Planning and Zoning Commission
Regular MeetingPalatine, IL · April 14, 2026
Minutes
PLANNING AND ZONING COMMISSION
APRIL 14, 2026 AT 7:00 PM
VILLAGE HALL - COUNCIL CHAMBERS
200 E. WOOD STREET
PALATINE, IL 60067-5339
(847) 359-9050 www.palatine.il.us
MINUTES
REGULAR MEETING 7:00 PM
I. CALL TO ORDER
Chairman Wood called the meeting to order at 7:05PM
II. ROLL CALL
III. APPROVAL OF MINUTES
A. 03-24-2026 PZC Minutes
Commissioner Friedman moved to approved the minutes, Commissioner Kolososki
seconded the motion. Motion approved by Voice Vote
RESULT: APPROVED BY VOICE VOTE
MOVER: Friedman
SECONDER: Kolososki
AYES: Jan Wood, Cindy Roth Wurster, Tim Schubert, Eric Friedman,
Patrick Noonan, Rodney Bettenhausen, Robert Kolososki
NAYES: None
IV. PUBLIC HEARING
A. 1306 W. Hill Street
1. Special use to permit a fence in a front yard at the subject property.
SU-000251-2026 – 1305 W Hill St - District #1
Notice was published in the Journal & Topics on March 26th, 2026 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Special Use Application
2. Proof of Ownership
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3. Site Plan
4. Plat of Survey
5. Fence Elevation
6. Public Notice
Background:
Mr. Auer provides background on the request. The petitioner is proposing to
construct a 5.5-foot-tall solid vinyl fence within the front yard, set back 20 feet from
the lot line along N. Grove Avenue. The property is zoned R-1, which requires a 40-
foot setback for fences located in the front yard. A Special Use approval is required
for any fencing in a residential front yard.
Sworn in petitioner:
Jozef Staszel, 1306 W. Hill Street, property owner, states he is proposing to replace
an existing wood fence with a composite (vinyl) fence. He describes the design as a
more modern, European-style fence and believes it will enhance the appearance of
the property. He notes that he is a contractor and will be installing the fence himself.
Chairman Wood asks about the color of the fence.
Mr. Staszel states it will be a charcoal gray color.
Commissioner Kolososki asks if landscaping will be provided along the fence.
Mr. Staszel confirms that landscaping will be added. He also notes there is an
existing shed in the corner, and the fence will run straight behind it for alignment.
Chairman Wood asks if neighbors have expressed any concerns.
Mr. Staszel states there have been no issues and that he is simply following Village
requirements.
Mr. Staszel further explains the need for the fence, noting privacy concerns, the
presence of dogs, and the size of the yard, which includes an easement and septic
area. He also mentions plans to plant fruit trees.
Commissioner Roth-Wurster asks whether the fence is being replaced in the same
location.
Mr. Staszel states it will generally follow the same alignment, with approximately a 4-
foot adjustment near Grove Avenue.
Commissioner Friedman asks about the plat, lot lines, and potential impacts to
existing landscaping.
Mr. Staszel confirms the plantings are his and notes that he has already cleared the
area, including removal of a shed and overgrown vegetation.
Mr. Auer explains that fences located in the front yard are contemplated as a Special
Use. He notes that the subject property is a corner lot, and per zoning code, the
shorter lot line is considered the front lot line regardless of home orientation.
The proposed fence is generally compatible with the surrounding area. Staff
evaluated the surrounding area and noted that several existing fences do not
conform to current R-1 standards, as many were installed prior to annexation in
2005. A 4-foot chain-link fence previously existed near the proposed location. Staff
also notes that the presence of a parkway along Grove Avenue reduces potential
visual impacts on neighboring properties.
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Staff Recommendation:
The Petitioner is requesting approval to construct a 5.5-foot-tall fence at the subject
property, set back 20 feet from the lot line abutting N. Grove Avenue. Staff evaluated
the surrounding area to determine local design qualities. Upon review, many existing
fences are set back at a distance that is not compliant with the R-1 zoning district
standards. Historically, a 4-foot chain-link fence has been located near the position
of the proposed fence. Last, Staff believes the parkway along Grove Avenue
reduces the potential impacts upon neighboring properties. Therefore, Staff is
recommending action at the discretion of the Planning and Zoning Commission,
subject to the following conditions:
1. The Special Use shall substantially conform to the Site Plan and Elevations
submitted by Jozef Staszel, petitioner, except as such plans may be changed to
conform to the Village’s Codes and Ordinances.
There were no further questions. The public hearing was closed.
Commissioner Noonan Made a motion to approve subject staff’s conditions;
seconded by Commissioner Bettenhausen
DISCUSSION:
Commissioner Kolososki states the proposal is an improvement to the site and that
the updated, modern fence design will be a positive addition.
Chairman Wood notes that while the fence is technically located in the front yard, the
presence of the parkway reduces its impact. She states that a chain-link fence
previously existed in this location and that the proposed composite fence will be an
upgrade. She adds that the selected color will blend well with the surroundings and
that the standards have been met.
Commissioner Roth-Wurster states the request meets the standards and is
consistent with the neighborhood, noting that many properties in the area include
privacy fencing. She adds that the additional parkway space creates an open feel
and that the proposed fence will enhance the property while providing privacy.
Chairman Wood summarized that this request has met the standards and was
unanimously approved by a vote of 7-0. This item will tentatively go to Village
Council on Monday April 20th, 2026.
RESULT: MOTION APPROVED BY ROLL CALL
MOVER: Noonan
SECONDER: Bettenhausen
AYES: Jan Wood, Cindy Roth Wurster, Tim Schubert, Eric Friedman,
Patrick Noonan, Rodney Bettenhausen, Robert Kolososki
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NAYES: None
B. 574 W. Colfax Street
1. Special Use amendment to modify the floor plan and business plan for an
existing unique use at the subject property.
SU-000252-2026 574 W Colfax – District #6
Notice was published in the Journal & Topics on March 26th, 2026 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Special Use Application
2. Plat of Survey
3. Business Plan Addendum
4. Floor Plan
5. O-052-24 - 574 W. Colfax - SU
6. Public Notice
Background:
Mr. Auer provided background on the request, noting that the petitioner is seeking an
amendment to the previously approved Special Use to allow an increase in the
number of tattoo artists from one to a total of five. The business would continue to
operate within the existing tenant space, including previously unused office space.
He stated that all artists would be employees of the business and that the hours of
operation would remain unchanged.
Mr. Auer noted that the expansion may result in a slight increase in parking demand;
however, the site remains compliant with Village parking requirements. He identified
available parking areas and stated that staff does not anticipate the demand
exceeding the site’s capacity.
Sworn in petitioner:
Luke Kozlowski – White Eagle Tattooo – 574 W Colfax
Mr. Kozlowski stated he previously appeared before the Commission in Summer
2024 for approval to open the tattoo business at this location, which was conditioned
on being a single-artist operation. He explained that he is now seeking to utilize
additional space within the unit to allow for additional tattoo artists.
Chairman Wood asked whether the additional artists would be renting chairs.
Mr. Kozlowski stated they would not be renting chairs. He explained that he has a
separate LLC for the business and has established a DBA for White Eagle Tattoo,
with all artists employed under that entity.
Chairman Wood asked whether there have been any issues since the business
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began operating.
Mr. Kozlowski stated there have been no issues. He noted that business has been
strong, with existing clients continuing to travel from his previous location, including
by Metra, and that he has also established a new local client base. He stated
operations have run smoothly and expressed a desire to expand, contingent upon
Village approval.
Commissioner Kolososki asked whether the restroom is ADA accessible.
Mr. Kozlowski confirmed that the restroom is ADA compliant.
Chairman Wood asked staff whether there have been any reported issues since the
business began operating.
Mr. Auer stated there have been no reported adverse conditions.
Staff Recommendation:
The Petitioner is requesting an increase in the number of staff and service stations
for an existing tattoo business. The proposed expansion will occupy an existing
vacant space. Based upon the modified business plan and proposed expansion of
artists, it does not appear that the studios will generate adverse parking conditions.
Given the Page 33 of 110 focused work provided, the operations serve a lower client
quantity, per day, and therefore, Staff does not anticipate a significant parking
demand from the Amendment. The subject property is compliant with current parking
regulations. Therefore, Staff recommends approval of the proposed amendment,
subject to the following conditions:
1. The business shall substantially conform to the floor plan and business plan for
White Eagle Tattoo, submitted 03/02/26, except as such plans may be changed to
conform to Village Codes and Ordinances.
2. Except as specifically modified by this Ordinance, all conditions of Ordinance #O-
52-24, as amended, shall remain in effect.
There were no further questions. The public hearing was closed.
Commissioner Schubert Made a motion to approve subject staff’s conditions;
seconded by Commissioner Roth-Wurster
DISCUSSION:
Commissioner Schubert stated it is positive to see the business growing and noted
that the petitioner appears to be operating in good faith.
Commissioner Roth-Wurster stated the request meets the applicable standards and
that no issues have been identified. She expressed support for the expansion and
was pleased to see the business grow.
Chairman Wood summarized that this request has met the standards and was
unanimously approved by a vote of 7-0. This item will tentatively go to Village
Council on Monday April 20th, 2026.
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RESULT: MOTION APPROVED BY ROLL CALL
MOVER: Schubert
SECONDER: Roth-Wurster
AYES: Jan Wood, Cindy Roth Wurster, Tim Schubert, Eric Friedman,
Patrick Noonan, Rodney Bettenhausen, Robert Kolososki
NAYES: None
C. 117 W. Slade Street, Unit 200
1. Special Use to permit a unique use at the subject property.
SU-000248-2026 117 W. Slade St – District #6
Notice was published in the Journal & Topics on March 26th, 2026 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Special Use Application
2. Business Plan
3. Floor Plan
4. Plat of Survey
5. Public Notice
Background:
Mr. Auer provided background on the request for a Special Use to allow a golf
simulator business with accessory food and liquor service at the subject property.
Sworn in petitioner:
Phil Volini - Loft 19 Golf Club LLC – 117 W Slade Street, Unit 200
Mr. Volini stated that in November he and his partner identified the subject property
as an opportunity to utilize an underused space within the building. He noted that the
building currently includes existing businesses such as Madcats, which offers live
music and food, as well as other tenants including a photography business and a
local soccer-related organization.
He explained that the second-floor loft space attracted them due to its layout and
location within downtown Palatine. After meeting with Village staff and the Fire
Department, they determined the space would be suitable for a golf simulator lounge.
He described the concept as a community-driven business that would introduce
additional activity to the area.
Mr. Volini stated the business would include golf simulator bays, proposing three
bays, although it may be reduced to two due to ceiling height constraints. He noted
that the business would operate at a lower volume with a focus on reservations and
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structured use of the space.
He stated the business would seek a beer and wine license as an accessory use.
Food would be made available through partnerships with local restaurants, including
Madcats, Tap House, and other nearby establishments. He emphasized that the
intent is to support surrounding businesses rather than provide full food service on-
site.
Chairman Wood asked whether the business would offer private lessons, leagues, or
be open to the general public.
Mr. Volini stated that the simulators would be available to the public through
reservations and that leagues may be offered on a limited basis, such as one day per
week.
Chairman Wood asked whether other forms of entertainment, such as billiards, would
be offered.
Mr. Volini stated the focus would remain on golf-related activities, potentially including
a small putting area, along with a bar seating area. No additional games are
proposed.
Chairman Wood asked about staffing.
Mr. Volini stated that he and his partner both hold BASSET certifications and would
staff the business appropriately to support operations.
Commissioner Bettenhausen asked how many patrons would be present at any given
time.
Mr. Volini stated that use would be controlled through reservations, with each bay
scheduled for specific time slots, which would limit the number of patrons at any one
time.
Commissioner Bettenhausen asked whether spectators would be permitted and
whether outside food could be brought in.
