Plan Commission

AGENDA Plan Commission Regular Meeting Village Hall 1900 Hassell Road, Hoffman Estates, IL 60169 May 20, 2026 Council Chambers 6:30 PM 1. CALL TO ORDER/ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. APPROVAL OF MINUTES A. Plan Commission 05-06-2026 4. CHAIRPERSON'S REPORT 5. NEW BUSINESS A. Public Hearings 1. Special Use to KAAM Spa # 13 LLC for a massage establishment at 2510 N Sutton Road. 6. STAFF DISCUSSION 7. PUBLIC COMMENT 8. ADJOURNMENT The next regular Plan Commission meeting is scheduled for Wednesday, June 03, 2026 at 6:30 p.m. Further details and information can be found in the agenda packet attached hereto and incorporated herein and can also be viewed online at www.hoffmanestates.org and/or in person in the Village Clerk's office. The Village of Hoffman Estates complies with the Americans with Disabilities Act (ADA). For accessibility assistance, call the ADA Coordinator at 847/882-9100. Page 1 Page 1 of 20  MINUTES Plan Commission Regular Meeting Village Hall 1900 Hassell Road, Hoffman Estates, IL 60169 May 6, 2026 Council Chambers 6:30 PM 1. CALL TO ORDER/ROLL CALL Chairperson Chhatwani called the meeting to order at 06:30 PM. Commissioners Present: Adam Bauske, Rajkumari Chhatwani, Lon Harner, Minerva Milford, Nancy Trieb, John Wise Commissioners Absent: Excused: Kendra Alexander | Unexcused: Lenard Henderson, Daniel Lee A quorum was present. ft Administrative Personnel Present: James Donahue, Senior Planner; Daisy Dose- Adamzadeh, Planner II 2. ra PLEDGE OF ALLEGIANCE TO THE FLAG 3. D APPROVAL OF MINUTES A. Plan Commission 04-15-2026 Motion by Commissioner Harner, seconded by Commissioner Trieb, to approve the April 15, 2026, regular meeting minutes. Voice vote taken. Ayes - 6 | Nays - 0 | (Abstain: None). Motion Passed. 4. CHAIRPERSON'S REPORT Chairperson Chhatwani stated the Special Use to FCPT Holdings LLC for an animal hospital located at 2370 W Higgins Road was approved by the Village Board on April 20, 2026. Page 1 Page 2 of 20 May 6, 2026 Village of Hoffman Estates Plan Commission 5. NEW BUSINESS A. Special Use for a Planned Development & Preliminary and Final Plat of Subdivision for Prairie Stone Apartments located at 5555 Prairie Stone Parkway Plat of Easement for the property located at 5435 Prairie Stone Parkway Motion by Commissioner Harner, seconded by Commissioner Trieb, to open the Public Hearing. Voice vote taken. Ayes - 6 | Nays - 0 | (Abstain: None). Motion Passed. Chairperson Chhatwani swore in the petitioners. Eric Prechtel (Rosanova and Whitaker, Ltd., 445 Jackson Avenue) The petitioners presented an overview of the project. James Donahue presented an overview of the staff report. ft Commissioner Trieb asked what is classified as an efficiency unit? Prior to answering the question, Chairperson Chhatwani swore in an additional petitioner. ra Joseph Segobiano (Willow Bridge, 1110 Jorie Blvd, Oakbrook) Mr. Segobiano responded that all units will be 1 or 2 bedroom units; in some of the company's more compact developments, there is a mix that includes a studio or one-room style unit, but at this location there will only be 1 and 2 bedroom units. D Commissioner Harner asked staff for clarification about the locations being addressed by the motions (5555 and 5435). Mr. Donahue clarified that 5435 is the 10-acre property east of 5555 Prairie Stone Parkway that has the easement for the sewers. Ms. Dose-Adamzadeh directed Commissioner Harner to the correct page within the packet. Commissioner Harner asked staff for clarification between motion number 2 and motion number 3. Mr. Donahue stated that motion 2 is to approve the site plan, everything that is involved with construction of the site; b is for the final plat of subdivision which subdivides the property into three lots. Mr. Prechtel showed the commissioners a copy of the Plat of Easement which shows the storm structure and stated the easement is required in order to run across the property. Commissioner Harner asked if there was a suggested pricing on the units. Mr. Segobiano stated there had been a thorough analysis of pricing, that places pricing right around $2.87 per square foot for a one-bedroom unit and $2.68 per square foot for a two-bedroom unit around the time construction is complete. Commissioner Harner noted that not having elevators in three-story buildings is inconvenient for the tenants, especially when they are trying to move furniture to an upper level. Page 2 Page 3 of 20 May 6, 2026 Village of Hoffman Estates Plan Commission Commissioner Harner also noted he sees that Phase 2 would have elevators. Mr. Segobiano responded that Phase 2 was a wrapped-style, four-story building, which wraps around hiding the parking structure, thus requiring elevators per the code. Commissioner Harner commented he finds the traffic study lacking because it does not go beyond I-90, and does not show where people actually go to shop. Commissioner Harner asked why the builder is giving the Park District funding instead of the Park District developing anything in the area, considering the significant amount of land surrounding the buildings on the property. Mr. Donahue stated the plans had been sent to the Park District and that on-site the developer would be providing