Planning & Zoning Commission
Regular MeetingHoffman Estates, IL · January 15, 2025
Minutes
MINUTES
Planning & Zoning Commission
Regular Meeting
Village Hall
1900 Hassell Road, Hoffman Estates, IL 60169
January 15, 2025 Council Chambers 6:30 PM
1. CALL TO ORDER/ROLL CALL
Chairperson Combs called the meeting to order at 06:30 PM.
Commissioners Present: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson,
Daniel Lee, Minerva Milford, Denise Wilson, John Wise, Rajkumari Chhatwani
Commissioners Absent: Excused: Nancy Trieb
A quorum was present.
Administrative Personnel Present: Jenny Horn, Director of Planning & Transportation;
Kevin Anderson, Associate Planner; Phil Green, Transportation & Long Range Planner;
Daisy Dose-Adamzadeh, Assistant Planner; Sonia Zala, Senior Transportation Engineer
2. APPROVAL OF MINUTES
A. Planning & Zoning Commission 12-04-2024
Motion by Commissioner Harner, seconded by Commissioner Chhatwani , to approve the
December 04, 2024, regular meeting minutes. Voice vote taken. Ayes - 8, Nays - 0,
(Abstain: Lenard Henderson). Motion Passed.
3. CHAIRPERSON'S REPORT
Chairperson Combs stated the Special Use to Ivy Massage N Spa, Inc. for a massage
establishment located at 1033 W. Golf Road was approved by the Village Board.
Chairperson Combs introduced Phil Green, Transportation & Long Range Planner to provide
a brief presentation regarding Findings of Fact & Standards that was not previously listed on
the agenda. Mr. Green gave a brief overview of the Findings of Fact & Standards process,
with a specific emphasis on how it will relate to New Business Item 3 on the current agenda.
4. NEW BUSINESS
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January 15, 2025 Village of Hoffman Estates Planning & Zoning Commission
A. Public Hearings
1. Variation from Section 9-5-5-D-6 of the Municipal Code to permit a rear yard setback of
9.5 feet instead of the minimum required 20 feet for the property located at 3688
Whispering Trails Drive
Motion by Commissioner Harner, seconded by Commissioner Henderson, to Open Public
Hearing. Voice vote taken. Ayes - 9, Nays - 0, (Abstain: None). Motion Passed.
Chairperson Combs swore in the petitioner.
Barbara Mlynska (3688 Whispering Trails Drive, Hoffman Estates)
Ms. Mlynska presented an overview of the project.
Kevin Anderson presented an overview of the staff report.
Commissioner Wise had no questions.
Commissioner Milford asked how long construction will take place. Ms. Mlynska stated it
might take approximately 3 to 4 months. The family does not want to take any longer than
this time and they plan to hire a contractor for the project.
Commissioner Wilson had no questions.
Commissioner Henderson clarified the number of people in the family has increased to and
whether they were adults or children. Ms. Mlynska stated there will be 5 people; 3 adults and
2 children.
Commissioner Henderson inquired whether each adult has a vehicle. Ms. Mlynska stated
that she and her husband are the only drivers in the home since her mother-in-law does not
drive and the children are still very young at 4 and 2 years old.
Commissioner Harner asked staff if sprinklers will be required. Mr. Anderson stated this will
not be determined until the final cost estimate for the project, along with an appraiser's report
of the existing home's value, is submitted. The determination for sprinklers is a function of the
home's value; if the changes increase the value by more than 35%, then the project would
require the installation of a fire sprinkler system. Commissioner Harner inquired whether this
is because the home does not currently have a sprinkler system to which Mr. Anderson
stated yes, any additions that are greater than 1000 square feet, or that increase the overall
value of the property by more than 35% require the installation of sprinklers. Commissioner
Harner asked the petitioner if she was aware of this requirement to which Ms. Mlynska
stated she was aware.
Commissioner Chhatwani asked the petitioner if she was aware of the Village's setback
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January 15, 2025 Village of Hoffman Estates Planning & Zoning Commission
requirements prior to meeting with an architect for the project. Ms. Mlynska responded that
she had met with Mr. Anderson prior to starting the design process.
Commissioner Chhatwani asked the petitioner if she would be concerned that they will not
have much play area in their yard for the kids as they grow up. Ms. Mlynska stated that the
area where the addition is planned to be built is an area they do not currently use and that
the "L" shape allows for more of the useable yard area to be maintained, so yes, they did
think about the yard area for the kids to play.
Commissioner Lee had no questions.
Vice Chairperson Bauske asked staff whether the dotted line on the proposed site plan is
only showing the encroachment area. Mr. Anderson stated yes, only the last 10.5 feet of the
addition is the encroachment. Vice Chairperson Bauske clarified that the majority of the
addition meets Code, but because of the "L" shape that is where the concern comes in. Mr.
Anderson stated yes, the last 10 foot by 20 foot section is the only portion that is
encroaching.
Vice Chairperson Bauske asked for clarification that the addition is providing mostly living
space (kitchen, dining, etc.), and that there are no additional bedrooms being added. Ms.
