Palatine Council Talks Northwest Highway Development

The Palatine Village Council held a special meeting Monday devoted solely to Northwest Highway economic development issues.

"I think everybody in town knows Northwest Highway;what they think of it might vary depending on where you live," said Deputy Village Manager Mike Jacobs. "Northwest Highway is pretty unique. You've got almost every land use you could ever imagine on that one street."

Northwest Highway winds its way six miles through Palatine. On average, the road carries 25,500 vehicles a day. It is a major thoroughfare that includes residential homes, office buildings, retail development and even some manufacturing.

Although Palatine has control over zoning and land use issues, the road is under the jurisdiction of the Illinois Department of Transportation (IDOT).

"Where they (IDOT) do influence the development process is they determine where curb cuts go and access to property," said Village Manager Reid Ottesen said. "They don't zone the property but they do have influence over use based on what they provide for access."

For example, Teddy's Liquors planned to add on to their store and parking lot, however the project did not go forward after IDOT refused to allow Teddy's to shift its access to Northwest Highway.

Another challenge to development along Northwest Highway is the configuration of some of the commercial lots from Robertson Street to Palatine Road. Some have a depth of 220 feet, while lots across the street are only 133 feet.

Despite the significant size difference, the zoning is the same. This means the 133 foot lot still has to have a 25 foot setback off the street and a 20 foot rear setback. Complicating matters is that many of the commercial properties along this stretch of Northwest Highway back up to residential homes.

"One of the options would be to create an overlay district, and just say 'Here's this stretch that just has unique characteristics. Maybe it's worth tweaking the setback or parking requirements, ' " Jacobs said. "You kind of recognize the unique challenges of the area."

Palatine has tried to encourage redevelopment along Northwest Highway. In 2007 the village initiated a program that allows commercial projects along Northwest Highway to waive 50 percent of all village associated permit and inspection fees if the project is valued at more than $250,000.

Several business owners were in attendance at the meeting.

Joe Barrutia, who developed the Glencoe Street Center, said Palatine was good to work with.

"I do appreciate that you guys were the easy part of that whole development and that you do work with businesses in the area," Barrutia said. "I think the major problem you are going to have with Northwest Highway or any major corridor is that the economy's just not that good."