Mr. Volini stated that large numbers of spectators are not anticipated and that the
intent is for patrons to utilize food options provided through local restaurant
partnerships rather than bringing in outside food.
Chairman Wood asked whether the public could enter the space without a
reservation.
Mr. Volini stated that walk-ins would be welcome to view the space and learn about
the business, and staff would be available to assist and provide information, though
simulator use would be reservation-based.
Commissioner Kolososki asked about the size and number of simulator screens.
Mr. Volini stated there would be two to three simulator bays, each with screens
approximately 8 feet high and 12 to 14 feet wide. He noted the simulators would offer
a variety of courses and interactive games suitable for different skill levels.
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Commissioner Schubert asked about the proposed signage.
Mr. Volini stated they would install signage consistent with Palatine Station standards
and utilize the existing awning area.
Commissioner Roth-Wurster asked about the location of the main entrance and
inquired about a secondary entrance, noting it appears to function as an emergency
exit.
Mr. Volini confirmed that is correct.
Mr. Auer provided additional information, stating the tenant space is approximately
2,800 square feet and would accommodate two to three simulator bays. He explained
that the business plan requires food to be available in order to obtain a liquor license,
though it is not required that patrons purchase food. He noted that food may be
provided through outside vendors, pending agreements with local restaurants.
Mr. Auer further explained that bar service would be limited to the simulator bay
areas and stated that the proposed use is not expected to create adverse parking
conditions.
Chairman Wood asked about hours of operation and whether food must be ordered
from the identified partner restaurants.
Mr. Auer stated that staff is seeking formal agreements between the petitioner and
participating restaurants to clarify food service arrangements. He further stated that
the proposed hours of operation are Sunday through Thursday from 8:00 a.m. to
10:00 p.m., and Friday and Saturday from 8:00 a.m. to 11:30 p.m.
Commissioner Schubert asked whether the business would be allowed to use coolers
or warming equipment for food and beverages.
Mr. Auer stated that such items would be subject to review by Environmental Health
and are not included as part of the current business plan.
Staff Recommendation:
The Petitioner is seeking approval for a Special Use to operate a golf simulator
business at the subject property. The proposed business model operates with a low
count of patrons and staff. All play is scheduled in advance via reservation software.
Staff anticipates that the proposed business model will not produce adverse
conditions upon the surrounding properties. Therefore, Staff recommends approval of
the proposed business, subject to the following conditions:
1. The business shall substantially conform to the floor plan and business plan,
submitted 02/27/2026, except as such plans may be changed to conform to Village
Codes and Ordinances.
There were no further questions. The public hearing was closed.
Commissioner Noonan Made a motion to approve subject staff’s conditions;
seconded by Commissioner Roth-Wurster
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DISCUSSION:
Commissioner Noonan stated the proposal represents a good use of the space.
Commissioner Roth-Wurster stated she is familiar with the building and believes the
space is well-suited for the proposed use. She noted the business plan is well-
thought-out, supports surrounding restaurants, and meets the required standards.
She expressed support for the project.
Chairman Wood stated she does not identify any health, safety, or welfare concerns.
She commented positively on the building, particularly the loft space, and stated the
proposal would be a strong addition to the property. She noted the benefit of a local
business owner contributing to the downtown area and stated parking is not expected
to be an issue. She expressed support for the request.
Chairman Wood summarized that this request has met the standards and was
unanimously approved by a vote of 7-0. This item will tentatively go to Village
Council on Monday April 20th, 2026.
RESULT: MOTION APPROVED BY ROLL CALL
MOVER: Noonan
SECONDER: Roth-Wurster
AYES: Jan Wood, Cindy Roth Wurster, Tim Schubert, Eric Friedman,
Patrick Noonan, Rodney Bettenhausen, Robert Kolososki
NAYES: None
D. 811 N. Quentin Road
1. Special Use to permit a dog grooming facility as a unique use at the subject
property.
SU-000250-2026 – 811 N Quentin Rd – District #1
Notice was published in the Journal & Topics on March 26th, 2026 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Special Use Application
2. Business Plan
3. Floor Plan
4. Plat of Survey
5. Public Notice
Background:
Mr. Auer provides background and states the petitioner is requesting approval to
operate a dog grooming business providing traditional grooming services. The Zoning
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Ordinance does not specifically identify dog grooming as a permitted or special use
within the B-2 zoning district; therefore, the proposed business requires approval as a
Special Use for a unique use.
Sworn in petitioner:
Darcy Keegan, Darcy's Dog Spa LLC – 811 N Quentin Road
Ms. Keegan states she has worked in the dog grooming industry her entire life and
that her mother has also worked in the business. She explains her goal is to bring a
clean, safe dog spa to Palatine where pets can be groomed, including haircuts and
nail care, in a comfortable environment.
Chairman Wood asks how dog waste removal will be handled.
Ms. Keegan states that dog waste will be placed in provided dog waste bags and
disposed of in a shared dumpster with weekly pickup. She notes that cleanliness will
be maintained at all times and any accidents will be cleaned immediately.
Commissioner Roth-Wurster asks whether the three full-time employees include Ms.
Keegan.
Ms. Keegan confirms that it does, and states she would initially operate the business
with her mother.
Chairman Wood expresses concern regarding potential odor impacts to adjacent
tenants, particularly restaurants. He She compares the proposal to dog daycare
facilities and notes concerns about noise and smell affecting neighboring businesses.
Ms. Keegan responds that dogs will be picked up within approximately 30 minutes
after grooming completion. She states that no more than three to four dogs will be
groomed at any time, with grooming sessions lasting approximately 3–4 hours each.
Chairman Wood asks whether she has spoken with neighboring businesses,
including the adjacent taco restaurant.
Ms. Keegan states she has not spoken with that business but has spoken with the
owner of Daisy’s Ice Cream Parlor, who expressed no concerns.
Commissioner Kolososki Bettenhausen asks about late pickups and whether there
will be a holding area.
Ms. Keegan states that dogs will be placed in cages after grooming for safety while
waiting for pickup.
Commissioner Kolososki Bettenhausen asks whether there will be a customer
waiting area.
Ms. Keegan states customers will not be encouraged to remain during grooming and
are not expected to stay on-site.
Chairman Wood asks about flooring materials intended to control odor.
Ms. Keegan explains that the flooring will be a commercial basketball/volleyball-style
product that is anti-microbial, non-porous, and waterproof. She states that kennel-
grade cleaning products such as Pine-Sol and other antibacterial cleaners will be
used.
Commissioner Schubert asks about the maximum number of dogs at one time.
Ms. Keegan responds that the maximum would be approximately four dogs at any
given time, depending on staffing.
Mr. Auer provides additional information, noting the tenant space is approximately
1,200 square feet. The business is proposed to operate with three full-time
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employees and serve an estimated 14 pets per day. The floor plan includes a
reception area, grooming area, and washing area. Proposed hours of operation are
Monday through Friday, 7:00 a.m. to 4:00 p.m.
He further notes that pets will not be taken to the rear of the property, helping to
avoid odor impacts on nearby businesses and residences. There will be no outdoor
dog walking. He adds that similar uses, including veterinary offices, have previously
been reviewed, and concerns regarding proximity to restaurants were considered in
prior decisions. The proposed hours are not expected to conflict with restaurant
dining times.
Mr. Auer states that parking is consistent with surrounding uses and that the site is
over-parked by approximately 30 spaces. Staff has no concerns regarding parking.
He notes that, based on the qualities of the proposed business operation, the request
meets the requirements for a Special Use.
Commissioner Friedman asks about potential odor and noise impacts and whether
any additional mitigation measures are proposed for shared tenant walls between
adjoining spaces.
Mr. Auer responds that no specific mitigation measures are proposed at this time,
and that the proposed hours of operation should not adversely affect adjacent
tenants.
Public Comment
Doreen Rende, 709 E. Juniper, speaks in support of the request. She states she is a
dog owner and regularly uses grooming services. She notes that odors are not
noticeable at the grooming facilities she has used and that pet owners are generally
responsible for waste cleanup using bags and proper disposal. She expresses
support for the proposed business and is pleased to have a groomer located nearby.
Dr. Peter Lysakowski, 706 W. Illinois, Palatine, sworn in, stated he is a veterinarian
and business owner at an animal hospital located at 1824 Rand Road.
He spoke in support of the proposed business.
Dr. Lysakowski stated he has professional experience with animals, noise and odor
control. He believes the proposed grooming business would be a good fit for the
area. He noted that grooming businesses in general tend to be boutique operations
focused on attention to detail, professionalism, and animal care, and expressed
confidence that the operator will run a responsible and well-managed facility.
He added that he would support a lower-volume operation that can better meet the
needs of animals in a calm environment. He also referenced his Fear Free
certification, stating that the proposed facility approach aligns with best practices for
reducing stress in animals and ensuring a safe and comfortable experience.
Staff Recommendation:
The Petitioner is requesting to operate a dog grooming business at the subject
property. The proposed business plan incorporates procedures to mitigate odor
impacts upon the surrounding properties. The retail center contains a surplus of
parking. The business plan requires scheduling for all appointments and establishes
pick-up timing. These measures should ensure that noise concerns should not be an
issue for the proposed use. Accounting for these components, Staff believes that the
proposed business operation meets the standards of the Special Use Ordinance.
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Therefore, Staff recommends approval of the proposed Special Use, subject to the
following conditions:
1. The business shall substantially conform to the floor plan and business plan,
submitted 03/02/2026, except as such plans may be changed to conform to Village
Codes and Ordinances.
There were no further questions. The public hearing was closed.
Commissioner Roth-Wurster Made a motion to approve subject staff’s
conditions; seconded by Commissioner Noonan
DISCUSSION:
Commissioner Roth-Wurster stated that the standards have been met. She noted this
is a family-run business and expressed no concerns regarding noise or odor. She
added that while there may be an initial odor, it should not be noticeable after
grooming and compared the operation to a hair salon where hair dryers may be
heard but are not disruptive. She referenced Dr. “Doctor Pete” and stated his
comments provided confidence in the integrity and operation of the business.
Commissioner Kolososki asked about the schedule and noted that the plans do not
include specific wall construction details for sound control.
Commissioner Roth-Wurster responded that additional soundproofing was not
necessary, reiterating that the use is more comparable to a salon environment with
limited noise from grooming equipment.
Commissioner Friedman expressed concern regarding the use of cages, noting that
small dogs may bark while confined and that cages placed against shared retail walls
may create noise issues. He stated that while there are concerns, the use is still an
appropriate fit for the location.
Chairman Wood stated that the petitioner presented the proposal well and
acknowledged the effort put into the business plan. However, she expressed
concerns regarding potential noise and odor impacts given the tight proximity to
neighboring restaurants. She stated she was not fully convinced the use is
appropriate for the location and would err on the side of caution.
Commissioner Noonan noted that in previous similar cases, the Village has
implemented a six-month review period to evaluate impacts on neighboring
businesses. He suggested adding a condition requiring a six-month operational
review to assess noise and odor impacts.
Commissioner Schubert stated that this business model is different from a typical dog
daycare, noting the low volume (maximum four dogs at a time) and appointment-
based structure. He expressed support for the proposal and felt it is appropriate for
the location.
Chairman Wood reiterated support for a six-month review of operations.
Mr. Auer confirmed that business operations could be reviewed after six months if
included as a condition of approval.
Commissioner Roth-Wurster added that the operating hours of 7:00 a.m. to 4:00 p.m.
align with surrounding businesses and noted that the appointment-only structure
further limits impact.
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Commissioner Noonan stated support for adding a six-month review condition.
Motion
Commissioner Noonan moved to approve the Special Use subject to staff conditions
and the addition of a six-month operational review condition. The motion was
seconded (as noted) and carried on a vote of the Commission.
Approval was granted subject to two conditions, including the standard staff condition
and the added six-month review of business operations.
