Agenda & Packet

The Village of Kenilworth is subject to the requirements of the Americans with Disabilities Act of 1990. Individuals with disabilities who plan to attend this meeting and who require certain accommodations in order to allow them to observe and/or participate in this meeting or who have questions regarding the accessibility of the meeting or the facilities are requested to contact the Village at 847- 251-1666 promptly to allow the Village to make reasonable accommodations for those persons. Notice of Special Meeting There will be a special meeting of the Committee of the Whole of the Village Board held at Village Hall, 419 Richmond Road; Kenilworth, IL. The public may attend in person or by utilizing the following link: TEAMS MEETING LINK If you do not have access to a computer, you may attend via telephone: +1 872-242-8055 Meeting ID: 567 624 006# Committee of the Whole Special Meeting Agenda July 28, 2026 at 5:00 p.m. I. Call to Order / Roll Call II. Presentation and Discussion A. Zoning Code Update: Policy Discussion on Business District Bulk, Height, and Use Regulations III. Business from the Public IV. Adjourn Village of Request for Board Action Agenda Item: II.A Staff Contact: Heather McFarland, Asst. to the Village Manager Michael Blue, Teska Associates Subject: Zoning Code Update: Policy Discussion on Business District Bulk, Height, and Use Regulations Summary: The Village of Kenilworth began a comprehensive zoning code update at the beginning of 2025. Teska Associates has led the effort with policy direction from an ad-hoc workgroup comprised of current and former commissioners. Following the workgroup’s review, several key policy questions remained unanswered after consensus could not be reached. Among them were guiding principles for Business District bulk, height, and use regulations. As the body that establishes policy, it is recommended that the Village Board consider these policy questions and provide direction on the preferred path forward. Background: Teska Associates began a comprehensive review of the Village’s zoning code in early 2025. The review process has included staff and the ad-hoc Zoning Code Update Workgroup to evaluate key policy questions to guide future code amendments. Among them were height, bulk, and use regulations for development in Kenilworth’s Business District. After thoughtful discussions by the Workgroup and feedback from the community through surveys and open houses, consensus on potential changes to these standards was not reached and was better suited for Village Board direction. It is recommended that the Village Board contemplate whether existing Business District regulations are contributing to the Village’s long-term goals and if relevant code changes are warranted and provide policy direction to staff. Feedback will be incorporated into the proposed changes considered by the Plan Commission during the formal public hearing of the updated Zoning Code. Zoning Code Update The height, bulk, and use of buildings along Green Bay Road and a portion of Park Drive are regulated by Business District zoning standards. These standards seek to allow for healthy growth within the District while balancing scale and character. The table below provides a high-level summary of the existing standards and those suggested for the draft code update. Of note, setbacks and stepbacks have been introduced as a mechanism to reduce bulk at the ground floor and on the upper floors of buildings. These concepts will be discussed in greater detail later in this memo. Considered By: Date: Committee of the Whole 07/28/26 Village of Standards Current Draft Update Height 35’ or 3.5 Stories, 40’ w/ SUP 45’, 4th Floor by PUD 35’: West of Alley on Park Drive (height only varied by text amendment) Yard Setbacks Measured from Lot Line Front Yard None Required 0’ Build to Line (unless parking provided) Side None Required, Minimum 5’ if Provided None Required, Minimum 5’ if Provided Rear None Required 10’ Required Building Stepbacks None Required Measured from Setback Line Front Yard None Required 3rd Floor – 15’ 4th Floor – 20’ (by PUD) Rear None Required 3rd Floor – 10’ 4th Floor – 20’ (by PUD) Side None Required 4th Floor – 20’ (by PUD) Additional Regulations Ground Floor Commercial Required 1st Floor Residential as SUP: West of Alley on Park Drive Glossary SUP: Special Use Permit PUD: Planned Unit Development Building Height Buildings heights in the Business District are limited to 35’ or 3.5 stories, or 40’ with a Special Use Permit (SUP). Kenilworth’s Code allows for these height restrictions to be varied if approved as a variation or part of a Planned Unit Development (PUD). During the code update process, several developers were contacted for their perspective on buildings heights appropriate for modern mixed-use developments that were reflective of