Mlynska stated yes.
Vice Chairperson Bauske inquired whether there is currently a fence on the property, or if
the neighbors have a fence. Ms. Mlynska stated yes, they installed the fence.
Vice Chairperson Bauske inquired about the unique sideyard space that will be created by
the project in lieu of a traditional backyard. Ms. Mlynska stated that to ensure privacy,
windows are not directly facing neighbors' property and plantings will be installed.
Chairperson Combs asked the petitioner if she agreed with the conditions of approval in the
staff report. Ms. Mlynska stated yes.
Chairperson Combs asked if there were any members of the audience that would like to
comment on this request. There were no public comments.
Motion by Commissioner Harner, seconded by Commissioner Henderson, to Close Public
Hearing. Voice vote taken. Ayes - 9, Nays - 0, (Abstain: None). Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to adopt the
Findings of Fact for a Variation as stated in the January 15, 2025, Staff Report.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson, Daniel Lee, Minerva
Milford, Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Nancy Trieb
Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to recommend to
the Village Board of Trustees approval of a request for a Variation from Section 9-5-5-D-6 of
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the Municipal Code to permit a rear yard setback to be 9.5 feet instead of the minimum
required 20 feet for the property located at 3688 Whispering Trails Drive, subject to the
conditions as of the January 15, 2025, Staff Report.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson, Daniel Lee, Minerva
Milford, Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Nancy Trieb
Motion Passed.
Chairperson Combs stated this recommendation would be presented to the Village Board at
the next regular meeting on January 20, 2025, at 7:00 p.m.
3. Rezoning from R-2 One-Family Residential District to R-10 Attached Single-Family
Dwelling Residential District, Variations from Sections 9-5-10-0-1 and 9-5-10-0-1 O of
the Municipal Code, and Preliminary Concept Site Plan for the property located at
1180-1190 Apple Street
Motion by Commissioner Harner, seconded by Commissioner Henderson, to Open Public
Hearing. Voice vote taken. Ayes - 9, Nays - 0, (Abstain: None). Motion Passed.
Chairperson Combs swore in the petitioner.
Robert Kirk (Group A Architecture)
Mr. Kirk presented an overview of the project.
Chairperson Combs swore in an additional petitioner.
Dawn Larsen (Baird & Warner; 1140 N Bluebonnet Ln, Hoffman Estates)
Ms. Larsen presented an overview of market analysis conducted for the project.
Daisy Dose-Adamzadeh presented an overview of the staff report.
Commissioner Henderson asked for clarification from Ms. Larsen's presented information
that Hoffman Estates has no available rental properties. Ms. Larsen stated analysis was
done on townhomes and that none are listed on MLS as New Construction. Commissioner
Henderson asked if these would be townhomes purchased with mortgages. Ms. Larsen
stated that is correct.
Commissioner Henderson asked how this would impact the neighbors. Mr. Kirk expressed
his understanding of the question as being how this affects the value and sales dollar
amount of the existing residences that are part of the same community. Commissioner
Henderson restated the meaning of his question, that while that information would be
quantified, what he is inquiring about is "if I am the house next door, how am I going to feel
about a large apartment complex going up next to my house?" He also stated that while the
concept for this development looks good, it may not be appropriate for the area seeing as
how this complex is planned to be placed in the middle of an established residential area.
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Mr. Kirk stated that this site is unique with the car wash, Golf Road and the Hoffman Plaza
Shopping Center access road with lots of truck traffic. The four sides of this property are
adjacent to commercial uses, and the high-density project would help provide a buffer
between the commercial to the north and west, and the south which is single family. Ms.
Larsen stated the average sale price of the neighborhood is approximately $350,000, and
these new homes will be priced at approximately $650,000. These townhomes would draw
people to the neighborhood because they are new construction.
Commissioner Harner asked staff why the number of parking spaces decreased from 10 to
3. Ms. Dose-Adamzadeh stated that when this project was proposed, there were some
concerns about over parking, as well as geometry issues with the fire truck turning radius. As
preliminary and final site plans have not yet been received, this concern will be analyzed at
that time. As this is the concept site plan that has been provided so far, this is what was
available to be presented. Commissioner Harner commented that he shares in the opinion
that if you have a higher density type of home in that area, just having parking spaces in
front of the home is inadequate for that type of arrangement.
Commissioner Chhatwani expressed her concern that the lot is too small to accommodate
10 townhomes, and that it is difficult to maneuver on the site. She is afraid this will impact
the homes in the area with people visiting. Mr. Kirk stated the property owner did say he
would be willing to discuss reducing density to meet R-10 District Standards (6 units/acre).
Commissioner Wilson asked how long section 9-5-10-D of the Code has been at 6 units. Ms.
Dose-Adamzadeh stated the section has been in place for a while, then stated that
Blackberry Creek Townhomes received a variation from this section back in approximately
1995. Commissioner Wilson asked if Barrington Square Townhomes is 6 units per acre. Ms.
Dose-Adamzadeh stated that Barrington Square Townhomes is a different zoning district.