Bottom of Form
Chairman Wood summarized that this request has met the standards and was
unanimously approved by a vote of 7-0. This item will tentatively go to Village
Council on Monday April 20th, 2026.
RESULT: MOTION APPROVED BY ROLL CALL
MOVER: Roth-Wurster
SECONDER: Noonan
AYES: Jan Wood, Cindy Roth Wurster, Tim Schubert, Eric Friedman,
Patrick Noonan, Rodney Bettenhausen, Robert Kolososki
NAYES: None
E. Text Amendments to the Village of Palatine Zoning Ordinance, Appendix A - Article
6 (Home Occupations), Article 10 (Residential Districts), and Article 11 (Business
Districts).
TEXT AMENDMENTS 2026-892
Notice was published in the Journal & Topics on March 26th, 2026 and mailed to the
owners of the surrounding properties.
Petitioner's Exhibits:
1. Article 6 Amendments
2. Article 10 Amendments
3. Article 11 Amendments
Background:
Mr. Auer explains that zoning ordinances are periodically reviewed to address
updates, unforeseen issues, and to ensure the code remains consistent and
responsive to changing conditions.
• Article 6: Adds massage use as a prohibited home occupation.
• Article 10: Revises residential district standards by removing the 10% rear
yard allowance for permitted obstructions in rear yard areas and adjusts side
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yard abutting street setbacks in the R-1A and R-1B zoning districts from 35
feet to 30 feet.
• Article 11: Updates antiquated language, replacing “automobile laundries”
with “car washes.”
Commissioner Friedman seeks clarification regarding whether the proposed setback
changes apply to front or side yards, noting that orientation would remain consistent
regardless of how the structure is positioned on the lot. Mr. Auer confirms the
interpretation and explains that the standards would apply consistently regardless of
home orientation.
There were no further questions. The public hearing was closed.
Commissioner Noonan Made a motion to approve subject staff’s conditions;
seconded by Commissioner Kolososki
Staff Recommendation:
Approval of text amendments as outlined.
DISCUSSION:
Commissioner Friedman asked whether suggested edits would be incorporated.
Mr. Auer stated that the edits would not be incorporated at this time.
Commissioner Roth-Wurster stated that the recommendations were good
improvements.
Chairman Wood agreed, stating the clarifications strengthen the ordinance.
Chairman Wood summarized that this request has met the standards and was
unanimously approved by a vote of 7-0 . This item will tentatively go to Village
Council in the month of May.
RESULT: MOTION APPROVED BY ROLL CALL
MOVER: Noonan
SECONDER: Kolososki
AYES: Jan Wood, Cindy Roth Wurster, Tim Schubert, Eric Friedman,
Patrick Noonan, Rodney Bettenhausen, Robert Kolososki
NAYES: None
V. PUBLIC COMMENT
No one came forward
VI. COMMUNICATIONS
The Ukranian Youth Center was approved by the Village Council on 4/13/26
The townhouse request at Quentin & Dundee was approved by Village Council on
4/13/26
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VII. ADJOURNMENT
RESULT: APPROVED TO ADJOURN AT 8:45PM - VOICE VOTE
MOVER: Noonan
SECONDER: Kolososki
AYES: Jan Wood, Cindy Roth Wurster, Tim Schubert, Eric Friedman,
Patrick Noonan, Rodney Bettenhausen, Robert Kolososki
NAYES: None
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Agenda
PLANNING AND ZONING COMMISSION
APRIL 14, 2026 AT 7:00 PM
VILLAGE HALL - COUNCIL CHAMBERS
200 E. WOOD STREET
PALATINE, IL 60067-5339
(847) 359-9050 www.palatine.il.us
AGENDA
REGULAR MEETING 7:00 PM
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES
A. 03-24-2026 PZC Minutes
IV. PUBLIC HEARING
A. 1306 W. Hill Street
1. Special use to permit a fence in a front yard at the subject property.
B. 574 W. Colfax Street
1. Special Use amendment to modify the floor plan and business plan for an
existing unique use at the subject property.
C. 117 W. Slade Street, Unit 200
1. Special Use to permit a unique use at the subject property.
D. 811 N. Quentin Road
1. Special Use to permit a dog grooming facility as a unique use at the subject
property.
E. Text Amendments to the Village of Palatine Zoning Ordinance, Appendix A - Article
6 (Home Occupations), Article 10 (Residential Districts), and Article 11 (Business
Districts).
V. PUBLIC COMMENT
VILLAGE OF PALATINE Page 1 of 2
Agenda April 14, 2026
VI. COMMUNICATIONS
VII. ADJOURNMENT
VILLAGE OF PALATINE Page 2 of 2
Packet
PLANNING AND ZONING COMMISSION
APRIL 14, 2026 AT 7:00 PM
VILLAGE HALL - COUNCIL CHAMBERS
200 E. WOOD STREET
PALATINE, IL 60067-5339
(847) 359-9050 www.palatine.il.us
AGENDA
REGULAR MEETING 7:00 PM
I. CALL TO ORDER
II. ROLL CALL
III. APPROVAL OF MINUTES
A. 03-24-2026 PZC Minutes
IV. PUBLIC HEARING
A. 1306 W. Hill Street
1. Special use to permit a fence in a front yard at the subject property.
B. 574 W. Colfax Street
1. Special Use amendment to modify the floor plan and business plan for an
existing unique use at the subject property.
C. 117 W. Slade Street, Unit 200
1. Special Use to permit a unique use at the subject property.
D. 811 N. Quentin Road
1. Special Use to permit a dog grooming facility as a unique use at the subject
property.
E. Text Amendments to the Village of Palatine Zoning Ordinance, Appendix A - Article
6 (Home Occupations), Article 10 (Residential Districts), and Article 11 (Business
Districts).
V. PUBLIC COMMENT
VILLAGE OF PALATINE Page 1 of 2
Page 1 of 110
Agenda April 14, 2026
VI. COMMUNICATIONS
VII. ADJOURNMENT
VILLAGE OF PALATINE Page 2 of 2
Page 2 of 110
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Page 13 of 110
IV.A
1306 W. Hill Street
STAFF REPORT:
TO: Palatine Planning and Zoning Commission
Jan Wood, Chair
FROM: R. Auer
PETITIONER: Jozef Staszel, Owner
PLAN NUMBER: SU-000251-2026
BACKGROUND:
The Petitioner is requesting approval of a Special Use application to construct a 5.5’ tall
solid fence in a front yard along W. Hill Street. Therefore, the petitioner is requesting:
Special Use to permit a fence in a front yard.
KEY ISSUES:
• The property is zoned R-1, Single Family residential district. The subject
property is located in the Forest View Highlands subdivision and was annexed
into the Village in 2005 (#O-243-05).
• The Petitioner is requesting approval to construct a 5.5-foot-tall fence at the
subject property, set back 20 feet from the lot line abutting N. Grove Avenue.
The proposed fence is to be located in the front yard(functional side yard
abutting a street). The proposed fence is a solid vinyl material. The applicant is
proposing the submitted fence design to increase privacy on the property. The
R-1 zoning district requires a minimum front yard setback of 40 feet, however,
fences in a front yard are contemplated as a Special Use by the Zoning
Ordinance.
• To determine that the proposed fence is compliant with standards, Staff
evaluated the fences in the surrounding area. The subject property, together with
nearby lots, have retained qualities from the former annexed area. Among these
lots, the majority of fences are solid and are setback at a distance below R-1
district standards. These findings indicate that the petition is compatible with the
qualities of the surrounding area.
Page 14 of 110
• On the south and east sides, the lot is bound by an approximately 27-foot-deep
parkway. This element inadvertently creates the appearance of a larger setback
for the lot, reducing potential visual impacts upon neighboring properties.
Combining the (proposed)setback and parkway distances, the proposed fence
will be 47 feet from the curb along N. Grove Avenue.
• Staff reviewed historic imagery and the 2024 survey of the property. Recent
imagery shows a 4-foot chain-link fence has been located in the Front yard. This
fence was located near the position of the proposed fence - 25 feet(instead of
the proposed 20) from the front lot line along N. Grove Avenue.
• Landscaping is not required as the proposed fence will be setback at a distance
greater than 10' from the lot line abutting a street.
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 fencing as Special Use: 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:
1. Will not destroy existing vistas in the area;
2. Will enhance the appearance of the homes and the streets in the area;
and
3. 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.
STAFF RECOMMENDATION:
The Petitioner is requesting approval to construct a 5.5-foot-tall fence at the subject
property, set back 20 feet from the lot line abutting N. Grove Avenue. Staff evaluated
the surrounding area to determine local design qualities. Upon review, many existing
fences are set back at a distance that is not compliant with the R-1 zoning district
standards. Historically, a 4-foot chain-link fence has been located near the position of
the proposed fence. Last, Staff believes the parkway along Grove Avenue reduces the
potential impacts upon neighboring properties. Therefore, Staff is recommending action
at the discretion of the Planning and Zoning Commission, subject to the following
Page 15 of 110
conditions:
1. The Special Use shall substantially conform to the Site Plan and Elevations
submitted by Jozef Staszel, petitioner, except as such plans may be changed to
conform to the Village’s Codes and Ordinances.
ATTACHMENTS:
1. Special Use Application
2. Site Plan
3. Plat of Survey
4. Fence Elevation
5. 0-243-05 - Annexation
6. Public Notice
Page 16 of 110
SPECIAL USE APPLICATION
Department of Planning & Zoning
200 E. Wood Street Palatine, IL 60067-5339
Telephone: (847) 359-9047 Fax (847) 963-6247
Petitioner Name Business Name (if applicable)
Jozef Staszel
Subject Property Address
1306 W. Hill Street
Please provide a description of your proposed request:
Replacing the old fence with a new one made of composite material
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:
It is only necessary to replace the old fence with a new one because the old one is in very
bad condition
The use is designed, located, and proposed to be operated that the public health, safety,
welfare will be protected. Explain:
In this case, nothing threatens any security
The use will not cause substantial injury to nearby property values. Explain:
Page 17 of 110
In this case it will definitely improve the appearance of the area
In order to supplement the above standards, the Planning and Zoning Commission may also
consider the following:
With respect to front yard fencing and fencing in a rear yard/side yard abutting a street, the
following additional standards must be met:
a. Will meet the following aesthetic criteria:
i. Will not destroy existing vistas in the area;
ii. Will enhance the appearance of the homes and the streets in the area; and
iii. Will not detract from the overall appearance of the community; or
b. The fencing is found to be necessary to protect private property or the safety of the
inhabitants of the property.
Everything that will be done exactly according to the recommendations of the Village of
Palatine
Page 2 of 2
Page 18 of 110
40'-0"
20'-0"
Page 19 of 110
Page 20 of 110
5.5'
Page 21 of 110
ORDINANCE NO. 0- 243- 05
ORDINANCE INVOLUNTARILY ANNEXING CERTAIN TERRITORY TO THE
VILLAGE OF PALATINE UNINCORPORATED PROPERTIES, RIGHT- OF- WAYS,
AND ALLEYS LOCATED SOUTH OF DUNDEE ROAD, WEST OF STERLING
AVENUE. EAST OF DOE ROAD. AND NORTH OF NORTHWEST HIGHWAY
Published in pamphlet form by authority of the
Mayor and Village Council of the Village of Palatine
On December 19, 2005
Page 22 of 110
ORDINANCE NO. 0- 243- 05
AN ORDINANCE INVOLUNTARILY ANNEXING
CERTAIN TERRITORY TO THE VILLAGE OF PALATINE
UNINCORPORATED PROPERTIES, RIGHT- OF-WAYS, AND ALLEYS LOCATED
SOUTH OF DUNDEE ROAD, WEST OF STERLING AVENUE, EAST OF DOE ROAD,
AND NORTH OF NORTHWEST HIGHWAY
WHEREAS, the following described unincorporated territory contains less
than 60 acres and is wholly bounded by the Village of Palatine and the Village of
Deer Park, Illinois; and
WHEREAS, the Municipal Authorities find that the annexation of said territory
to the Village of Palatine would be in the best interests of both the Village and the
owners of said territory, and has determined to proceed with the annexation thereof
pursuant to 65 ILCS 5/ 7- 1- 13; and
WHEREAS, notice stating that annexation of the following described territory
is contemplated under said statutes was published once in a newspaper of general
circulation within the territory to be annexed not less than ten ( 10) days before the
passage of this Ordinance; and
WHEREAS, the Trustees of the Palatine Rural Fire Protection District, the
Palatine Township Board of Trustees and the Township Highway Commissioner
have been duly notified in writing more than ten ( 10) days in advance of
consideration of this ordinance, pursuant to statutes:
NOW, THEREFORE, BE IT ORDAINED, by the Mayor and Village Council ofthe
Village of Palatine, acting in the exercise of their home rule power:
SECTION 1: That the following territory:
Lots 1 through 10 in Percy Wilson' s First Addition to Forest View Highlands a
subdivision in the West half of Section 9, Township 42 North, Range 10 East
of the Third Principal Meridian recorded September 15, 1926 as document #.
