIZE LARGER EXPOSED TO STORAGE) 7/16" OSB SHEATHING THAN RAFTERS) 1 1/2" DIA WOOD T/RIDGE RAIL RETURN TO STRINGER WALL 10" 1" 34" (MIN) MIN. WALL BRACKETS @ 4'-0" O.C. CHAMFER 2x6 CUSTOM HEEL CUT ROOF RAFTERS 12 6" 8.5 6'-0" @ 16" O.C. W/ CARRIAGE HURRICANE TIES MAX. 3 7 4" 2X_TREAD 14" PJI-65s @ 12" O.C. 1X_ RISER FIN. FLOOR 20'-0" 6" FASCIA T/PLATE 2015 INTERNATIONAL RESIDENTIAL CODE COMPLIANT 12" VENTED SOFFIT w/ 5" GUTTERS 7'-0" STAIR DETAIL 9'-0" LP SIDING SCALE:3/4"=1'-0" 7/16" OSB GARAGE PL. HT. SHEATHING 2x4 CONST. GRADE GUARDRAILS ARE TO BE A MIN. OF 36" HIGH AND HAVE LUMBER @ 16" O.C. INTERMEDIATE RAILS SPACED (2) 2x4 AT CORNERS AS TO NOT ALLOW @4" & OPENINGS 6" SPHERE TO PASS THROUGH. MIN. T/SLAB EXISTING GRADE 2x4 TREATED SILL PLATE 5" CONCRETE SLAB 3'-6" ANCHORED WITH 1/2" DIA. STEEL ON 4" GRANULAR FILL ANCHOR BOLTS 10" LONG SET @ WITH 6x6 / 10x10 WWF (1) #5 REBAR 6'-0" O.C. (2) @ EVERY PIECE AND TOP & BOTTOM 1'-0" CORNERS WITH NUTS AND WASHERS TIGHTENED building section SCALE:1/4"=1'-0" CONTRACTOR: SHEET NAME: HEARTLAND GARAGE DETACHED GARAGE - REVERSE GABLE ROOF 602 ACADEMY DRIVE BUILDERS BUILDINGSECTION &STAIRDETAIL 1001 N. Shore Drive, Crystal Lake NORTHBROOK, IL 60062 SHEET NUMBER: PHONE: (224) 619-4539 Nisenson Residence EMAIL: INFO@HLGBS.COM 3 OF 6 THESE PLANS REMAIN THE PROPERTY OF MACH 1, INC. AND THEIR REPRODUCTION IS EXPRESSLY FORBIDDEN.  T/RIDGE RIDGE VENT 12 8.5/12 PITCH 12 8.5 8.5 ASPHALT 3040 SH 3040 SH SHINGLES EAVE 20'-0" 1'-0" T/PLATE VENTED SOFFIT 9'-0" LP SIDING 10'-0" FINISHED CORNER GARAGE PL. HT. BOARDS (TYP.) WEATHERSTRIPPING AROUND OVERHEAD DOOR SIDING BUTTED TO CASINGS (TYP.) T/SLAB EXISTING GRADE T/GRADE SECTIONAL OVERHEAD DOOR north elevation SCALE:1/4"=1'-0" CONTRACTOR: SHEET NAME: HEARTLAND GARAGE DETACHED GARAGE - REVERSE GABLE ROOF 602 ACADEMY DRIVE BUILDERS ELEVATIONS 1001 N. Shore Drive, Crystal Lake NORTHBROOK, IL 60062 SHEET NUMBER: PHONE: (224) 619-4539 Nisenson Residence EMAIL: INFO@HLGBS.COM 4 OF 6 THESE PLANS REMAIN THE PROPERTY OF MACH 1, INC. AND THEIR REPRODUCTION IS EXPRESSLY FORBIDDEN.  8.5/12 PITCH 8.5/12 PITCH 12 8.5 8.5/12 PITCH 8.5/12 PITCH 8.5/12 PITCH 12 8.5 8.5/12 PITCH CONCRETE APRON west elevation SCALE:1/4"=1'-0" CONCRETE APRON east elevation SCALE:1/4"=1'-0" CONTRACTOR: SHEET NAME: HEARTLAND GARAGE DETACHED GARAGE - REVERSE GABLE ROOF 602 ACADEMY DRIVE BUILDERS ELEVATIONS 1001 N. Shore Drive, Crystal Lake NORTHBROOK, IL 60062 SHEET NUMBER: PHONE: (224) 619-4539 Nisenson Residence EMAIL: INFO@HLGBS.COM 5 OF 6 THESE PLANS REMAIN THE PROPERTY OF MACH 1, INC. AND THEIR REPRODUCTION IS EXPRESSLY FORBIDDEN.  12 8.5/12 PITCH 12 8.5 8.5 3040 SH 3040 SH 3040 SH 3040 SH south elevation SCALE:1/4"=1'-0" CONTRACTOR: SHEET NAME: HEARTLAND GARAGE DETACHED GARAGE - REVERSE GABLE ROOF 602 ACADEMY DRIVE BUILDERS ELEVATIONS 1001 N. Shore Drive, Crystal Lake NORTHBROOK, IL 60062 SHEET NUMBER: PHONE: (224) 619-4539 Nisenson Residence EMAIL: INFO@HLGBS.COM 6 OF 6 THESE PLANS REMAIN THE PROPERTY OF MACH 1, INC. AND THEIR REPRODUCTION IS EXPRESSLY FORBIDDEN.