Commissioner Wilson said she is not in favor of increasing the density as she feels it will be
too congested. She would like to see increased parking on site.
Commissioner Wilson inquired as to the fact that there is no outdoor area being proposed for
residents to gather. Mr. Kirk stated that setbacks for the property meet or exceed the Code
requirements. He also stated that there are some areas of greenspace that could be adapted
to small gathering areas. Commissioner Wilson commented that residents would not be able
to purchase their own patio furniture or sit outside in their own area, to which Mr. Kirk stated
the green space areas would be set up for all to use and maintained by the property, such as
the landscaping and snow removal maintenance.
Commissioner Milford expressed her concern about the tight space for the project.
Commissioner Wise expressed his concern about the increased parking density. He stated
that people would park on the street and in front of people's houses. Mr. Kirk stated there are
50 parking spaces in the plan and asked if there was a specific number of spaces the
Commissioners felt would be more appropriate. There were some interjections from the
audience. Chairperson Combs requested order to be kept and Ms. Dose-Adamzadeh
reminded audience members that following the petitioner's testimony there would be time
provided for public comment. Commissioner Wise stated he had no further questions or
comments.
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January 15, 2025 Village of Hoffman Estates Planning & Zoning Commission
Commissioner Lee stated he feels the parking issue has been commented on enough, and
that he likes the design of the project because it is utilizing space to create housing for more
population. He stated that Hoffman Estates has a lack of housing based on the commercial
and economic activities which have been rapidly growing over the past three years.
Residential availability has not been keeping up with the speed. We need to be concerned
about the area residents and take a step back to look at this project from the homeowners'
point of view. However, he is of the opinion that more housing for the Village is better if a
peaceful outcome can be achieved.
Vice Chairperson Bauske asked staff how long the Minimum Development Area for the R-10
district has been in place. Ms. Dose-Adamzadeh stated that she was unsure when the R-10
district was created but the Blackberry Creek Townhome project, which is also R-10,
received a variation about 30 years ago for the same code section. Vice Chairperson
Bauske stated the Blackberry Creek project was a variation to grant 8 acres instead of 10,
which is very different from the proposed development area of 0.9 acres. Vice Chairperson
Bauske stated that he assumes the reason that is in the code is to allow for more green
space. Mr. Anderson stated that it is important to take historical context into account when
you consider the code. When the R-10 district was developed, the Village had large tracts of
undeveloped land. The commission should consider this as the village is nearly built out
today.
Vice Chairperson Bauske stated that he understands this is a concept plan and asked staff if
greenspace, parking and drainage would be considered. Ms. Dose-Adamzadeh stated the
Engineering Division will do a full review once preliminary and final site plans are submitted.
Vice Chairperson Bauske stated that the petitioner had mentioned that the setbacks meet
the R-10 district requirements. He asked the petitioner if they meet the R-2 setback
requirements. Mr. Kirk stated that they do not meet the R-2 setback requirements. R-2
setback requirements are shown on sheet D1.
Vice Chairperson Bauske commented about the height of the buildings and how they will fit
in with the single-family homes. He stated that the bulk of the buildings, including setbacks
and heights, will fit in with R-2 District requirements and a single-family home as large as the
proposed townhome building could be built. Mr. Kirk stated that was correct.
Vice Chairperson Bauske stated that he is in favor of more housing in the Village and wants
to bring in more residents. He is concerned about the proposed density. He is glad that the
intent of use for the property would be to remain residential.
Chairperson Combs expressed her familiarity with this area and residential concerns; they
have always had major issues with respect to traffic, its proximity to Roselle and Golf, as well
as the challenges on the side street. She feels this project could add to these concerns and
create additional problems on the side street and Golf Road. She stated that if the
development was located elsewhere, she might not have the same concerns with the project
outside of the parking issue, but as such she has a problem with the development in this
location.
Chairperson Combs commented on her concerns about commentary that a single-family
home on the lot would not be inappropriate/not feasible. Mr. Kirk stated his feelings that a
single-family home on this lot would not be the appropriate use for this lot. Discussion was
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had between Ms. Combs and Mr. Kirk about a similar type of property in Schaumburg where
a single family home was built and sold, and the difference between what is considered
architecturally appropriate for a community versus what is sellable.
Chairperson Combs expressed that this is clearly a neighborhood of families who come
together and to add additional traffic to the street would not be safe for the neighborhood.
Mr. Kirk mentioned a discussion regarding traffic movements from a previously held hearing
that acknowledged concerns over the public use of Apple Street as a bypass between
Higgins and Golf Roads and how this travel movement could be deterred. Mr. Kirk stated
that keeping the traffic for this development on site is a major deal and would like to
determine a figure for parking spaces that would be appropriate in the view of the community
and the developer for this site. An additional comment was provided by a resident in the
audience about notification issues for the previous meeting mentioned by Mr. Kirk, as well as
concerns about traffic on Apple Street. Mr. Kirk mentioned his disappointment over the
Village's lack of attention and communication regarding the traffic concerns on Apple Street.