cash-in-lieu as there may be other opportunities to do some off-site development in the future. Commissioner Harner asked if the Park District had provided a reason for not wanting to put a park in this area. Mr. Donahue stated that it could be because there may be an opportunity to accommodate something more than just this development. Commissioner Harner asked which school district students would attend if they lived at this site. Mr. Prechtel stated U-46 School District. Commissioner Wise commented that construction around Beverly Road is causing issues around the proposed site. Mr. Donahue stated the construction is related to the ComEd site ft and construction may be completed before the developer has any new residents in the complex. Mr. Prechtel stated they would do a pre-construction meeting with the Village at which time they would discuss staging for the project. ra Commissioner Milford asked about the potential inclusion of a new school facility that was addressed in one of the presentation slides. Mr. Segobiano stated that the school facility was included in the larger Western Area study, shown in the Prairie Stone Parkway section, that the Village completed, and could not speak to its inclusion. Mr. Donahue stated that depending on density, when the Western Area study was completed, there could be a need for a new school. However, this development will not generate enough density for a new D school. Commissioner Milford asked the difference between the Naperville development plan and the Hoffman Estates plan. Mr. Prechtel stated that the Naperville development was more of the wrapped style, four-story development that Mr. Segobiano mentioned earlier, whereas this development does not include the parking structure. Commissioner Milford clarified that she meant in terms of the space, the unit style being 1- or 2-bedroom. Mr. Segobiano stated the layouts are very similar between the two communities. Vice Chairperson Bauske asked if they had reached out to businesses, such as the NOW Arena, to gauge excitement about having residential coming into the area. Mr. Prechtel stated they had not heard anything directly following the notification of the public hearing. However, they are affiliated with several property owners in the area who are excited. Mr. Segobiano mentioned that as they become part of the community, they try to create synergy within the community and the local businesses. Vice Chairperson Bauske asked staff about sidewalks and connectivity to businesses in the area — is this a sidewalk to nowhere? Mr. Donahue stated there is an existing path system in the area, and that the specific sidewalk being inquired about is currently being improved Page 3 Page 4 of 20 May 6, 2026 Village of Hoffman Estates Plan Commission and widened on that particular property. Chairperson Chhatwani asked what makes this property different than any of the other rental properties available in the Village. Mr. Segobiano stated that they are focused on resident experience since they are the developer and the manager, and that they differentiate themselves on quality. The community will be named "Field House at Prairie Stone" based on market analysis with their target audience. Chairperson Chhatwani asked if the community would be environmentally friendly, with solar panels and LEDs. Mr. Segobiano stated they do not have solar panels because they have found that they create long-term penetration that could become more of a liability with regard to mold, etc. Chairperson Chhatwani asked about the traffic in the area. Mr. Segobiano stated the traffic study reflects the peak hours, so they feel the current two access points will be sufficient. However, when Phase 2 comes into play in the future, there would be a third access point added. Chairperson Chhatwani asked if there were three ways you could exit the facility, to which Mr. Segobiano stated there would be four long-term. Chairperson Chhatwani asked if there were any members of the audience that wished to comment on the request. There were no public comments. ft Motion by Commissioner Harner, seconded by Commissioner Trieb, to close the Public Hearing. Voice vote taken. Ayes - 6 | Nays - 0 | (Abstain: None). Motion Passed. ra Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to adopt the Findings of Fact for a Special Use as outlined in Exhibit B - PC Findings and Recommendations Summary as of the May 06, 2026, staff report. Roll call vote: Aye: Adam Bauske, Rajkumari Chhatwani, Lon Harner, Minerva Milford, Nancy Trieb, John D Wise Nay: None Absent: Lenard Henderson, Daniel Lee, Kendra Alexander, Motion Passed. Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to recommend to the Village Board approval of a Special Use for a Planned Development for Prairie Stone Apartments located at 5555 Prairie Stone Parkway, subject to conditions A-L included in Exhibit B - PC Findings and Recommendations Summary as of the May 06, 2026, staff report. Roll call vote: Aye: Adam Bauske, Rajkumari Chhatwani, Lon Harner, Minerva Milford, Nancy Trieb, John Wise Nay: None Absent: Lenard Henderson, Daniel Lee, Kendra Alexander, Motion Passed. Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to recommend to Page 4 Page 5 of 20 May 6, 2026 Village of Hoffman Estates Plan Commission the Village Board approval of a Preliminary and Final Plat of Subdivision for Prairie Stone Apartments located at 5555 Prairie Stone Parkway, subject to condition A included in Exhibit B - PC Findings & Recommendations Summary as of the May 06, 2026, staff report. Roll call vote: Aye: Adam Bauske, Rajkumari Chhatwani, Lon Harner, Minerva Milford, Nancy Trieb, John Wise Nay: None Absent: Lenard Henderson, Daniel Lee, Kendra Alexander, Motion Passed. Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to recommend to the Village Board approval of a Plat of Easement for the property located at 5435 Prairie Stone Parkway, subject to conditions A-B included in Exhibit B - PC Findings & Recommendations Summary as of the May 06, 2026, staff report. Roll call vote: Aye: Adam Bauske, Rajkumari Chhatwani, Lon Harner, Minerva Milford, Nancy Trieb, John Wise Nay: None Absent: Lenard Henderson, Daniel Lee, Kendra Alexander, Motion Passed. ft Chairperson Chhatwani stated this recommendation would be presented to the Village Board at the next regular meeting on Monday, May 18, 2026, at 07:00 PM. 6. STAFF DISCUSSION ra Daisy Dose-Adamzadeh stated the next regular meeting will be held on May 20, 2026. 7. 8. D PUBLIC COMMENT None. ADJOURNMENT Motion by Commissioner Harner, seconded by Commissioner Trieb, to adjourn at 07:16 PM. Voice vote taken. Ayes - 6 | Nays - 0 (None) | Abstain - 0 (None). Motion Passed. Minutes prepared by Marquelle Cnota, Administrative Assistant. ______________________________ __________________________ Chairperson’s Approval Date Approved Page 5 Page 6 of 20  PLAN COMMISSION STAFF REPORT Meeting Date: 5/20/2026 From: Daisy Dose-Adamzadeh, Planner II PLN2604-0001 Public Hearing Special Use to KAAM Spa # 13 LLC for a massage establishment at 2510 N Sutton Road. REQUEST SUMMARY KAAM Spa # 13, LLC is the new operator of Hand & Stone Massage and Facial Spa located at 2510 N Sutton Road. The previous operator (AMC II Investments HE LLC) was granted a special use in 2021. The new operator is seeking a Special Use to allow the continued operation of a massage establishment. Location: 2510 N SUTTON RD Property Owner / Applicant: PT X LLC / KAAM SPA # 13 LLC Property Size: 1.39 Acres Zoning / Land Use: CMU - Commercial Mixed-Use District / Retail Adjacent Properties: NORTH: CMU - Poplar Prairie Stone Crossing Shopping Center SOUTH: B-4 - Poplar Prairie Stone Crossing Shopping Center EAST: O-3 - Undeveloped - Sutton Crossing WEST: CMU - Poplar Prairie Stone Crossing Shopping Center BACKGROUND / ANALYSIS The subject property is approximately 1.4 acres and is improved with a multi-tenant building. Existing tenants include Starbucks (with drive-thru), Hand & Stone Massage and Facial Spa, and a recently vacated 3,500 square foot tenant space. In 2021, the previous Hand & Stone operator, AMC II Investments HE LLC, was granted a Special Use for the massage establishment (Ordinance 4896-2021). The previous operator has since left the business, and a new operator has taken over the Hand & Stone location, requiring approval of a new Special Use. The new operator has indicated that there will not be any fundamental changes to the existing business operations. No changes are proposed to the site or floor plan. There are currently 63 parking spaces on the site, which exceeds the amount of recommended parking noted in the Municipal Code. There have been no known issues with parking at the site nor any code enforcement issues associated with the Hand & Stone business at this location. Page 1 of 2 Page 7 of 20 PUBLIC NOTIFICATION Public notification procedures were followed pursuant to Resolution 1481-2011. No objections or comments have been received. MOTIONS The Plan Commission shall make the following motions (a total of 2 motions are required): 1. Adopt the Findings of Fact for a Special Use as outlined in Exhibit B - Findings & Recommendations Summary. 2. Recommend to the Village Board approval of a Special Use to KAAM Spa # 13 LLC for a massage establishment located at 2510 N Sutton Road, subject to the following conditions: a. The business operations shall substantially conform to the operations identified in this request. ATTACHMENTS 1. PZC Staff Report - Hand and Stone Special Use 2. Draft PC Findings and Recommendations Summary - 2510 N Sutton Road - Hand and Stone Special Use 3. Location Map - 2510 N Sutton Road - Hand and Stone Special Use 4. Supporting Documents - 2510 N Sutton Rd - Hand and Stone Special Use Page 2 of 2 Page 8 of 20  Exhibit B PLAN COMMISSION FINDINGS & RECOMMENDATION SUMMARY Meeting Date: 5/20/2026 Prepared By: Daisy Dose-Adamzadeh, Planner II PLN2604-0001 Special Use to KAAM Spa # 13 LLC for a Massage Establishment at 2510 N Sutton Road Draft Findings of Fact – Special Use (as drafted by staff and may be modified by the Commission) Sec. 9-1-18-I: Standards. No special use shall be recommended by the Planning and Zoning Commission unless said Planning and Zoning Commission shall find: 1. That the establishment, maintenance, or operation of the special use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare. FINDING: The proposal would allow the continued operation of a massage establishment, which has been in operation at this location for many years. Staff is not aware of any outstanding code violations or concerns related to this property. 