Planning and Zoning Commission

PLANNING AND ZONING COMMISSION JUNE 23, 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. Draft 6-9-2026 Minutes IV. PUBLIC HEARING A. 366 N. Quentin Road - to be continued to the July 14, 2026 Planning and Zoning Commission Meeting. 1. Preliminary/Final Planned Development to permit a 3-lot Single Family Residential Development. 2. Preliminary/Final Plat of Subdivision to permit a 3-lot Single Family Residential Development. 3. Rezoning from R-1 Single Family Residential to Planned Development B. 1304 N. Doe Road 1. Special Use for a setback reduction for a privately recorded building line; and 2. Variation for the maximum driveway width to be 35 feet, instead of the maximum allowed for a 2-car garage of 30 feet. V. PUBLIC COMMENT VI. COMMUNICATIONS VII. ADJOURNMENT VILLAGE OF PALATINE Page 1 of 1 Page 1 of 29 Page 2 of 29 Page 3 of 29 Page 4 of 29 Page 5 of 29 Page 6 of 29 Page 7 of 29 Page 8 of 29 Page 9 of 29 Page 10 of 29 Page 11 of 29  IV.A 366 N. Quentin Road - to be continued. STAFF REPORT: This item will be continued to the July 14, 2026, PZC meeting at the request of the petitioner. ATTACHMENTS: None Page 12 of 29  IV.B 1304 N. Doe Road STAFF REPORT: TO: Palatine Planning and Zoning Commission Jan Wood, Chair FROM: Ben Vyverberg PETITIONER: Michael Morello PLAN NUMBER: SU-000271-2026 BACKGROUND: The Subject Property consists of approximately 33,066 square feet (0.76 acres) and is located at the southwest corner of W. Dundee Road (Illinois State Route 68) and N. Doe Road. The property is improved with an existing single-family residence, swimming pool, and related site improvements and is zoned R-1 Single-Family Residential. The property was originally developed in unincorporated Cook County and was annexed into the Village in 1992. The underlying subdivision, Deer Grove Subdivision, was recorded in 1955 and established a 35-foot building line along the north and east property lines of the lot. While the building line is reflected on the recorded subdivision plat, it is a private restriction and is not a Village zoning setback requirement. The Petitioner applied for and was issued a building permit to construct a detached accessory structure in the north-west corner of the property. During the building permit review process, an as-built survey was submitted and reviewed by Village staff. The survey revealed that a small portion of the detached accessory structure encroaches onto the building line. The property has an existing gravel driveway extending west from the existing bituminous driveway and curb cut along Dundee Road. As a condition of completing the accessory structure, the building permit required paving of the driveway, including installation of a sidewalk connection leading to the accessory structure. Therefore, the Petitioner is requesting the following: Special Use to permit a setback reduction to 32 feet in the side yard abutting a street yard (Dundee Road), instead of the minimum required 35 feet, due to a privately recorded building line of 35 feet in Deer Grove Page 13 of 29  Subdivision, and Variation to allow for a reconstructed driveway (serving a 2-car detached garage) to be 35 feet wide, instead of the maximum allowed 30 feet. KEY ISSUES: Accessory Structure Encroachment • The approved building permit for the detached accessory structure was in compliance with all applicable Village Code requirements, including the required setbacks, and the permit was issued. However, upon submission and review of a spot survey during construction, it was determined that a small portion of the accessory structure encroaches into the privately recorded 35-foot building line. • Per Code, the minimum required setback for the accessory structure is 25 feet (the minimum setback of the principal structure to be located in the rear yard). In the instance of a privately recorded building line, the Code requires that any building must not encroach past the building line, even though it exceeds the minimum required setback for the accessory structure by approximately 10 feet. • Staff notes that the northwest corner of the principal structure encroaches 9 feet into the privately recorded building line. A Cook County FOIA was submitted to further determine if that encroachment required zoning relief from Cook County. As no response has yet been received, the Petitioner is proceeding forward with necessary relief. • The Petitioner indicated that an error occurred during the layout and construction of the detached accessory structure. According to the application materials, the existing fence line was used as the primary reference point for establishing the structure's location. As a result, the northeast corner of the accessory structure was placed slightly closer to the property line than intended, creating an encroachment into the privately recorded 35-foot building line of 2.87 feet for a setback of 32.13. • The Petitioner constructed the accessory structure to house to store pool equipment, seasonal furniture, decorations and miscellaneous storage. Driveway Width • The requested driveway variation is associated with the paving and improvement of an existing gravel driveway area. The proposed site improvements include driveway access to the accessory structure, removal of portions of the existing sidewalk, and the installation of landscaped grass areas along the north and south sides of the accessory structure. • The proposed paved area includes a 9-foot-wide sidewalk