Ms. Dose-Adamzadeh responded that the Village is aware of the traffic concerns in Parcel A.
There have been numerous studies conducted, and some actions have been taken.
Separately, the Village's Engineering Division is preparing a survey and will be releasing the
survey to residents of Parcel A to address some of their concerns and gather feedback. The
Engineering Division is working on a big picture analysis of traffic issues in the area.
Chairperson Combs asked if there were any members of the audience who would like to
comment on this request, provided guidance and swore in public commentators.
Kyle Louder ( 1160 Apple St)
Mr. Louder objected to the rezoning and variations requested by the petitioner. Mr. Louder
stated that the request would nearly quintuple the density of the lot next to his home. He
does not believe that a variation for minimum development area should be granted as it has
less than 1110th of what is required by the code for R-10.
Bianca Aguilar (1848 Jamestown Circle)
Ms. Aguilar stated she does not live in this neighborhood but resides in the Barrington
Square Townhomes. She stated that she supports this project and feels that it is good to
bring more variety to the housing available in the village.
Chairperson Combs requested that commentators limit their responses to 2 minutes.
Jim Rapetta (965 Ash Road)
Mr. Rapetta stated that he does not believe that the proposed development fits into the
neighborhood characteristics. He also believes that rezoning the property would set a
precedent for other owners in the neighborhood to rezone their properties.
Jeff Whyte (405 Azalea Lane)
Mr. Whyte stated that he believes the proposed townhomes will decrease property values in
the immediate vicinity. Mr. Whyte stated that there is a land covenant in this parcel that
restricts use to single family homes. Mr. Whyte stated that he believes that the petitioner
could split the lots into four separate lots. He also stated that Apple Street should be cut off
at Golf Road and at the Hoffman Plaza Service Drive.
Mike Larsen (1140 N Bluebonnet Lane)
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Mr. Larsen asked Village Staff if the Village believes we could lose a lawsuit should the
petitioner sue the Village, what would be the possibility of him winning. Ms. Dose-
Adamzadeh stated that the Village cannot speculate on what future court cases would entail.
Commissioners asked staff to elaborate. Phil Green stated that the Village Attorney is not
present tonight and no staff members present are attorneys. No Village attorney or staff
member would speculate on any chances of litigation or outcomes.
Stephanie Gotter (420 Hawthorn Lane)
Ms. Gotter stated that these properties should become a Historical Society.
Wayne Korecky ( 1140 Apple Street)
Mr. Korecky stated that there are other areas in the village that can be used for multi-family
or single-family attached, including the Bell Works development and Barrington Square
Town Center.
Steven Dumpman (1060 Apricot Street)
Mr. Dumpman stated that there should be additional parking added to the development. He
also stated that the additional structure could impact homes that are in flood zone properties.
Jessie (750 Audubon Street)
Jessie stated that the safety of the children playing in the area would be put at risk when
adding additional units. She also questioned why the developer chose to go with a modern
design that does not fit in with the neighborhood.
Mark Vandelinde ( 1020 Apple Street)
Mr. Vandelinde discussed traffic concerns, particularly as it relates to the intersection of
Apple Street and Golf Road.
Jim Rapetta (965 Ash Road)
Mr. Rapetta additionally commented that the developer is currently a landlord and voiced
concerns about the property potentially becoming rental properties in the future.
Katarzyna Bialkowska (1015 Apple Street)
Ms. Bialkowska voiced her concerns about traffic in the neighborhood.
Chairperson Combs inquired about next steps. Ms. Dose-Adamzadeh clarified that there
would be no motions considered this evening, only discussion of the Findings of Fact. Phil
Green stated that the Chairperson would need to close the public hearing and then move
into Commissioner Discussion, which is separate from the public hearing.
Motion by Commissioner Harner, seconded by Commissioner Henderson, to Close Public
Hearing. Voice vote taken. Ayes - 9, Nays - 0, (Abstain: None). Motion Passed.
Commissioner Discussion commenced on the Findings of Fact.
Phil Green clarified that the goal of the discussion now is to provide feedback for staff in
order to draft the Findings of Fact, so it is not necessarily an individual "do we all agree on
each of these" but rather to voice our concerns if there are any standards that we feel do not
match, so the staff can accurately reflect those concerns in the draft that will be presented in
February. Additionally, he clarified the reasoning behind the need for the discussion and
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January 15, 2025 Village of Hoffman Estates Planning & Zoning Commission
suggested a means to continue moving forward with the discussion.
Chairperson Combs expressed that, in general, she does not believe this development
meets any of the standards. She believes that the rezoning would not compliment the
surrounding zoning and believes that the properties are suitable to be single-family. Mr.
Green clarified with Chairperson Combs that she is referring to the finding as it relates to the
character of the neighborhood and that she has concerns that this standard would not be
met. Chairperson Combs agreed.
Mr. Green proceeded to clarify with the commission that they are not obliged to give a
specific reason but are welcome to do so.