2. That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. FINDING: The continued use as a massage establishment will not have a detrimental impact on the neighborhood or surrounding properties. 3. That the establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. FINDING: The proposal would continue the use of a massage establishment. No changes are proposed to the site and there would be no impact on the use of nearby properties. 4. That adequate utilities, access roads, drainage, and/or necessary facilities have been or are being provided. FINDING: All utilities are provided by existing services. 5. That adequate measures have been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in public streets. FINDING: Access to the site would continue from the existing curb cut on N Sutton Road, Higgins Road, and Hoffman Boulevard. Cross-Access easements exist with the neighboring shopping center. No changes are proposed. 6. That the special use shall in all other respects conform to the applicable regulations of the district in which it is located, except in each instance as such regulations may be modified by the Village Board pursuant to the recommendation of the Planning and Zoning Commission. FINDING: The proposed operations would comply with the Village’s performance standards. 7. That the special use shall support the economic development goals of the Village as conveyed through the Village's Comprehensive Plan, or other relevant adopted sub-area or strategic plans. Page 9 of 20  FINDING: The continued operation of an established business supports the economic goals of the Village. Draft Recommendations The Plan Commission shall make the following motions (a total of 2 motions are required): 1. Adopt the Findings of Fact for a Special Use, as noted in the Findings & Recommendations Summary. 2. Recommend to the Village Board approval of a Special Use to KAAM Spa # 13 LLC for a massage establishment located at 2510 N Sutton Road, subject to the following condition: a. The business operations shall substantially conform to the operations identified in this request. Findings & Recommendations Summary Page 2 of 2 Page 10 of 20 Page 11 of 20  VILLAGE OF HOFFMAN ESTATES PZE APPLICATION SUMMARY APPLICATION INFORMATION Project Number: PLN2604-0001 Project Name: Hand & Stone Special Use - Ownership Transfer Application Date: 3/31/2026 Staff Contact: Daisy Dose PROJECT TYPE Special Use - Ownership Transfer SITE INFORMATION Property Address: 2510 N SUTTON RD All included PINs: 01-33-301-008-0000 PROJECT CONTACTS Applicant: KAAM SPA # 13 LLC/HAND & STONE MASSAGE & FACIAL SPA Owner: PT X LLC Page 12 of 20 Page 13 of 20  Business Overview KAAM Spa 13 LLC dba Hand and Stone Massage and Facial Spa Hoffman Estates KAAM 13 LLC – dba Hand and Stone Massage and Facial Spa is an upscale day spa specializing in massage, facial, hair removal and body slimming services. We are located at 2510 N Sutton Road in Hoffman Estates IL. This business has been open at this address since April 2022. The location was previously owned by another franchise owner who recently relocated out of state and retired from the industry. The location is one of a group of 13 spas owned by Michael and Kathy Hendershott. The new owners are long-term multi-unit franchise owners of Hand and Stone Massage and Facial. Massage and facial services are a growing industry and part of a healthy lifestyle. Our mission is to provide quality spa services at affordable rates. Hand and Stone has over 20 years of spa development with over 600 locations nationwide. Along with massage and facial services, we sell retail skin products and gift cards. Our target market is middle income women and men between 35 and 65 years of age. From the Hand and Stone prospective: Massage, skincare & spa industry by the numbers The facial, massage, and spa industry has experienced significant growth across North America, and it’s not slowing down anytime soon. Americans between 16-24 spend over $200 on health and wellness per month (U.S. Bureau of Labor Statistics) The massage therapy industry is expected to reach $21.6 billion in revenue in 2024. The U.S. spa industry is expected to grow at a CAGR of 11.3% through 2030. The skincare treatment market is valued at nearly $21 billion as of 2024. With estimated growth projected at 5.4% YOY, it is expected to reach over $35 billion in 10 years. Nearly half of all massage consumers in 2023 got their last massage for health reasons. (American Massage Therapy Association) 22% of those massages occur at massage franchises. The owners of this location have a combined 50 years of professional business experience prior to becoming franchise owners. Michael was a Managing Director at JP Morgan and Kathy was a Restaurant Manufacturing Project Manager for Restaurant Services Inc. Both owners are active in the business along with their adult children. We employee approximately 25 professional massage therapists and estheticians at this location. All our service providers are educated, licensed and regulated by the State of Illinois licensing professional standards. Our