9402233 in Cook County, Illinois;
12/ 09/ 2005 7: 11 AM
1
Page 23 of 110
Also, Lots 1 through 14 and Lots 16 through 18 in Block 1; Lots 1 through 6 in
Block 2; Lots 1 through 9 in Block 3; Lots 1 through 10 and Lots 20 through 26
in Block 4; Lots 1 through 3 in Block 5; Lot 1, the north half of Lot 2, and Lots
5 and 6 in Block 6; Lots 2 through 6 in Block 7; Lots 1 through 6 in Block 8;
Lot 4 in Block 9; the north 315 feet of Block 10; the north half of Block 11
along with adjacent vacated portion of Forest Avenue; all in Percy
the
Wilson' s Forest View
Highlands a subdivision in the West half of Section 9,
Township 42 North, Range 10 East of the Third Principal Meridian recorded
July 23, 1926 as document # 9349772 in Cook County, Illinois;
Also, Lots 1 through 16 and Lots 20 through 24 in Block 25; Lots 1 through 22
in Block 26; Lots 1 through 15, Lot 26 and Lots 28 through 30 in Block 27; Lot
2 in Block 30; all in Percy Wilson' s Second Addition to Forest View Highlands
a subdivision in the West half of the Northwest quarter of Section 9, Township
42 North, Range 10 East of the Third Principal Meridian recorded September
15, 1926 as document # 9402234 in Cook County, Illinois;
Also, those portions of unincorporated rights- of-way for Dundee Road, Hill
Street, North Street, Autumn Road/ Glencoe Street, Portage Avenue, Palos
Avenue, Deer Avenue, Park Avenue, Forest Avenue, Grove Avenue and
Coolidge Avenue, and alley ways adjacent to the above described properties.
The land consists of the following PINs:
02- 09- 108- 001 through 013
02- 09- 107- 001 through 008 & 011 through 013
02- 09- 106- 001 through 010 & 025 through 026 & 029 through 031 & 033
02- 09- 105- 005 through 007
02- 09- 109- 001 through 005 & 008 through 011
02- 09- 110- 001 through 005 & 009
02- 09- 118- 003
02- 09- 117- 001 through 003 & 006 through 008
02- 09- 116- 001 through 003 & 005 through 012
02- 09- 115- 001 through 011 & 019 & 020
02- 09- 305- 006 & 007
02- 09- 306- 002 & 004
02- 09- 104- 001 through 016 & 019 through 023
02- 09- 103- 010 through 023
02- 09- 102- 006 through 018 & 024 through 027
02- 09- 113- 001
The land is commonly described as all ofthe unincorporated properties, right-
of- ways, andalleys located south of Dundee Road, west of Sterling Avenue,
east of Doe Road, and north of Northwest Highway.
12/ 09/ 2005 7: 11 AM
2
Page 24 of 110
and as shown on the plat of annexation attached hereto and made a part of this
ordinance, be and the same is hereby annexed to the Village of Palatine.
SECTION 2: That upon passage of this ordinance, a copy hereof, including the
plat as certified as correct by the Village Clerk, be filed with the Recorder of Deeds of
Cook County, Illinois and a document of annexation shall be filed with the County Clerk
of Cook County and the County Election Authority, together with an affidavit that
service of notice on the said Trustees of the Palatine Rural Fire Protection District, the
Palatine Township Board of Trustees and the Township Highway Commissioner has
been held in accordance with the statute in such case made and provided.
SECTION 3: That all ordinances or parts of ordinances in conflict with this
ordinance be and the same are hereby repealed.
SECTION 4: That this ordinance shall be in full force and effect upon passage
and approval as provided by law.
PASSED: This 19 day of Decembe[' , 2005
AYES: 6 NAYS: 0 ABSENT: 0 PASS: 0
APPROVED by me this 19 day of December 2005
ATTESTED and FILED in the 0 Ice of the Village Clerk t
Dpcpmhpr , 2005
Village I rk
12/ 09/ 20057: 11 AM
3
Page 25 of 110
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PLAT OF ANNEXATION
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TO THE VILLAGE OF PALATINE
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lots 1 lhrough lOin Pel'(iy Wilson' s First Addition 10 Foresl View Highlands a
subdivision in Iha Waslh, alfofSection 9, Township 42 North, 10Easloflh&
Range
Third P . In c Ip a I M e rid la n re cord e d Sap Ilo m be r 1 5, 1 928 as doc u men I# 9" 0 2 2 3 3 In Coo k
a 0 u n Iy, IIltn 0 is ;
Atso, lols 1 through 14 IInd lola 16 Iltrough 18 in Block 1; lols 1 throulJh 6 i/
l Block 2;
l.'
els 1 . ti!raug. h ~ "' Block 3; lols 1 t'hrough 10 and lots 20 I.! 26 In Block 04; lots 1
o.. trough
th, rough , 3 in B 10 C k 5; l 0 I 1 , th a no rlh h a. lf 0 f l 0 I 2, and l 0 Is 5 all d 6 in B 10 C k 6; LoIs 2
lh ro ugh 8 In B 10 c k 7; lo Is 1 Ih ro ugh 6 in B 10 ck 8; L 0 I 4 in B 10 e k ll; Ih e no , th 315 fe!9 I 0 f
B. lock 10; th. e norlll half of Block 11 alo/lg with Iha adjacenl vacaled of Forast
portion
A van u e; a II in P arc y W il&:lln ' s Fora s I V ia \II H ig h la n d s a sub d iv is. io n in Ih aWe s I h a If. 0 f
S e c 9,
tio.. T 0"1/ n ship " 2 N 0 rlh, Ran gal 0 E a s I 0 I lh e Third P rln c. ip a I M a rid la' n ra C" rd a d
July 23, 1928 as docume, nl# 9349772 In Cook County, Illinois;
A Is 0, l 0 Is 1 Huo u ! l h
lo Is 20 Ih ro ugh 18
24 ill B 10 c k 25; lots 1 Ih ro ugh 22 in B 10 c k
and
26; Lots 1 Ih. rough
26 and LoIs 28 through 15, lol
30 IA Blo. ck 27; lol 2 in Block 30; all
in Parcy W ilaoA' s d Addition to Fo,. at View Secon.
Highlands a subdiviaion in Ihe Weal
hefl of- the Norlhwaat quarter of Seclion 9, Township 42 North, Range 10 East of tha
Third P rln C Ip a I lilt a rid Ie n ra cord adS a p te m be r 1 5, 1 926 as doc u men I 1# 9402234 in CO" k
C 0 U n Iy, IIl1n 0 is;
Also, Ib-o.~ portions ofun) ncorporalad rights- of- way for Dundee Road, HIIIStreat, North
Slrael, Autum n Ro' adlGlencoe Slreal, Porlage Avanue, Pal.os Avenue, Deer Avanue,
Park A. venue, ForlhtAvenue, Grove Avenlle end Coolidge Avanue, and alley ways
S' dja Ce A t 10 th e a b 0 v a d a s crib e d pro p a r, lia s 0
PERCY WILSON' S FIRST ADDITION TO
DI.lIl
FOREST VIEW HIGHLANDS
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CURRE ~ VIllAGE UNITS
SIKH
RECOilOEO BY
VILtAGE Of PALATINE
200 E. WOOD- Slain
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AND PIPMIlD' nlEPIoAT Gr ' M ', Q0\!( APPROVED IlY TtiE lMYOll AHQ Of
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THE V/
4GE U. OF PALATINE. COOK coUNtY.
OfRCla. IIftMDS AND' DIItt" "-' T IWOOIS. '
hl
HElIEOIl. DR" JIM CORIItCJl. V ~
SAIl>Rrvth. OATE :
062- 0393<<
BY :
IUJNOIS REGI$1JRED PROFE'SSIOtW. ENGINEal. NOiTH IUtYOR
VILlAGE DiG/HEEl!.
VWGEOf PAlATINE. ILUllOIS ATTEST :
SCALE : 1" = 300' VllLAG[ Cl~
Page 26 of 110
TYPE: ORDINANCE SUBMITTED BY: PLANNING & ZONING DATE: 12/ 19/ 2005 ao
DESCRIPTION: Consideration of an Ordinance Involuntarily Annexinq all of the unincorporated land
qenerally located south of Dundee Road, west of Sterlinq Avenue. east of Doe Road. and north of
Northwest Hiqhway.
Villaqe of Palatine) ( District: 1 - upon annexation)
COMMITTEE ACTION: DATE:
BACKGROUND:
The Subject Property consists of all the unincorporated land generally located south of Dundee Road,
west of Sterling Avenue, east of Doe Road, and north of Northwest Highway ( please refer to the
attached exhibit which outlines the area in detail). The Subject Property consists of less than 60 acres,
thus the Village is able to pursue involuntary annexation. To complete the proposed annexation the
Village Council must approve the following:
Ordinance involuntarily annexing all of the unincorporated land generally located south
of Dundee Road, west of Sterling Avenue, east of Doe Road and north of Northwest
Highway.
KEY ISSUES:
The Village has completed all of the notification requirements (including notice in the newspaper
and written notice to the Township, Township Highway District and Rural Fire Department).
As you may recall, there have been several recent annexations and developments within this
general area. Due to these circumstances, the remaining unincorporated area consists of
approximately 47 acres. Seeing that the area falls below 60 acres, the Village can involuntarily
annex the properties.
ALTERNATIVES: 1. Recommend approval of the Annexation
2. Do not recommend approval of the Annexation
RECOMMENDATION:
Seeing that this request only involves annexation, review by the Plan Commission is not required ( the
issue of annexation lies solely with the Village Council). Action is at the discretion of the Council.
ACTION REQUIRED:
Motion to approve the Ordinance involuntarily annexing all of the unincorporated land generally located
south of Dundee Road, west of Sterling Avenue, east of Doe Road and north of Northwest Highway.
Page 27 of 110
o 100 200
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1 inch equals 200 Feet
V'Village Boundary
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Page 28 of 110
Page 29 of 110
PUBLIC NOTICE
A Public Hearing will be held before the Village of Palatine Planning and Zoning
Commission on Tuesday, April 14, 2026 at 7 PM, in the Village Council Chambers in
Palatine Village Hall, 200 E. Wood Street, relative to a request for the following:
Special Use to permit a fence in the front yard at the subject property.
The property is commonly known as 1306 W. Hill Street.
The Petitioner is requesting approval of a Special Use application to construct a 6’ tall
solid fence in a front yard (functional side yard abutting a street) along W. Hill Street.
The above petition has been filed by Jozef Staszel, Owner, and is available for
examination in the office of the Village Clerk, 200 E. Wood Street.