Commissioner Harner asked for clarification about Findings. Mr. Green stated that the
commission should view the findings as being drafted in the affirmative right now and should
provide a response if they believe it does not meet the standard. In this case, Village Staff
has been advised by Corporation Counsel to have the Commissioners discuss the findings
and staff will draft them for a future meeting (2/19). Vice Chairperson Bauske asked if they
should go through the standards one by one. Mr. Green stated it may be more helpful to
start to go through it request by request and determine if they need to go through it one by
one.
Commissioner Henderson asked if staff could clarify what page of the packet the Findings
can be found on. Phil Green stated he would troubleshoot for him separately.
Commissioner Lee asked if, while the commissioners are holding this discussion, does it
have to be only with regard to the findings, or can it be one of the commissioner's opinions.
Mr. Green stated that the commission may discuss anything that the commissioners want to
discuss. Commissioner Lee stated that he usually listens to minority opinions. He believes
that after the Public Testimony, the public talked about very specific and impactful issues
that could come up with the proposal. Commissioner Harner stated that it is easy to have an
opinion but to draft them in relation to the Findings is the more difficult part. Commissioner
Harner asked if the Commission can ask about the Findings one by one.
Vice Chairperson Bauske clarified that staff will be drafting the findings.
Mr. Green stated that staff is seeking direction for the recommendations.
Chairperson Combs stated that the petitioner has not met all three standards for a rezoning.
Chairperson Combs asked if the other commissioners felt differently.
Commissioner Lee stated that the second standard may be met.
Vice Chairperson Bauske stated that 1b may be met.
Commissioner Harner stated that 1c may be met.
Commissioner Wilson asked for clarification if we agreed to change it.
Vice Chairperson Bauske stated that is where there may be some confusion, as some
standards could be met, but some may not be met.
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Mr. Green read the Standards of Rezoning to the commissioners. He stated that the
commission is being asked to find if there is evidence to support these findings.
Vice Chairperson Bauske clarified that even if the commission does find evidence to support
the findings, the commission can still vote against a positive recommendation. Vice
Chairperson Bauske stated that he believes there is evidence with 1 b and 1 c as it is a
unique property, however, it does not mean he personally agrees with it or will vote for a
positive recommendation.
Mr. Green summarized that he understands that the commission is generally stating that
there has been no evidence provided for Standards for an Amendment (rezoning) except for
1 band 1 C.
Chairperson Combs requested to move on to the Variations for Minimum Development Area.
Mr. Green read the standards aloud to the commission. Mr. Green stated that through
discussion there have been apparent conversations around the benefits of financial gain and
housing. He asked the commission to discuss whether there has been enough evidence to
support the standards.
Commissioner Lee stated that he does not believe there is enough evidence presented to
support the Variation for Minimum Development Area, specific to the property.
Commissioner Wilson stated that she does not believe there is enough evidence presented
to support the Variation for Minimum Development Area, specific to the property.
Vice Chairperson Bauske stated that there are some standards that are being met and some
standards that are not being met.
Mr. Green clarified that the Findings should be affirmative or negative if the standard has
been met. What Mr. Green is understanding from this conversation is that there may be
some commissioners that feel like some standards of a variation for Minimum Development
Area have been met, but most of the commission feels that standards have not been met.
Commissioner Lee asked for clarification.
Vice Chairperson Bauske clarified that when the commission votes on the project in
February, they will be making multiple motions, with the first one being approval of the
findings of fact. This means that they are approving the findings for the Village Board to use
to support their ultimate vote. He stated that the Commission can vote to approve or deny
the specific requests. Vice Chairperson Bauske stated that he is not thinking about what he
is going to vote on, ultimately, he is just thinking about the specific standards as it relates to
the project application and what was presented at the meeting.
Commissioner Harner stated that he does not believe there is any evidence for any of the
Minimum Development Area Variation Standards.
Vice Chairperson Bauske stated that he does not believe that there has been any evidence
presented for any of the standards - 1a - c, 2a - f, and 3. He stated that he had some back
and forth in regard to 1a.
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Commissioner Henderson asked for clarification. Commissioner Henderson stated that for
2c, there is no evidence that the variation is not based exclusively upon a desire to increase
the value of the property.
Vice Chairperson Bauske stated that there is a third standard for Variation for Minimum
Development Area.
Chairperson Combs stated that there was no evidence to support number 3 under Standards
of Variation for Minimum Development Area. Vice Chairperson Bauske agreed.
Mr. Green stated that this would be the motion to put conditions on, however, it sounds like
the commission does not agree that the standards for a variation have been met.
Vice Chairperson Bauske directed the commission to look at the third request, which is a
Variation for Maximum Density.
Chairperson Combs stated that she does not believe that there has been any evidence that
has been presented for Maximum Density.
Vice Chairperson Bauske asked for clarification; Is this request assuming the rezoning and
variations have been approved? Mr. Green stated that the question is in relation to the land
that would require a variation for maximum density from the code. Vice Chairperson Bauske
asked if the uniqueness is if it is small. Commissioner Lee stated that there is no
uniqueness.
