Palatine commission recommends approval for garage addition at 204 S. Ashland, 6-2 vote

The Village of Palatine Planning and Zoning Commission on April 22 recommended approval of a special-use petition to allow a new attached two‑car garage and small addition at 204 South Ashland Avenue that would encroach into a privately recorded 40‑foot building line and reduce the north side‑yard setback.

Staff told the commission the subject property is zoned R‑2 (single‑family residential) and measures about 7,462 square feet. The petitioner requested a front setback of about 21.7 feet from the front lot line instead of the privately recorded 40‑foot building line and a north side‑yard setback of roughly 3.39 feet instead of the required 5 feet. Staff described the lot as irregularly shaped and noted the existing detached garage is nonconforming; the proposed plan would demolish that structure and replace it with a longer, attached garage. Staff recommended the commission act at its discretion and, if it recommended approval, offered conditions including substantial conformance to the submitted site plan and elevations (plans dated 03/21/25) and, if required by the village attorney, a hold‑harmless letter for the privately recorded building line.

Architect Mario Cruz, who said he represents Cruz's Design and Consultants, described the proposal as a two‑car garage with an adjoining mudroom, laundry area and three‑season room and said the design attempts to match existing roof lines and materials. Petitioner Michael Fragakis, who lives at 204 South Ashland, said the addition would make the home more functional for the family and allow bringing laundry upstairs. "We're getting later in life and it would be nice to go inside," Fragakis told commissioners.

Petitioner Mary Fragakis, who also testified, said security and vehicle protection were motivations for the garage. "My big push on the garages is just recently I went to go start my car and it wouldn't start. And I found out a squirrel had chewed through my wiring in my car," she said, adding that having an attached garage would protect vehicles and property.

Neighbors were not present to oppose the petition in person. Commissioners discussed visual bulk and the impact on the adjacent property to the north, whose front deck and side windows would face the proposed new wall. Commission members repeatedly noted the lot’s unusual triangular shape and the adjacent commercial property on Northwest Highway, which affects sight lines. Some commissioners suggested design changes—shortening the garage, lowering the roof line or adding windows on the long blank wall—to reduce the visual impact on the neighbor. Staff and the petitioners said revised drawings include side windows though those windows did not appear on the packet drawings before the commission.

After public comment and discussion, Commissioner Kevin Kavanaugh moved to approve the special use subject to staff conditions; Commissioner Rodney Bettenhausen seconded. The commission voted 6–2 to recommend approval. The roll call was: Rodney Bettenhausen, yes; Kevin Kavanaugh, yes; Steven Fedoda, yes; Eric Freeman, no; Rebek Kolosowski, yes; Cindy Rothworster, yes; Tim Schubert, yes; Jan Wood, no. The commission’s recommendation will be transmitted to the Village Council, which is scheduled to consider the item on Monday, May 12.

Conditions the commission attached mirror staff recommendations: the special use must substantially conform to the submitted site plan and elevations dated 03/21/25, and the petitioner may be required to provide a hold‑harmless agreement acceptable to the village attorney regarding encroachment into the privately recorded building line.

Votes at a glance: Motion to recommend approval of the special use for 204 South Ashland Avenue, mover Kevin Kavanaugh, second Rodney Bettenhausen; outcome approved, 6–2. The matter is scheduled for Village Council consideration on May 12.