FILE #: SU-000251-2026 VILLAGE OF PALATINE
Jan Wood, Chair
Palatine Planning and Zoning Commission
DATED: This 26th day of March 2026
Page 30 of 110
Page 31 of 110
IV.B
574 W. Colfax Street
STAFF REPORT:
TO: Palatine Planning and Zoning Commission
Jan Wood, Chair
FROM: R. Auer
PETITIONER: Luke Kozlowski, White Eagle Tattoo
PLAN NUMBER: SU-000252-2026
BACKGROUND:
The Petitioner is requesting approval of a Special Use amendment to increase the
number of staff and service stations for an existing tattoo business. Therefore, the
petitioner is requesting:
Special Use amendment to modify the floor plan and business plan for an
existing unique use at the subject property.
KEY ISSUES:
• The Subject Property is zoned Manufacturing and is located on W. Colfax Street,
just west of N. Wanda Lane. Other tenants within the building include The Dance
Loft and Mike’s Garage. The subject tenant space is approximately 1,450 square
feet in area.
• The existing business was granted Special Use approval in 2024 as a unique
use to operate a tattoo parlor with one artist table (Ord. #O-52-24). The existing
tattoo services are conducted in a single office within the 574 W. Colfax tenant
space.
• The proposed business plan indicates 4 artist tables will be added for a total of 5
artist studios. The proposed floor plan indicates artist studios will occupy vacant
space and does not increase the area of the subject property. The proposed
floor plan does not encroach into the tenant space(s) designated for warehouse
uses.
• The business plan addendum states that services will not expand and are
offered by appointment only. New tattoo artists will conduct business as White
Page 32 of 110
Eagle Tattoo employees, and adhere to the existing business model.
• The business plan states daily client counts vary day-by-day based upon client
needs. Some appointments demand several hours to complete services, while
other appointments may be completed in a shorter period of time. The Petitioner
anticipates the average artist table serves 1-3 clients per day.
• Hours of operation (no change proposed)
o Monday - Saturday: 12pm - 8pm
• Signage listed in the business plan is not part of the Special Use request.
Parking
• Parking ordinances require 1 parking space per 300 square feet for business
and retail uses. Using this calculation, the proposed business warrants 5 parking
spaces.
• Historically, the subject property has provided 14 parking spaces. The building
consists of tenant spaces used for warehouse and office uses. The Village's
parking regulations establish different parking requirements for these uses;
Office - 1 space/300 square feet, Manufacturing/Warehouse - 1/ space /1000
square feet. Based upon the proportions of these uses within the building, the
property is compliant with current parking standards.
• The Petitioner has indicated that, because of the unique business model and
number of clients served daily, future parking demand will not exceed the site's
capacity.
STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly
operated or traditionally affected with the public interest, those standards under Section
14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the
Special Use, if granted, is so designed, located, and proposed to be operated that the
public health, safety, and welfare will be protected and will not cause substantial injury
to the value of other property in the neighborhood in which it is located. The Petitioners
have attempted to address the required standards.
STAFF RECOMMENDATION:
The Petitioner is requesting an increase in the number of staff and service stations for
an existing tattoo business. The proposed expansion will occupy an existing vacant
space. Based upon the modified business plan and proposed expansion of artists, it
does not appear that the studios will generate adverse parking conditions. Given the
Page 33 of 110
focused work provided, the operations serve a lower client quantity, per day, and
therefore, Staff does not anticipate a significant parking demand from the Amendment.
The subject property is compliant with current parking regulations. Therefore, Staff
recommends approval of the proposed amendment, subject to the following conditions:
1. The business shall substantially conform to the floor plan and business plan for
White Eagle Tattoo, submitted 03/02/26, except as such plans may be changed
to conform to Village Codes and Ordinances.
2. Except as specifically modified by this Ordinance, all conditions of Ordinance
#O-52-24, as amended, shall remain in effect.
ATTACHMENTS:
1. Aerial Map
2. Special Use Application
3. Plat of Survey
4. Business Plan Addendum
5. Floor Plan
6. O-052-24 - 574 W. Colfax - SU
7. Public Notice
Page 34 of 110
Page 35 of 110
SPECIAL USE APPLICATION
Department of Planning & Zoning
200 E. Wood Street Palatine, IL 60067-5339
Telephone: (847) 359-9047 Fax (847) 963-6247
Petitioner Name Business Name (if applicable)
Luke Kozlowski White Eagle Tattoo
Subject Property Address
574 W. Colfax Street
Please provide a description of your proposed request:
We are seeking approval to expand our existing studio to accommodate additional artists
within our current location. The business has demonstrated consistent growth, a strong client
base, and sustained demand for appointments, creating the need for additional licensed
professionals to operate alongside the owner. Expanding the studio will allow us to better
serve our community, reduce client wait times, and increase operational efficiency while
maintaining the same high standards of safety, cleanliness, and professionalism.
The proposed expansion does not alter the core use of the space but enhances its
functionality by allowing multiple artists to work concurrently within a properly designed,
code-compliant environment. By bringing additional artists into the studio, we will foster
collaboration, diversify artistic styles available to clients, and create new employment
opportunities. This growth represents a natural next step for a successful, community-
supported business and ensures we can continue meeting demand while operating within all
applicable regulations.
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 expansion is necessary for public convenience at this location due to
sustained client demand and limited availability of appointment times within the current
studio configuration. Our business has established a consistent customer base in the
surrounding area, and the existing single-artist layout has resulted in extended booking
timelines. Allowing additional licensed artists to operate within the same studio will directly
improve accessibility, reduce wait times, and provide greater scheduling flexibility for
residents seeking professional services.
This location is particularly suited for the expanded use because it is already zoned and
operating as a compliant studio, with appropriate utilities, sanitation infrastructure, parking
availability, and pedestrian access. Expanding within the existing premises ensures that
increased demand is accommodated without introducing a new commercial use elsewhere
in the community. By utilizing the remaining interior space efficiently, the expansion
enhances service capacity while maintaining compatibility with neighboring properties and
preserving the character of the surrounding area.
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The use is designed, located, and proposed to be operated that the public health, safety,
welfare will be protected. Explain:
The proposed expansion has been carefully designed and will be operated in a manner that
fully protects public health, safety, and welfare. The studio will remain compliant with all
applicable local building codes, fire safety regulations, and health department requirements.
Each artist workstation will be properly spaced to ensure safe circulation, adequate egress,
and compliance with occupancy limits. The layout will maintain clear access to exits,
handwashing facilities, and sanitation stations, ensuring both staff and clients can move
safely throughout the space.
Operationally, all artists will be licensed professionals who adhere to established industry
health standards, including the use of single-use, sterile equipment; proper biohazard
disposal procedures; and routine surface disinfection protocols. The expanded space will
include dedicated cleaning areas and appropriate storage for supplies to prevent cross-
contamination. Ventilation, lighting, and utility systems within the existing building are
already designed for commercial use and will continue to support a safe working
environment.
By expanding within the current building footprint, no adverse impacts to surrounding
properties are anticipated. The use remains consistent with the existing operation, and no
hazardous materials beyond those already permitted for regulated studio activity will be
introduced. Overall, the expansion strengthens regulatory oversight by housing multiple
licensed professionals within a controlled, code-compliant environment, thereby reinforcing
public health, safety, and welfare standards at this location
The use will not cause substantial injury to nearby property values. Explain:
The proposed expansion will not cause substantial injury to nearby property values because
it does not introduce a new or incompatible land use; rather, it expands an already
established and successfully operating business within the same building footprint. The
nature of the use remains unchanged, and the exterior appearance and overall intensity of
operations will remain consistent with what currently exists. No structural additions or
exterior alterations are proposed that would negatively impact the visual character of the
surrounding properties.
The studio operates by appointment, which limits peak traffic volumes and minimizes noise
or congestion. The addition of a small number of licensed artists will incrementally increase
service capacity but will not generate activity levels beyond what is typical for comparable
small-scale commercial uses in the area. All operations will continue to comply with local
zoning, health, and safety regulations, ensuring the property is maintained to professional
standards.
Furthermore, a well-maintained, thriving business often contributes positively to surrounding
property values by activating commercial space, maintaining building upkeep, and
supporting the local economy. By occupying and improving currently underutilized interior
space, the expansion enhances the overall functionality and stability of the property without
altering neighborhood character. As such, the proposed use is compatible with surrounding
properties and does not present any conditions that would reasonably lead to diminished
property values.
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In order to supplement the above standards, the Planning and Zoning Commission may also
consider the following:
With respect to front yard fencing and fencing in a rear yard/side yard abutting a street, the
following additional standards must be met:
a. Will meet the following aesthetic criteria:
i. Will not destroy existing vistas in the area;
ii. Will enhance the appearance of the homes and the streets in the area; and
iii. Will not detract from the overall appearance of the community; or
b. The fencing is found to be necessary to protect private property or the safety of the
inhabitants of the property.
N/A
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PUBLIC NOTICE
A Public Hearing will be held before the Village of Palatine Planning and Zoning
Commission on Tuesday, April 14, 2026 at 7 PM, in the Village Council Chambers in
Palatine Village Hall, 200 E. Wood Street, relative to a request for the following:
Special Use amendment to modify the floor plan and business plan for an
existing unique use at the subject property.
The property is commonly known as 574 W. Colfax Street.
The Petitioner is requesting approval of a Special Use amendment to increase the
number of staff and service stations for an existing tattoo business.
The above petition has been filed by Luke Kozlowski, White Eagle Tattoo, and is available
for examination in the office of the Village Clerk, 200 E. Wood Street.
FILE #: SU-000252-2026 VILLAGE OF PALATINE
Jan Wood, Chair
Palatine Planning and Zoning Commission
DATED: This 26th day of March 2026
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IV.C
117 W. Slade Street, Unit 200
STAFF REPORT:
TO: Palatine Planning and Zoning Commission
Jan Wood, Chair
FROM: R. Auer
PETITIONER: Phil Volini and Ben Kastein, Loft 19 Golf Club LLC
PLAN NUMBER: SU-000248-2026
BACKGROUND:
The Petitioner is seeking Special Use approval to permit the operation of a golf
simulator business with accessory food and liquor service at the subject property.
Therefore, the petitioner is requesting:
Special use to permit a unique use for a golf simulator business with accessory
food and liquor service at the subject property.
KEY ISSUES:
• The Petitioner is seeking approval to permit a Special Use to operate a golf
simulator business at the subject property. The property is zoned, B-1
Shopping Center district. The size of the tenant space is approximately 2,800
square feet.
• The business operation will consist of 3 separate golf simulator bays. Each golf
bay can accommodate a maximum of 6 players at a time. Private lessons and
tournament play will be offered. All forms of simulator use require a reservation.
Reservations are coordinated through an online scheduling application.
o Tournament play format is non-traditional as players schedule bay time to
participate. Play format will be limited to the standard maximum number
of players.
• One employee will be present to supervise simulator play and serve patrons.
• The floor plan includes a bar which will serve beer and wine. The bar will not
operate as a traditional bar and will serve simulator-users only. Patrons will be
served alcoholic beverages only after ordering food with partner restaurants.
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Patrons will order food via mobile device, or, coordinate with bar Staff to directly
order from partner restaurants. The Petitioners have outlined the participating
restaurants in the business plan. Participating restaurants are in proximity to the
subject property. Alcohol service will be prohibited in the event that food services
are not available. These restaurants include:
o Madcats
o Mexico Uno
o Taphouse Grill
• Hours of operation consist of the following:
o Sunday – Thursday: 8:00 AM – 10:00 PM
o Friday – Saturday: 8:00 AM – 11:30 PM
Parking
• Staff has determined that the business operation will not contribute to adverse
parking conditions in the Downtown District.
STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly
operated or traditionally affected with the public interest, those standards under Section
14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the
Special Use, if granted, is so designed, located, and proposed to be operated that the
public health, safety, and welfare will be protected and will not cause substantial injury
to the value of other property in the neighborhood in which it is located. The Petitioners
have attempted to address the required standards.