combined locations have over 300 employees, 13,000 members and provide over 130k services annually with a combined revenue of $17M. Page 14 of 20 As this is an existing location in this retail center, there is more than adequate parking for our clients and the other tenants in this building. Our customers are members or new customers seeking therapeutic, relaxation or skin care services. Appointments are booked in advance over phone, in- person or online scheduling through our website or app. We currently have over 500 full-time members and provide approximately 150 customer services per month. Our long-term plan for this location is to continue to grow our membership base, increase the number of services provided and ultimately increase our staff of professionals. We believe this location has an untapped potential for continued growth and is an asset to the shopping center and community in which we operate. We look forward to the continued success of this location and becoming the premium spa service provider in the Village of Hoffman Estates. Page 15 of 20  Village of Hoffman Estates SPECIAL USE STANDARDS KAAM Spa 13 LLC dba Hand and Stone Hoffman Estates PROJECT NAME: _______________________________________________________________________________________ STANDARDS OF SPECIAL USE Zoning Code Section 9-1-18-I requires that the Planning and Zoning Commission shall, in making its determination, find that adequate evidence is provided to meet the Standards of Special Use. You must answer and explain each Standard of Special Use. Incomplete submittals will not be considered. Any submittal that does not contain an explanation of why and how each standard is met will not be accepted. 1. That the establishment, maintenance, or operation of the special use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare. Please explain how and why you meet this standard. This application is for the change of ownership of the current Hand and Stone Massage and Facial Spa located at 2510 N Sutton Rd. This location was opened in this location April 2022. Hand and Stone Massage is a national franchise with over 600 locations nationwide. Hand and Stone provides massage and facial services to our members and guests. All our therapists and estheticans are licensed and regulated by the State of Illinois. 2. That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within that neighborhood. Please explain how and why you meet this standard. This is an existing location that was purchased by other franchisee. New owners have over 13 years of experience with this brand and own 11 locations between IL and FL. This business has been in operation in this location since April 2022. The prior owner met all requirements and new ownership will continue to operate this location within Village and State requirements. 3. That the establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. Please explain how and why you meet this standard. This is an existing location that was purchased by other franchisee. This location has been in operation since April 2022. This is a transfer of ownership only. All requirements have been met and will continue to be met under new ownership. 4. That adequate utilities, access roads, drainage, and/or necessary facilities have been or are being provided. Please explain how and why you meet this standard. This an existing commercial location that has been permitted and licensed by the Village of Hoffman Estates. This application is for change of ownership only. Page 16 of 20  Village of Hoffman Estates SPECIAL USE STANDARDS 5. That adequate measures have been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in public streets. Please explain how and why you meet this standard. This location has been in operation since April 2022 and has met all code requirements. We are in a commercial building with three total tenants (including a Starbucks). Customer's have easy access to the location from the main entry to the center. Our services are spread over the business day which evens customer flow into the facility. 6. That the special use shall in all other respects conform to the applicable regulations of the district in which it is located, except in each instance such as regulations may be modified by the Village Board pursuant to the recommendation of the Planning and Zoning Commission. Please explain how and why you meet this standard. This is an existing location that was purchased by other franchisee. This location has been in operation since April 2022. There will be no changes to the location. This is a change of ownership only. 7. That the special use shall support the economic development goals of the Village as conveyed through the Village’s Comprehensive Plan, or other relevant adopted sub-area or strategic plans. This is an existing location that was purchased by other franchisee. This location has been in operation since April 2022. We provide employment for approximately 20 employees and provide spa services to thousands of guests annually. Annual revenue exceeds over $700,000 and has approximately 12% in annual growth. Our plan as new owners is to continue grow this business and expand our customer base. Page 172of 20 Page 18 of 20 Page 19 of 20 Page 20 of 20