building design and project economics. Feedback from the developers indicated that the current height limit of 35’ was not sufficient for development and that 45’ made development most feasible. The suggested 45’ standard, excluding Park Drive west of the alley, reflects the Village’s goal of encouraging new development within the Green Bay Road Corridor and is consistent with maximum permitted heights seen in other communities surveyed by staff. As Kenilworth’s commercial district is solely on the west side, it can present the suggested height without creating a canyon effect on the corridor’s character. Further, a maximum 45’ height could be considered without the option for it to be varied as part of a PUD. In this way, the Village’s consideration of an increased height would be based on what is best for the entire corridor and not site specific. It is also recommended to remove the number of stories in the regulations with the intent of providing flexibility to the design. Proposed developments would still need to be in keeping with the Village’s design guidelines and reflect the character of the community (Certificate of Appropriateness). However, if a fourth floor is proposed, that would trigger a PUD review to ensure appropriate design, scale, and allowance for public benefit to be incorporated for consideration. Current: 35’ or 3.5 Stories, 40’ with a SUP Proposed: 45’, 4th Floor by PUD 35’: West of Alley on Park Drive (height only varied by text amendment) Setbacks The current code does not require setbacks for buildings in the Business District. Setbacks are defined as the minimum distance that a building is from the property line. A minimum rear yard setback is suggested to create space behind new buildings to support safer ingress/egress to the alley, create additional space between the residential district to the rear, and provide space for trash or utilities management. Maintaining the existing 0’ front yard setback will continue to require buildings to be built to the front property line to preserve the street wall, unless parking is provided. Current: Front and Rear Yards – None Side Yard – None Required, Minimum 5’ if Provided Proposed: Front Yard – 0’ Build to Line (unless parking provided) Side Yard – None Required, Minimum 5’ if Provided Rear Yard – 10’ Required Stepbacks The idea of upper floors of a building being further back from the property line than the “setback” is an established zoning tool commonly referred to as a “stepback.’ Utilizing this tool to stepback upper floors from the setback line would reduce the impact of building height and encourage creative design. The second floor is not suggested to be further stepped back because buildings with two floors are a common and comfortable height for the Business District. Stepbacks to the front lessen the visual impact on pedestrians and those on the back add to the alley’s buffer between the Business District and adjacent residential district. To illustrate the concept, imagine a building with three floors. Floors one and two would be built to the setback line. Floor three would then be stepped back 15’ from the setback line or the building’s edge. Current: None Required Proposed: Front Yard – 3rd Floor – 15’, 4th Floor – 20’ (by PUD) Side Yard – 4th Floor – 20’ (by PUD) Rear Yard – 3rd Floor – 10’, 4th Floor – 20’ (by PUD) Foxford Station, Western Springs, IL (Business District Guidelines Community Survey) One Winnetka, Winnetka, IL Land Use There has been discussion by the Village Board and commissions about the appropriateness of first floor residential space on Park Drive west of the alley. The draft recommendation is to allow first floor residential space as a Special Use. This approach reflects what has been heard from local property managers and developers, that commercial spaces off the main thoroughfare are a challenge for commercial uses due to lack of visibility and, potentially, access. Small, local users may be found in these spaces for existing buildings, but they are less likely to be part of new development carrying a higher rent. Allowing first floor residential as part of a Special Use Permit in this part of the Business District reflects the perspectives of the space being difficult to rent and minimizing impacts on adjacent residential uses. The proposed height for this stretch of Park Drive is similarly intended to mitigate adverse impacts to neighboring properties. Current: Ground Floor Commercial Required Proposed: 1st Floor Residential as SUP: West of Alley on Park Drive Recommended Action: The Village Board should provide direction to staff and Teska to guide future Zoning Code updates. Should the Village Board approve the concept of the “setbacks” and “stepbacks” and the suggested distances, they may also consider them being reviewed and refined by the ARC. Attachments: None