Commissioner Chhatwani asked to clarify the question. If the plight of the owner is due to
unique circumstances, can the unique circumstance be that it is a small lot. Commissioner
Lee stated that what it is asking is if the current condition is unique enough to allow greater
density.
Mr. Green stated that he understands that the commission feels that the standards have not
been met to support a variation for maximum density.
Mr. Green stated that there will be no action taken tonight regarding this project. Staff have
been directed to draft findings for the February 19 meeting. The meeting will not go in front
of the trustees at this point.
Mr. Whyte (405 Azaela Ln) requested that staff and the Commission take care of what is
recommended because this project impacts their lives.
Mr. Green stated that the February 19th meeting would be a public meeting where public
comment can be made, but it will not be a public hearing.
2. Variation from Section 9-3-6-K-2 of the Municipal Code to permit a garage to be 1,258
square feet instead of the maximum permitted 750 square feet for the property located
at 1120 Ash Road
Motion by Commissioner Harner, seconded by Commissioner Henderson, to Open Public
Hearing. Voice vote taken. Ayes - 9, Nays - 0, (Abstain: None). Motion Passed.
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Chairperson Combs swore in the petitioner.
Sergiu Tabirta (1120 Ash Road, Hoffman Estates)
Mr. Tabirta presented an overview of the project.
Kevin Anderson presented an overview of the staff report.
Chairperson Combs added a comment to Mr. Anderson's report, stating if the commissioners
were to approve the enclosed and unenclosed portions of the garage, there is nothing to
prevent the petitioner from enclosing the overhang (unenclosed) portion at a later time, so it
would become the equivalent to another house. Mr. Anderson agreed and stated the Zoning
Code as written would allow him to enclose the unenclosed portion without any further
zoning review. So, no matter if the petitioner decided to enclose it or a future resident made
this decision, there would be no further zoning review to prevent this from occurring. Ms.
Combs stated this is the reason there are two forms of the second motion up for discussion.
Commissioner Lee asked what is the need for the unenclosed portion of the garage. Mr.
Tabirta responded that it was for the ability to have a covered patio. Commissioner Lee
asked for further clarification from staff to determine what makes the unenclosed portion be
considered part of the garage; is it the type of roofing/piers being used, or could he, for
instance, add an awning to allow for the covered section? Mr. Anderson stated an awning
would be considered a separate structure and, as such, would be classified as a shed. It
would then require Mr. Tabirta to revise his plans to meet the maximum size of a shed for
the covered area in order to be permitted separate from the garage.
Commissioner Wise asked about whether the shed (unenclosed) area would be accessible
from inside the enclosed garage via a door of some sort. Mr. Tabirta stated it would not be
accessible from the enclosed space, only from the exterior.
Commissioner Milford had no questions.
Commissioner Wilson asked for clarification on two options of motion number two; the first
allowing both the enclosed and unenclosed garage sections, and the second option only
allowing the enclosed portion. Chairperson Combs and Vice Chairperson Bauske helped
Commissioner Wilson distinguish between the two options by discussing the Americans with
Disabilities requirements necessitating additional size.
Commissioner Henderson had no questions.
Commissioner Harner asked if the petitioner can still park a car on the unenclosed area
regardless of whether the space had an overhang. Mr. Tabirta stated yes.
Commissioner Chhatwani had no questions.
Vice Chairperson Bauske clarified that you could still park on the unenclosed location, you
just would not have an overhang, so in the winter your vehicle would get snow on it, but you
could still store items and park in this area. Mr. Tabirta stated yes.
Chairperson Combs asked the Commissioners if they were all in agreement that they would
Page 12
January 15, 2025 Village of Hoffman Estates Planning & Zoning Commission
be recommending the alternate option for Motion Number Two, which permits the 850
square foot garage area. The Commissioners agreed.
Vice Chairperson Bauske asked the petitioner if he agreed with the conditions of approval in
the staff report. Mr. Tabirta stated yes, but asked to clarify if he would be able to keep the
concrete area without the roof. Mr. Anderson stated yes, this would be permitted.
Chairperson Combs indicated for the record that concerns were received from neighboring
properties about the size of the larger garage request.
Chairperson Combs asked if there were any members of the audience that would like to
comment on this request. There were no public comments.
Motion by Commissioner Harner, seconded by Commissioner Henderson, to Close Public
Hearing. Voice vote taken. Ayes - 9, Nays - 0, (Abstain: None). Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to adopt the
Findings of Fact for a Variation as noted in the Findings & Recommendations Summary
dated January 15, 2025.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson, Daniel Lee, Minerva
Milford, Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Nancy Trieb
Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to recommend to
the Village Board approval of a Variation from Section 9-3-6-K-2 of the Municipal Code to
permit a garage to be 850 square feet instead of the maximum permitted 750 square feet,
subject to the conditions as of the January 15, 2025, Staff Report.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Lenard Henderson, Daniel Lee, Minerva
Milford, Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Nancy Trieb
Motion Passed.