STAFF RECOMMENDATION:
The Petitioner is seeking approval for a Special Use to operate a golf simulator
business at the subject property. The proposed business model operates with a low
count of patrons and staff. All play is scheduled in advance via reservation software.
Staff anticipates that the proposed business model will not produce adverse conditions
upon the surrounding properties. Therefore, Staff recommends approval of the
proposed business, subject to the following conditions:
1. The business shall substantially conform to the floor plan and business plan,
submitted 02/27/2026, except as such plans may be changed to conform to
Village Codes and Ordinances.
ATTACHMENTS:
1. Aerial Map
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2. Special Use Application
3. Business Plan
4. Floor Plan
5. Plat of Survey
6. Public Notice
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117 W Slade St
0 200 400 Print Date: 3/25/2026 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.
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SPECIAL USE APPLICATION
Department of Planning & Zoning
200 E. Wood Street Palatine, IL 60067-5339
Telephone: (847) 359-9047 Fax (847) 963-6247
Petitioner Name Business Name (if applicable)
Phil Volini and Ben Kastein Loft 19 Golf Club LLC
Subject Property Address
117 W SLADE ST Unit:200
Please provide a description of your proposed request:
Loft 19 is a reservation-based indoor golf simulator studio designed to provide a premium
recreational experience centered on individual play, instruction, and small-group activity. The
concept emphasizes controlled participation and predictable occupancy rather than open
assembly or bar-style operations. Alcohol service, if approved, will remain an accessory
amenity to simulator use.
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:
Loft 19 Golf Club provides a year-round recreational amenity within downtown Palatine that
is currently not available in the immediate area. The second-floor location allows activation
of underutilized upper-level commercial space while maintaining ground-floor retail vitality.
The use supports the Village’s downtown objectives by encouraging walkability, extending
customer dwell time, and supporting nearby restaurants through coordinated food
partnerships. As a reservation-based recreational facility, the use complements existing
downtown businesses and provides a controlled, low-intensity entertainment option that
serves residents and visitors without introducing high-impact assembly or nightlife activity.
The proposed location is appropriate due to its proximity to parking, restaurants, and existing
commercial uses.
The use is designed, located, and proposed to be operated that the public health, safety,
welfare will be protected. Explain:
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The proposed use is structured as a reservation-based indoor golf simulator facility with
controlled occupancy and posted limits. Alcohol service is limited to beer and wine only and
is accessory to simulator use. There will be no walk-up bar service, no bar seating, and no
alcohol-only entry. Alcohol service will occur only during posted operating hours and when
food is available through established restaurant partnerships.
At least one management-level employee holding all required Illinois and Village liquor
service certifications will be on duty whenever alcohol is served. All staff will be trained in
responsible service practices and ID verification. The facility will comply with all applicable
building, fire, plumbing, accessibility, and life-safety codes. No live entertainment, DJs, or
open event programming are proposed. These operational controls ensure that the use
remains low-intensity and consistent with surrounding commercial activity while protecting
public safety and welfare.
The use will not cause substantial injury to nearby property values. Explain:
The proposed use is a controlled indoor recreational facility operating within an existing
commercial building in a designated commercial zoning district. The use does not introduce
exterior impacts, amplified music, late-night bar activity, or increased traffic beyond typical
downtown commercial patterns. Alcohol service is limited in scope and accessory to
gameplay. The second-floor location further minimizes potential impact to adjacent
properties. By activating underutilized upper-level space and supporting nearby restaurants,
the project is expected to contribute positively to downtown vitality and commercial stability.
The use is consistent with surrounding commercial uses and will not create conditions that
would negatively affect neighboring property values.
In order to supplement the above standards, the Planning and Zoning Commission may also
consider the following:
With respect to front yard fencing and fencing in a rear yard/side yard abutting a street, the
following additional standards must be met:
a. Will meet the following aesthetic criteria:
i. Will not destroy existing vistas in the area;
ii. Will enhance the appearance of the homes and the streets in the area; and
iii. Will not detract from the overall appearance of the community; or
b. The fencing is found to be necessary to protect private property or the safety of the
inhabitants of the property.
No new fencing is proposed as part of this Special Use request. The project involves interior
improvements only within an existing commercial structure. Therefore, fencing standards are
not applicable.
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PUBLIC NOTICE
A Public Hearing will be held before the Village of Palatine Planning and Zoning
Commission on Tuesday, April 14, 2026 at 7 PM, in the Village Council Chambers in
Palatine Village Hall, 200 E. Wood Street, relative to a request for the following:
Special Use to permit a unique use at the subject property.
The property is commonly known as 117 W. Slade Street.
The Petitioner is requesting approval of a Special use application to operate a golf
simulator recreation business at the subject property. The proposed operation will
include alcohol sales and accessory food, which will be exclusive to simulator users.
The business would not operate as an independent restaurant/bar.
The above petition has been filed by Phil Volini and Ben Kastien, Loft 19 Golf Club LLC,
and is available for examination in the office of the Village Clerk, 200 E. Wood Street.
FILE #: SU-000248-2026 VILLAGE OF PALATINE
Jan Wood, Chair
Palatine Planning and Zoning Commission
DATED: This 26th day of March 2026
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IV.D
811 N. Quentin Road
STAFF REPORT:
TO: Palatine Planning and Zoning Commission
Jan Wood, Chair
FROM: R. Auer
PETITIONER: Darcy Keegan, Darcy's Dog Spa LLC
PLAN NUMBER: SU-000250-2026
BACKGROUND:
The Petitioner is requesting to operate a dog grooming business at the subject
property. Therefore, the Petitioner is requesting:
Special Use to permit a unique use for a Dog Grooming business at the subject
property.
KEY ISSUES:
• The subject tenant space is approximately 1200 square feet in size and located
in the Quentin Corners Subdivision. The Subdivision's Planned Development
Ordinance was amended to include the uses of the B-2 zoning district, in
addition to the specific uses contemplated in the Planned Development
Ordinance.
• The Petitioner is requesting to operate a dog grooming business at the subject
property, offering traditional grooming services. The Zoning Ordinance does not
contemplate Dog grooming services as either a permitted or Special Use within
the Code. Therefore, the proposed business must obtain a Special Use, as a
unique use, for compliance with the B-2 zoning district standards.
• The business will operate daily with 3 full-time staff. The petitioner anticipates an
average of 14 pets served daily.
• The submitted floor plan displays a reception area, 4 individual pet grooming
tables, and a washing area.
• Hours of operation
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o Monday - Friday: 7am-4pm
• Service times vary upon size and grooming needs of the pet — ranging from 90
minutes to 3 hours. The business plan indicates pet pick-up is required 15-20
minutes after completion of service. Staff will contact owners to coordinate the
pet pick-up.
• The proposed business plan describes odor and waste mitigation practices. In
the event of a pet seeking relief, pets will be allowed to relieve themselves inside
the tenant space. The plan states that, in the event of pet relief, waste will be
immediately removed and addressed with cleaning solutions. Pet owners will
receive waste bags to accommodate for relief/waste occurring in the landscaped
areas in the parking lot.
• Pets will not be allowed to access the rear of the property for relief. This practice
will avoid odor impacts upon nearby businesses and residences. In addition, the
application states the owner of the proposed business is not authorized to walk
and take dogs outside the facility during business hours.
Parking
• A surplus of parking - 204 spaces — has been a longstanding condition of the
Quentin Corner Retail center. Staff evaluated tenants of the retail center and
calculated parking needs. Staff discovered that the uses and their respective
tenant spaces in the retail center have largely remained the same over several
years. When calculating for required parking, approximately 166 parking spaces
are demanded by the existing retail uses. The proposed operation does not
increase parking demand as retail uses have historically occupied the space.
STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly
operated or traditionally affected with the public interest, those standards under Section
14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the
Special Use, if granted, is so designed, located, and proposed to be operated that the
public health, safety, and welfare will be protected and will not cause substantial injury
to the value of other property in the neighborhood in which it is located. The Petitioners
have attempted to address the required standards.
STAFF RECOMMENDATION:
The Petitioner is requesting to operate a dog grooming business at the subject
property. The proposed business plan incorporates procedures to mitigate odor impacts
upon the surrounding properties. The retail center contains a surplus of parking. The
business plan requires scheduling for all appointments and establishes pick-up timing.
These measures should ensure that noise concerns should not be an issue for the
proposed use. Accounting for these components, Staff believes that the proposed
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business operation meets the standards of the Special Use Ordinance. Therefore, Staff
recommends approval of the proposed Special Use, subject to the following conditions:
1. The business shall substantially conform to the floor plan and business plan,
submitted 03/02/2026, except as such plans may be changed to conform to
Village Codes and Ordinances.
ATTACHMENTS:
1. Aerial Map
2. Special Use Application - 811 N. Quentin Road
3. Business Plan
4. Floor Plan
5. Plat of Survey
6. Public Notice
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SPECIAL USE APPLICATION
Department of Planning & Zoning
200 E. Wood Street Palatine, IL 60067-5339
Telephone: (847) 359-9047 Fax (847) 963-6247
Petitioner Name Business Name (if applicable)
Darcy Keegan Darcy's Dog Spa LLC
Subject Property Address
811 N. Quentin Road
Please provide a description of your proposed request:
Adding full wall to separate dog washing area. Adding 2 bath tubs for washing. 1 stacked
washer and dryer unit along with a 40 gallon water heater. Adding a half wall in front area
with a reception desk.
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:
This use is deemed necessary because of its location of Palatine and Inverness
neighborhoods. Clean and friendly modern dog grooming shop that is in a respectable area
in Palatine.
The use is designed, located, and proposed to be operated that the public health, safety,
welfare will be protected. Explain:
With its location, optimal parking is included so will not cause any standstill traffic within
parking lot. With regards to dog waste ample bags with disposal inside.
The use will not cause substantial injury to nearby property values. Explain:
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Every customer will be required to bring dogs in leashed or harnessed. Owners are required
to pick up dogs 15-20 minutes after completion. Owner of business is not authorized to walk
and take dogs outside of the facility during business hours.
In order to supplement the above standards, the Planning and Zoning Commission may also
consider the following:
With respect to front yard fencing and fencing in a rear yard/side yard abutting a street, the
following additional standards must be met:
a. Will meet the following aesthetic criteria:
i. Will not destroy existing vistas in the area;
ii. Will enhance the appearance of the homes and the streets in the area; and
iii. Will not detract from the overall appearance of the community; or
b. The fencing is found to be necessary to protect private property or the safety of the
inhabitants of the property.
N/A
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PUBLIC NOTICE
A Public Hearing will be held before the Village of Palatine Planning and Zoning
Commission on Tuesday, April 14, 2026 at 7 PM, in the Village Council Chambers in
Palatine Village Hall, 200 E. Wood Street, relative to a request for the following:
Special Use to permit a dog grooming facility as a unique use at the subject
property.
The property is commonly known as 811 N. Quentin Road.
The Petitioner is requesting approval of a Special Use application to operate a dog
grooming business at the subject property.
The above petition has been filed by Darcy Keegan, Darcy's Dog Spa LLC, and is available
for examination in the office of the Village Clerk, 200 E. Wood Street.
FILE #: SU-000250-2026 VILLAGE OF PALATINE
Jan Wood, Chair
Palatine Planning and Zoning Commission
DATED: This 26th day of March 2026
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CERTIFICATE OF PUBLICATION
DES PLAINES JOURNAL, INC., a 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:
Journal & Topics Newspapers
AKA Des Plaines Journal, Inc.
