1 - Village of Palatine

TYPE: ORDINANCE SUBMITTED BY: PLANNING &ZONING DATE: -"0=6/=2=5/=20"-'1=2____
DESCRIPTION: Consideration a Text Amendment to the Palatine Zoning Ordinance amending the use lists
and bulk restrictions for the Central Business District.
(Village of Palatine - File #12-30) (District: 6)
COMMITTEE ACTION:
DATE:
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.
Staff has been reviewing zoning inconsistencies within the Central Business District (CBD) and believes the
best method to resolve these discrepancies is to create uniformity between land uses and bulk restrictions
across zoning districts within the CBD, as geographically described within the Zoning Ordinance. Therefore,
Staff is proposing:
Text Amendments to the Village of Palatine Zoning Ordinance Section 11.01 related to uses
and bulk restrictions in the Central Business District.
ANALYSIS:
• The Zoning Ordinance describes the Central Business District as the area bounded by Plum Grove Road
on the east, Wood Street on the north, Smith Street on the west, and Johnson Street on the south.
Pursuant to the Zoning Ordinance, only properties within this geographic area are eligible for the B-3
Central Business District zoning classification. While the Zoning Ordinance indicates that the specified
area is eligible for the B-3 Zoning District, most of the parcels within this area are not zoned B-3 and there
are inconsistent zoning classifications with the CBD. B-3 zoned properties directly abut and are
interspersed with properties that are zoned B-1 and B-2. There are also several Planned Developments
and lots zoned Utility for municipal use within this area.
• The result of having multiple zoning classifications proximate to one another, and a lack of consistent
zoning designations among unified blocks, is that the bulk standards and use lists are not consistent from
lot to lot and building to building, as shown on the attached chart. This would be the equivalent of multiple
residential zoning district classifications within the same block or subdivision. This inconsistency actually
goes against the intent of the Central Business District and the Downtown Land Use Guide, which is to
provide a walkable retail area with front setbacks which allow buildings to face and cater to pedestrians.
• The discrepancies in the use list results in similar issues. For instance, an artist's studio would be
permitted in the B-3 district but not in the B-1 district, meaning one could open for business at 47 W.
Slade Street, but not at 45 W. Slade Street. It is a goal of the Comprehensive Plan to provide a more
unified and consistent land use pattern within the CBD. This amendment is an initial step toward that
process.
• Staff proposes to amend the Zoning Ordinance to allow all of the commercial parcels within the CBD to
either use the bulk requirements or use lists of their underlying zoning district or that of the B-3 zoning
district. This will create parity within the CBD. The existing language within the Zoning Ordinance
envisions that parcels within those boundaries are appropriately eligible for both the use lists and the bulk
standard requirements. This amendment will allow those properties to take advantage of these
requirements without individual rezoning requests.
ALTERNATIVES:
1. Recommend approval of the Text Amendment
2. Do not recommend approval of the Text Amendment
RECOMMENDATION:
Public Hearing:
Residents Testifying:
Concerns:
Vote:
April 17. 2012 Plan Commission
None
None
The Plan Commission voted unanimously to approve the proposal. Staff
concurs with this recommendation.
ACTION REQUIRED:
Consider approval of an Ordinance granting approval of a Text Amendment to the Palatine Zoning Ordinance
amending the use lists and bulk restrictions for the Central Business District.