Chairperson Combs stated this recommendation would be presented to the Village Board at
the next regular meeting on January 20, 2025, at 7:00 p.m.
5. STAFF DISCUSSION
Daisy Dose-Adamzadeh stated the February 5, 2025 regular meeting has a full agenda. She
will be sending an attendance request shortly. There will also be a full agenda for the
February 19, 2025 regular meeting.
Commissioner Harner inquired whether there will be a means of dealing with the Post Office
delays of delivery of packet materials. Ms. Dose-Adamzadeh stated that we are unable to
Page 13
January 15, 2025 Village of Hoffman Estates Planning & Zoning Commission
guarantee mail delivery. Mr. Anderson stated the Village has moved mailings up two full
days from previous practice and unfortunately it has made minimal difference. Commissioner
Harner asked if there were any plans to return to hand delivery of packets as was practice in
the past. Ms. Dose-Adamzadeh stated we could set something up where Commissioners
who want a paper packet could come to Village Hall to pick it up. Mr. Anderson stated that
the digital packets are available immediately to which Commissioner Harner and
Chairperson Combs expressed concerns about the glitches experience with the most recent
packet.
6. PUBLIC COMMENT
None.
7. ADJOURNMENT
Motion by Commissioner Chhatwani, seconded by Commissioner Harner, to adjourn at
09:39 PM. Voice vote taken. Ayes - 9 I Nays - 0 (None) I Abstain - 0 (None). Motion Passed.
Minutes prepared by Marque/le Cnota, Administrative Assistant.
Chairperson's Approval
Page 14
Agenda
AGENDA
Planning & Zoning Commission
Regular Meeting
Village Hall
1900 Hassell Road, Hoffman Estates, IL 60169
January 15, 2025 Council Chambers 6:30 PM
1. CALL TO ORDER/ROLL CALL
2. APPROVAL OF MINUTES
A. Planning & Zoning Commission 12-04-2024
3. CHAIRPERSON'S REPORT
4. NEW BUSINESS
A. Public Hearings
1. Variation from Section 9-5-5-D-6 of the Municipal Code to permit a rear yard setback of
9.5 feet instead of the minimum required 20 feet for the property located at 3688
Whispering Trails Drive
2. Variation from Section 9-3-6-K-2 of the Municipal Code to permit a garage to be 1,258
square feet instead of the maximum permitted 750 square feet for the property located
at 1120 Ash Road
3. Rezoning from R-2 One-Family Residential District to R-10 Attached Single-Family
Dwelling Residential District, Variations from Sections 9-5-10-D-1 and 9-5-10-D-10 of
the Municipal Code, and Preliminary Concept Site Plan for the property located at
1180-1190 Apple Street
5. STAFF DISCUSSION
6. PUBLIC COMMENT
7. ADJOURNMENT
The next regular Planning & Zoning Commission meeting is scheduled for Wednesday, February 05, 2025 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
Packet
AGENDA
Planning & Zoning Commission
Regular Meeting
Village Hall
1900 Hassell Road, Hoffman Estates, IL 60169
January 15, 2025 Council Chambers 6:30 PM
1. CALL TO ORDER/ROLL CALL
2. APPROVAL OF MINUTES
A. Planning & Zoning Commission 12-04-2024
3. CHAIRPERSON'S REPORT
4. NEW BUSINESS
A. Public Hearings
1. Variation from Section 9-5-5-D-6 of the Municipal Code to permit a rear yard setback of
9.5 feet instead of the minimum required 20 feet for the property located at 3688
Whispering Trails Drive
2. Variation from Section 9-3-6-K-2 of the Municipal Code to permit a garage to be 1,258
square feet instead of the maximum permitted 750 square feet for the property located
at 1120 Ash Road
3. Rezoning from R-2 One-Family Residential District to R-10 Attached Single-Family
Dwelling Residential District, Variations from Sections 9-5-10-D-1 and 9-5-10-D-10 of
the Municipal Code, and Preliminary Concept Site Plan for the property located at
1180-1190 Apple Street
5. STAFF DISCUSSION
6. PUBLIC COMMENT
7. ADJOURNMENT
The next regular Planning & Zoning Commission meeting is scheduled for Wednesday, February 05, 2025 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 83
MINUTES
Planning & Zoning Commission
Regular Meeting
Village Hall
1900 Hassell Road, Hoffman Estates, IL 60169
December 4, 2024 Council Chambers 6:30 PM
1. CALL TO ORDER/ROLL CALL
Chairperson Combs called the meeting to order at 06:30 PM.
Commissioners Present: Eva Combs, Adam Bauske, Lon Harner, Minerva Milford, Nancy
Trieb, Denise Wilson, John Wise, Rajkumari Chhatwani, Daniel Lee (arrived at 6:31pm
following approval of Minutes)
Commissioners Absent: Unexcused: Lenard Henderson
A quorum was present.
ft
Administrative Personnel Present: Kevin Anderson, Associate Planner; Daisy Dose-
Adamzadeh, Assistant Planner
2. ra
APPROVAL OF MINUTES
3.