622 Graceland Ave.
Des Plaines, IL 60016-4556
and that said newspaper(s) is a secular newspaper of general circulation and has been published weekly in
the
(Village) (Town) (City) (Township) of
PALATINE
811 N. Quentin Rd
County of COOK
and State of Illinois, continuously for more than one year prior to date of the first publication of the notice
attached hereto, and that said newspaper(s) complies with the requirements of Paragraphs 5 and 10, Chapter
100, of the Illinois Revised Statutes.
Further, that the notice, of which the attached is a true copy, was published ONE times in the said
newspaper(s), namely once each week for ONE _ successive week(s) and that the first publication
of said notice was made on the 26TH day of MARCH A.D. 20 26 and the
last publication thereof was made on the 26TH day of MARCH A.D. 20 26
OFFICIAL SEAL"
Your Legal appeared in MARY A WENZL
the following Journal & Topics
Notary Public, State Of illinois
Newspapers Commission No. 532167
August 06. 2029
My Commission Expires
(Des Plaines Journal, Inc.)
☐ Des Plaines Journal
Mary A. Wenge
☐Elk Grove Village Journal IN WITNESS WHEREOF, THE DES PLAINES JOURNAL,
INC., has caused this certificate to be signed and its corporate
☐Mt. Prospect Journal seal affixed hereto at Des Plaines, Illinois this 26TH
Niles Journal day of MARCH A.D., 20 26
☐Park Ridge-Golf Mill Journal
By Teld Wessell
☐ Prospect Heights Journal
☐ Rosemont Journal President
Title of Corporate Officer
☐ Arlington Heights Topics
☐ Buffalo Grove Topics
County of Cook
☑ Palatine Topics State of Ilinois
Rolling Meadows Topics
Subscribed and sworn to before me this 26TH day of
Wheeling Topics
A.D., 20.26
MARCH
Suburban Journal
Northwest Journal commission expires the 6TH
My co day of
AUGUST
☐ Glenview Journal A.D., 20 29
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IV.E
Text Amendments
STAFF REPORT:
TO: Palatine Planning and Zoning Commission
Jan Wood, Chair
PETITIONER: Village of Palatine
PLAN NUMBER: 2026-892
BACKGROUND:
Staff periodically reviews and updates the Zoning Ordinance to either address a previously
unforeseen issue or respond to an existing issue and ensure the code remains consistent and
relevant to changing conditions. Therefore, Staff is recommending approval of the following:
Text Amendments to the Village of Palatine Zoning Ordinance, Appendix A - Article 6
(Accessory Structures, Fences, and Accessory Uses), Article 10 (Residential Districts), and
Article 11 (Business Districts).
KEY ISSUES:
The following outlines the proposed text amendments to the Village's Zoning Code:
1. Article 6 - Accessory Structures, Fences, and Accessory Use
Amendment Item: Prohibited Home Occupations: The addition of massage as a
prohibited home occupation. The Zoning Ordinance requires Special Use review for all
massage uses. Additionally, such uses would not comply with the home occupation
standards listed in 6.04 (a) of the Zoning Ordinance. Therefore, for additional clarity, Staff is
recommending add massage uses to the prohibited list of Home Occupations.
Section 6.04. Home Occupations.
...
(b) Prohibited home occupations. The following are not permitted as home occupations:
...
(12) Massage Uses
2. Article 10 - Residential Districts
Amendment Item: Permitted obstructions: Removal of the 10% floor area maximum for
required side and rear yards. Presently, each zoning district designates and establishes
area limitations(building coverage, lot coverage) for lot improvements. This allowance
existed prior to enacting the lot coverage and building coverage limitations in the Zoning
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Ordinance and creates an unnecessary redundancy. It serves no additional benefit beyond
the existing coverage limitations and Staff is recommending its removal from the Zoning
Ordinance.
Section 10.01. General requirements of all residential districts.
...
(d) Permitted obstructions. For the purpose of residential districts, the following shall not be
considered as obstructions when located in the required yards:
...
(2) In any required side yard or required rear yard:
...
(u) Porches, breezeways, balconies, decks, terraces and patios more than 16" above grade,
greenhouses or any structure permanently attached to the principal building, the aggregate
floor area of which is less than ten (10) percent of the required rear yard area, and located
at least twenty-five (25) feet from the rear lot line, and not encroaching in the required side
yard setback of that district. The principal building or portions therein are not considered as
permitted obstructions. Any addition or portion of the principal structure approved as a
permitted encroachment prior to February 20, 2007 shall be considered as conforming to the
Zoning Ordinance.
Amendment Item: Front Yard and Side yard Abutting a Street Setbacks in the R-1 A
and R-1 B zoning districts (the districts are predominately located in the south and
southwest portions of the Village): Staff is recommending an amendment to the R-1A and
R-1B zoning districts for required setbacks in a side yard abutting a street (i.e. corner lots).
The current 35-foot setback is inconsistent with the majority of existing R-1A and R-1B
setbacks. The setbacks were established in the late 1960's to anticipate incoming
development. The majority of future R-1A and R-1B development included front setbacks of
30 feet. The reduction of the side yard abutting a street from 35 feet to 30 feet will make this
setback consistent with the required front yard setback. It will further align the front and side
yard abutting a street setback, rather than the current disparity of 30-foot (FY) and 35-foot
(SYAS), which is specific only to the R-1 A and R-1 B districts.. Additionally, Staff reviewed
all the R-1 A and R-1 B corner lots (where the setbacks could be confirmed) and determined
that 85% of SYAS did not comply with the required 35 feet. This Amendment will also
eliminate the existing non-conforming circumstances.
Section 10.03. R-1A Single Family District.
...
(h) Minimum Setbacks.
...
(3) Side:
...
(ii) Side abutting a street: thirty-five (35) feet thirty (30) feet
Section 10.04. R-1B Single Family District.
...
(h) Minimum Setbacks.
...
(3) Side:
...
(ii) Side abutting a street: thirty-five (35) feet thirty (30) feet
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3. Article 11 - BUSINESS DISTRICTS
Amendment Item: B-2 General Business District - Special Use List - This change will
update the language to be consistent with Village of Palatine code terminology and improve
clarity in the interpretation and application of the regulation.
11.03. B-2 General Business District.
...
(d) Special uses.
...
(3)Automobile laundries; provided adequate reservoir space for fueling of autos is furnished
and provided traffic congestion is minimized. Car washes.
Amendment Item: B-3 Central Business District - Permitted Uses - This is a correction
to the referenced code section
11.04: B-3 Central Business District.
...
(d) Permitted uses. The following uses are permitted:
...
(27) Dwelling units; subject to the general conditions of section 11.04(c) 11.01(l)
Amendment Item: B-5 Highway Business District - Special Use List - This change will
update the language to be consistent with Village of Palatine code terminology and improve
clarity in the interpretation and application of the regulation.
11.06. B-5 Highway Business District.
...
(e) Special uses.
...
(7): Automobile, bus and truck laundries; provided adequate space for fueling of vehicles is
furnished and traffic congestion is minimized. Car, bus, and truck washes.
STAFF RECOMMENDATION:
Staff recommends approval of the Text Amendments to Village of Palatine Zoning
Ordinance, Appendix A - Article 6 (Home Occupations), Article 10 (Residential Districts),
and Article 11 (Business Districts) as outlined.
ATTACHMENTS:
1. Article 6 Amendments
2. Article 10 Amendments
3. Article 11 Amendments
4. Public Notice
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APPENDIX A - ZONING
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6.04. Home occupations.
(a) Permitted home occupations. The following are permitted home occupations
provided they do not violate any of the standards of subparagraph (d) below:
(1) Babysitting, limited to three (3) children at one time.
(2) Computer programming.
(3) Day care home.
(4) Dressmaking, sewing and tailoring.
(5) Musical and dance instruction, limited to three (3) pupils at a time.
(6) Painting, sculpturing, or writing.
(7) Professional office of a clergyman, lawyer, physician, dentist, architect, engineer, or
accountant.
(8) Tutoring; limited to three (3) students at a time.
(b) Prohibited home occupations. The following are not permitted as home occupations:
(1) Animal grooming establishment.
(2) Barber shop.
(3) Beauty parlor.
(4) Clinic or hospital.
(5) Commercial stable.
(6) Kennel.
(7) Real estate office.
(8) Restaurant.
(9) Tourist home.
(10) Vehicle repair or painting, excluding the repair of a resident's vehicle.
(11) Landscaping Business. Unless such operation of the landscaping business
complies with all of the standards for home occupations, as outlined in 6.04(d).
(12) Massage Uses
(c) Other home occupations. Any proposed home occupation that is neither specifically
permitted by section 6.04(a) nor specifically prohibited by section 6.04(b), shall be
approved if it meets the standards of section 6.04(d).
(d) Standards. The following standards shall apply to all home occupations:
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(1) The home occupation shall not change the outside appearance of the dwelling.
(2) The home occupation shall not be visible from the street or create unreasonable
traffic related to the home occupation.
(3) The home occupation shall be carried on by a member of the immediate family
residing on the premises.
(4) No other person shall be employed or involved with said activity on premises other
than a member of the immediate family residing in the dwelling unit.
(5) All activities and all storage must be conducted within a structure.
(6) All wholesale, jobbing, or retail business shall be conducted entirely by mail or
telephone or other electronic means.
(7) No more than six hundred (600) square feet of the area of a dwelling unit shall be
devoted to any home occupation.
(8) No motor power other than electrically operated motors shall be utilized.
(9) Not more than one truck of not more than one-ton pickup capacity and no semi-
trailers incidental to a home occupation shall be kept on the site.
(10) No unreasonable odor or noise shall be emitted, and no increase in odor or noise
over those in existence without the home occupation shall be permitted.
(11) Where applicable, a Village of Palatine business license must be obtained.
(Ord. No. O-41-03, § 3, 2-3-2003; Ord. No. O-13-07, §§ 1—4, 2-20-2007)
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APPENDIX A – ZONING
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Section 10.01. General requirements of all residential districts.
...
(d) Permitted obstructions. For the purpose of residential districts, the following shall not be
considered as obstructions when located in the required yards:
…
(2) In any required side yard or required rear yard:
a. Accessory off-street parking;
b. Accessory structures, in compliance with Section 6.01 of this appendix;
c. Overhanging roof, eave, canopy, awning, gutter, cornice or other architectural feature,
projecting not more than three (3) feet;
d. Fences, in accordance with Section 6.03 of this appendix;
e. Bay windows, projecting not more than two (2) feet;
f. Driveways in accordance with Section 7.04 (i) of this appendix;
g. Flagpoles;
h. Landscape features;
i. Retaining walls;
j. Sidewalks;
k. Mailboxes
l. Ornamental light fixtures;
m. Steps or stairs;
n. Stoops, not exceeding four (4) feet in width and four (4) feet in depth. The stoop may
include a roof, provided the roof does not project more than one (1) foot beyond the
outside edge of the stoop;
o. Landscaping embellishments; including but not limited to steps, arbors or trellises, the
aggregate total of which shall not exceed twenty-five (25) percent of the required yard
area;
p. Chimneys, projecting not more than three (3) feet;
q. Patios, decks, and terraces that are 16" or less above grade;
r. Compressor or condenser units and heating pump systems for residential air
conditioning systems and/or heating systems, and permanent electric generators
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projecting not more than four (4) feet into the yard and maintaining a minimum two (2)
foot setback from any lot line;
s. Dumpster enclosures;
t. Laundry drying equipment (rear yard only);
(u) Porches, breezeways, balconies, decks, terraces and patios more than 16" above
grade, greenhouses or any structure permanently attached to the principal building, the
aggregate floor area of which is less than ten (10) percent of the required rear yard area,
and located at least twenty-five (25) feet from the rear lot line, and not encroaching in the
required side yard setback of that district. The principal building or portions therein are
not considered as permitted obstructions. Any addition or portion of the principal
structure approved as a permitted encroachment prior to February 20, 2007 shall be
considered as conforming to the Zoning Ordinance.
v. Basketball backboard systems. For the purposes of this Section, typical basketball
backboard systems are contemplated and the measurement shall be taken to the pole.
