Planning commission recommends setback variance for detached garage at North 725 South Circle

The Campton Hills Planning & Zoning Commission voted unanimously to recommend that the village board approve a variance allowing a detached garage to be sited near the side lot line at North 725 South Circle.

At a public hearing June 10, planning staff summarized the request: the applicant seeks relief from the 10-foot side-yard setback to allow the garage to be placed close to the lot line on a parcel that was rezoned from farm to residential in December 2024 and that contains extensive floodplain. “The applicant desires to place a garage pretty much on the lot line,” said Mr. Brown, the commission’s staff presenter, adding that much of the site lies in the 100-year flood plain and that typical accessory-structure locations are inhibited by topography and flood hazard.

Commissioners probed alternatives, asking about the distance to neighboring structures, the location of the septic field, and the potential impact to a large oak tree near the proposed location. The applicant said the nearest barn on a subdivided parcel is about 30–40 feet from the shared lot line and that the septic tank sits roughly 20 feet behind the proposed garage site. The applicant also said the footprint would be under the 900-square-foot accessory cap and that the design could be adjusted to avoid the tree.

Commissioner Chris expressed skepticism that the situation rose to a full hardship warranting a one-foot setback, citing potential drainage and maintenance problems and the difficulty of maintaining a narrow gap at the property line: “I’m not convinced in the sense of it being a hardship,” he said. After discussion, the commission coalesced on a compromise condition: a minimum clearance of 3 feet measured to the building overhang and a maximum building footprint roughly equivalent to 32 by 24 feet (768 square feet).

The commission read the standard three variance findings—hardship from floodplain and topography, the property’s particular physical conditions, and that the plight is not created by the owner—and then voted on a motion to recommend approval to the village board with the two conditions noted. The roll-call vote recorded Commissioners T, Larario, Copek and Chairman Frederick voting yes; Commissioners Johnson and Anderson were absent. The motion carried 4–0.

Next steps: the commission’s recommendation will be forwarded to the Campton Hills Village Board for final action. The commission also advised the applicant to submit a plat survey and final elevations with the permit application and to consider drainage mitigation and neighbor communications as part of final design.