connection extending from the principal residence to the fenced pool area, as well as a 3-foot-wide sidewalk providing access to the south entrance of the accessory structure. While the resulting paved area may exceed the maximum driveway width otherwise permitted by the Village Code, the proposed improvements would Page 14 of 29  replace existing gravel surfaces and reduce the overall extent of unimproved driveway and parking areas on the property. • Staff notes that the proposed improvements represent an enhancement to the site's appearance and functionality by formalizing existing access areas, reducing gravel coverage, and increasing landscaped open space surrounding the accessory structure. STANDARDS FOR SPECIAL USE: Since this Petition is not for a use publicly operated or traditionally affected with the public interest, those standards under Section 14.05 D (2) and (3) are applicable. Specifically, the Petitioners must show that the Special Use, if granted, is so designed, located, and proposed to be operated that the public health, safety, and welfare will be protected and will not cause substantial injury to the value of other property in the neighborhood in which it is located. The Petitioners have attempted to address the required standards. STANDARDS FOR A VARIATION: Standards for a Variation are found in Section 14.03 D (1) and (2) of the Zoning Code. Specifically, the Petitioners must show that the property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations governing the district in which it is located; that the plight of the owner is due to unique circumstances; and that the variation, if granted, will not alter the essential character of the locality. The Petition for Variation is attached, and the Petitioners have attempted to address the required standards. STAFF RECOMMENDATION: The Petitioner is constructing an accessory structure under an approved building permit. During the foundation spot survey inspection, it was determined that the structure encroaches 2.87 feet into the 35-foot building line, requiring setback relief. The principal structure on the property already encroaches approximately 10 feet into the same building line, and a neighboring property recently received similar relief for a comparable encroachment. Based on these circumstances, Staff does not believe the requested relief will have a negative impact on surrounding properties. In addition, the proposed paving of the existing driveway and the installation of a sidewalk along the west side of the home extending to the pool represent improvements to the property and enhance the existing site conditions. Therefore, Staff recommends approval of the proposed Special Use and Variation, subject to the following condition: 1. The Special Use and Variation shall substantially conform to the plans prepared by Michal Morello and attached hereto, except as such plans may be changed to conform to Village Codes and Ordinances. Page 15 of 29 ATTACHMENTS: 1. Aerial Map 2. Plat of Survey - Site Plan 3. Elevations 4. Special Use Application 5. 1307 N Doe Road - SU ORD 6. Public Notice Page 16 of 29  1304 N. Doe Road Legend 0 150 300 Print Date: 6/19/2026 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. Page 17 of 29 Page 18 of 29 Page 19 of 29 Page 20 of 29 Page 21 of 29 Page 22 of 29 Ben Vyverberg Subject: FW: Purpose Of Garage Build At 1304 Doe Rd From: Michael Morello > Sent: Friday, June 19, 2026 11:35 AM To: Ben Vyverberg <BVyverberg@palatine.il.us> Subject: Purpose Of Garage Build At 1304 Doe Rd Caution: This is an external email, Please take care when clicking links or opening attachments. When in doubt, please talk with the sender or check with VOP IT Good morning Ben, I would like to assure you and the rest of the village board that the sole purpose of my detached garage is for storage of seasonal furniture and decorations, and any other miscellaneous storage. Thank You, Mike Morello 1 Page 23 of 29 Page 24 of 29 Page 25 of 29 Page 26 of 29 Page 27 of 29 Page 28 of 29  PUBLIC NOTICE A Public Hearing will be held before the Village of Palatine Planning and Zoning Commission on Tuesday, June 23, 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 setback reduction to 32 feet in the side yard abutting a street yard (Dundee Road), instead of the minimum required 35 feet, due to a privately recorded building line of 35 feet in Deer Grove Subdivision, and Variation to allow for a reconstructed driveway (serving a 2-car detached garage) to be 35 feet wide, instead of the maximum allowed 30 feet. The property is commonly known as 1304 N. Doe Road. The Petitioner has an active building permit to construct a new detached garage. The approved building permit complied with the minimum required 35-foot side yard abutting a street setback, due to the presence of a privately recorded building line. The submitted spot survey indicates that the garage was actually building into the required setback at a 32-foot setback. The Petitioner is also reconstructing the driveway in this area of the property, which existed previously as a gravel driveway. The proposed driveway and sidewalk would exceed the maximum allowable driveway width for a 2- car garage. The above petition has been filed by Michael Morello and is available for examination in the office of the Village Clerk, 200 E. Wood Street. FILE #: SU-000271-2026 VILLAGE OF PALATINE Jan Wood, Chair Palatine Planning and Zoning Commission DATED: This 4th day of June 2026 BV Page 29 of 29