Notwithstanding the provisions of this Section, basketball backboard systems shall
maintain a minimum (2) foot setback from the side and rear property lines.
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Section 10.03. R-1A Single Family District.
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(h) Minimum Setbacks.
(1) Front: Thirty (30) feet
(2) Rear: Forty-five (45) feet
(3) Side:
(a) Interior lots: Ten (10) feet on one side; twenty-five (25) feet total on both
sides.
(b) Corner lots:
(i) Interior side: ten (10) feet
(ii) Side abutting a street: thirty-five (35) feet thirty (30) feet
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Section 10.04. R-1B Single Family District.
...
(h) Minimum setbacks:
(1) Front: Thirty (30) feet.
(2) Rear: Forty-five (45) feet.
(3) Side:
a. Interior lots: Ten (10) feet on one side; twenty-five (25) feet total on both sides.
b. Corner lots.
i. Interior side: Ten (10) feet.
(ii) Side abutting a street: thirty-five (35) feet thirty (30) feet
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APPENDIX “A” - ZONING
11.03. B-2 General Business District.
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(d) Special Uses. The following uses are permitted as special uses when
authorized by the Village Council subject to the standards set forth in section 14.05 of
this ordinance:
(1) Animal hospitals and kennels.
(2) Automobile diagnostic center and repair; when part of a department store and
without the disbursement of fossil fuels or other forms of energy or material that
assists automobile movement.
(3) Automobile laundries; provided adequate reservoir space for fueling of autos
is furnished and provided traffic congestion is minimized. Car washes
(4) Automotive sales; for the sale of used automobiles and including auxiliary
service and repairs in conjunction with, if conducted wholly within a completely
enclosed building, on not less than one acre.
(5) Automobile service and repair; where automobiles are painted, repaired,
rebuilt, reconstructed or stored for compensation.
(6) Automobile service station and mart; for disbursement of fossil fuels or other
forms of energy or material that assists automobile movement and retail sale of
other items without on-site consumption of food or repair.
(7) Automobile service stations; for disbursement of fossil fuels or other forms of
energy or material that assists automobile movement, with repair.
(8) Banquet and meeting facility; with or without another use, includes the serving
of food, liquor and live entertainment.
(9) Bowling alleys.
(10) Bus stations; provided that direct access to a major or secondary
thoroughfare is available.
(11) Communication devices; which exceed the height limitations set forth for
business districts.
(12) Day care facility.
(13) Dwelling units, accessory.
(14) Fencing; in any front yard except for:
a. Decorative fencing.
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b. Temporary fencing; erected to protect any seeding area, with the
permission of the administrator.
(15) Gold and Silver dealers (as defined within Division 16 of the Palatine Code
of Ordinances), whose gross business receipts result in 20% or more from the
purchase of gold or silver.
(16) Hotels, Extended Stay Hotels, and Motels.
(17) Indoor sports and recreational facilities.
(18) Laboratories, research, experimental and testing; for testing and research,
including medical and dental.
(19) Live entertainment.
(20) Martial arts schools.
(21) Movie theatres; indoor.
(22) Physical and health services; includes health clubs greater than 3,000
square feet, swimming pools, and masseuses.
(23) Piercing studios and stores, operating in a manner that is not exempted
under the Tattoo and Body Piercing Establishment Registration Act [410 ILCS
54/1 et seq.]. This shall not include practices that are considered medical
procedures or the puncturing of the outer perimeter or lobe of the ear using the
pre-sterilized, single-use stud and clasp piercing system.
(24) Public community center.
(25) Public service facilities; including electric distributing sub-stations, telephone
exchanges and similar non-municipal uses.
(26) Restaurants (with a drive-through or a local liquor license, or operate
between 12:00 AM and 6 AM)
(27) School office buildings; not including the parking or storage of buses.
(28) Reserved.
(29) Taverns or bars.
(30) Truck rental.
(31) Trailer rental.
(32) Undertaking establishments and funeral homes; which may include one
attached residential unit. Water based cremation or alkaline hydrolysis is also
permitted as an accessory use to the funeral home.
(33) Wind energy conversion systems.
(34) Unique or new uses; not listed within this ordinance; provided that the use
complies with the intent of the B-2 District.
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(35) Homeless day facility.
(36) Copy changes, pursuant to Section 8.01(f)(4).
(37) Food stores, grocery stores, meat markets and frozen foods.
(38) Car rental facilities.
(39) Dry Cleaners.
(40) Liquor Stores; package stores only.
(41) Tobacco Shops and electronic cigarette stores.
(42) Drive-Thru
(43) Offices: Medical and dental, including, but not limited to physicians,
surgeons and dentists
11.04. B-3 Central Business District.
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(d) Permitted uses. The following uses are permitted:
(1) Antique shops; of refurbished and refinished materials.
(2) Appliance stores; of household items which can be carried by one individual
without assistance.
(3) Art supply stores.
(4) Artist's studio.
(5) Bakeries; manufacturing of goods limited to those retailed on the premises.
(6) Banks and financial institutions; without drive-in facilities.
(7) Barber shops.
(8) Beauty parlors.
(9) Beauty schools; when the service of a beauty parlor is offered to the public.
(10) Bicycle sales and repair.
(11) Book and stationery stores.
(12) Camera and photographic supply stores.
(13) Candy stores.
(14) Card shops.
(15) Catalog stores.
(16) China and glassware stores.
(17) Clothes and costume rental agencies.
(18) Clothing repair stores; including tailoring, shoe and hat repair.
(19) Clubs, lodges, temples, fraternal and not for profit organizations; not to be
confused with synagogue or private club.
(20) Coin and stamp stores.
(21) Currency exchanges.
(22) Dancing schools and studios.
(23) Delicatessens; where no on-site consumption of food is accomplished.
(24) Drapery stores.
(25) Dressmaking and millinery shops.
(26) Dry good stores; textiles, clothing and related articles of trade.
(27) Dwelling units; subject to the general conditions of section 11.04(c) 11.01(l)
(28) Electronic communications equipment sales; including television and radio
and repair of such items.
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(29) Florists.
(30) Furrier shops.
(31) Gift shops.
(32) Hardware stores.
(33) Health Clubs which are 3,000 square feet or less.
(34) Hearing aid stores.
(35) Historical buildings and landmarks; preserved for the public.
(36) Hobby shops.
(37) Interior decorating studios and shops.
(38) Jewelry stores.
(39) Laundries, launderettes; hand or automatic, self-service only.
(40) Leather goods and luggage stores.
(41) Loan offices.
(42) Locksmith shops.
(43) Medical appliance stores.
(44) Mini-parcel service; with maximum square-footage of one thousand five
hundred (1,500) square feet.
(45) Musical instruction.
(46) Musical instrument sales and repair.
(47) Municipal parking lots.
(48) Newspaper distribution agencies.
(49) Newspaper offices (public).
(50) Nursing home.
(51) Notion stores.
(52) Offices: Business, professional or governmental.
(53) Office supply stores.
(54) Opticians and optometrists shops.
(55) Paint and wallpaper stores.
(56) Parking lots; for private self-propelled passenger vehicles.
(57) Pet shops.
(58) Pharmacies.
(59) Photographic studios and equipment supply.
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(60) Picture framing.
(61) Post offices or sub-stations.
(62) Prerecorded music sales; any medium.
(63) Public parks, public playgrounds and public community centers.
(64) Restaurants (without a drive-through or a local liquor license, and do not
operate between 12:00 AM and 6 AM)
(65) Second hand thrift shop.
(66) Sewing machine sales and service; household machines only.
(67) Sporting goods stores.
(68) Telephone exchanges.
(69) Ticket agencies; amusement.
(70) Toy stores.
(71) Travel agencies, bureaus and transportation ticket offices.
(72) Temporary buildings; on the premises for construction purposes for a period
not to exceed the duration of such construction.
(73) Temporary uses of special events; for a period not to exceed seventy-two
(72) hours; as approved by the Village Council at least ten (10) days before the
event.
(74) Mixed uses; combination of economically compatible permitted uses listed
above provided
that the floor area of such establishment does not exceed fifty thousand (50,000)
square feet.
(75) Compatible uses; per procedure and standards listed in section 11.01(f) of
this ordinance.
(76) Village Operated Facilities
11.06. B-5 Highway Business District.
…
(e) Special uses. The following uses are permitted as special uses when
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authorized by the village board subject to the standards set forth in section 14.05
of this ordinance:
(1) Animal hospital or kennels.
(2) Adult bookstores.
(3) Adult movie theaters.
(4) Amusement establishment; including permanent carnivals, kiddie parks, golf
driving ranges, miniature golf courses and skating rinks.
(5) Ambulance services.
(6) Automotive sales; for the sale of used automobiles and including auxiliary
service and repairs in conjunction with, if conducted wholly within a completely
enclosed building.
(7) Automobile, bus and truck laundries; provided adequate space for fueling of
vehicles is furnished and traffic congestion is minimized. Car, bus, and truck
washes
(8) Automobile service station and mart; for disbursement of fossil fuels or other
forms of energy or material that assists automobile movement and retail sale of
other items without on-site consumption of food or repair.
(9) Automobile service stations; for disbursement of fossil fuels or other forms of
energy or material that assists automobile movement, with repair.
(10) Banquet and/or meeting room.
(11) Bus stations; provided that direct access to a major or secondary
thoroughfare is available.
(12) Communication devices; for radio and television transmission.
(13) Day care facilities.
(14) Communication devices; which exceed the height limitations set forth for
business districts.
(15) Martial arts school.
(16) Movie theaters; outdoor.
(17) Fence, front yard.
(18) Undertaking establishments and funeral homes; which may include one
attached residential unit. Water based cremation or alkaline hydrolysis is also
permitted as an accessory use to the funeral home.
(19) Automobile diagnostic center and repair; when part of a department store
and without the disbursement fossil fuels or other forms of energy or material that
assists automobile movement.
(20) Automobile service and repair; where automobiles are painted, repaired,
rebuilt, reconstructed or stored for compensation.
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(21) Indoor sports and recreational facilities.
(22) Live entertainment.
(23) Public service facilities; including electric distributing sub-stations, telephone
exchanges and similar non-municipal uses.
(24) Restaurants (with a drive-through or a local liquor license, or operate
between 12:00 AM and 6 AM).
(25) Trailer rental.
(26) Truck rental.
(27) Unique uses.
(28) Wind energy conservation systems.
(29) Used auto and machinery party.
(30) Hotels, Extended Stay Hotels, and Motels.
(31) Sales and service uses; with a retail sales showroom and storage conducted
within a totally enclosed building;
a. Electrical.
b. Flooring.
c. Glass.
d. Heating and ventilation.
e. Masonry.
f. Painting.
g. Paper hanging.
h. Plumbing.
i. Refrigeration.
j. Roofing.
(32) Copy changes, pursuant to Section 8.01(f)(4).
(33) Car rental facilities.
(34) Dry Cleaners
(35) Liquor Stores; package stores only.
(36) Tobacco Shops and electronic cigarette stores.
(37) Drive-Thurs
(38) Offices: Medical and dental, including, but not limited to physicians,
surgeons and dentists.
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(39) Gold and Silver dealers (as defined within Division 16 of the Palatine Code
of Ordinances), whose gross business receipts result in 20% or more from the
purchase of gold or silver.
(40) Piercing studios and stores, operating in a manner that is not exempted
under the Tattoo and Body Piercing Establishment Registration Act [410 ILCS
54/1 et seq.]. This shall not include practices that are considered medical
procedures or the puncturing of the outer perimeter or lobe of the ear using the
pre-sterilized, single-use stud and clasp piercing system.
(41) Physical and health services: including health clubs greater than 3,000
square feet, swimming pools, and masseuses.
(42) Adult-Use Cannabis Dispensing Establishment as defined in Section 3.02.
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