A.
D
Planning & Zoning Commission 11-20-2024
Motion by Commissioner Chhatwani, seconded by Commissioner Harner, to approve
November 20, 2024, regular meeting minutes. Voice vote taken. Ayes - 7, Nays - 0, (Abstain:
Denise Wilson). Motion Passed.
CHAIRPERSON'S REPORT
Chairperson Combs stated the Site Plan Amendment and the Special Use to Clearbrook for
a social service agency at 1260 W. Higgins Road was approved by the Village Board.
Commissioner Lee arrived to the meeting at 6:31 p.m.
4. NEW BUSINESS
Page 1
Page 2 of 83
December 4, 2024 Village of Hoffman Estates Planning & Zoning Commission
A. Public Hearings
1. Special Use to Ivy Massage N Spa, Inc. for a massage establishment located at 1033
W. Golf Road
Motion by Commissioner Harner, seconded by Commissioner Trieb, to Open Public Hearing.
Voice vote taken. Ayes - 9, Nays - 0, (Abstain: None). Motion Passed.
Chairperson Combs swore in the petitioner.
Bob Xiang (1033 W Golf Road)
Mr. Xiang presented an overview of the project.
Daisy Dose-Adamzadeh presented an overview of the staff report.
Commissioner Chhatwani inquired about there only being two therapists, and hours from
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Monday through Saturday, if the petitioner believed that might be a lot of hours for the
therapists to work. Mr. Xiang stated the working hours might be staggered and, if needed,
additional help might be hired.
ra
Commissioner Chhatwani asked where within the plaza the salon would be located. Mr.
Xiang stated it would be located near the Thai restaurant.
Commissioner Chhatwani asked how long the lease was for the establishment. Mr. Xiang
stated the lease is five years with an additional five years option available.
Commissioner Harner asked how the front of house would be handled. Mr. Xiang stated that
D
since they operate by appointment only, the customer would come out to pay once the
massage is complete. Commissioner Harner clarified his question by inquiring if the front
door would be locked. Mr. Xiang stated the door would be unlocked. Commissioner Harner
further inquired whether that would allow anyone to just come in and have full access to the
establishment without the employee knowing, since they are busy giving a massage. Mr.
Xiang stated that most of the time, there are two people on staff, but that they chose the
location because it is in a nice area. Commissioner Harner agreed it is a nice area, but
stated they should probably consider having an employee in the front of the establishment
regularly, so people do not just wander in freely.
Commissioner Trieb had no questions.
Commissioner Lee asked when they planned to open for operation. Mr. Xiang stated that
there would be a little bit of remodeling, then depending on the building permit process, it
might be February or March before they are open.
Commissioner Lee asked how reservations are made. Mr. Xiang stated they have an online
site as well as making reservations over the phone.
Page 2
Page 3 of 83
December 4, 2024 Village of Hoffman Estates Planning & Zoning Commission
Commissioner Milford had no questions.
Commissioner Wilson had no questions.
Commissioner Wise had no questions.
Vice Chairperson Bauske asked the petitioner if he agreed with the conditions of approval in
the staff report. Mr. Xiang stated yes.
Chairperson Combs suggested possibly having a doorbell outside with a sign so that
customers can ring the bell in order to be allowed to enter.
Chairperson Combs asked staff if there is a reason a condition that used to be made with
Special Use requests which would provide an end to the Special Use if the business was no
longer occupying the space is not included with this request. Ms. Dose-Adamzadeh stated
that each Special Use is issued an Ordinance specific to the business, so if the business no
longer occupies the space, the Ordinance is no longer valid. Chairperson Combs understood
this, but again asked if there is a reason the condition is no longer explicitly stated as it was
included in past years. Ms. Dose-Adamzadeh stated they no longer had to list this condition
because of the Ordinance.
ft
Chairperson Combs asked if there were any members of the audience that would like to
comment on the request. There were no public comments.
ra
Motion by Commissioner Wilson, seconded by Commissioner Harner, to Close Public
Hearing. Voice vote taken. Ayes - 9, Nays - 0, (Abstain: None). Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to adopt the
Findings of Fact for a Special Use as outlined in the Findings & Recommendations
Summary.
DRoll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Daniel Lee, Minerva Milford, Nancy Trieb,
Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Lenard Henderson
Motion Passed.
Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to recommend a
request of a Special Use to Ivy Massage N Spa, Inc. for a massage establishment located at
1033 W Golf Road, subject to the conditions as of the December 4, 2024, Staff Report.
Roll call vote:
Aye: Eva Combs, Adam Bauske, Lon Harner, Daniel Lee, Minerva Milford, Nancy Trieb,
Denise Wilson, John Wise, Rajkumari Chhatwani
Nay: None
Absent: Lenard Henderson
Motion Passed.
Chairperson Combs stated this recommendation would be presented to the Village Board at
Page 3
Page 4 of 83
December 4, 2024 Village of Hoffman Estates Planning & Zoning Commission
the next regular meeting on December 16, 2024, at 7:00 p.m.
5. STAFF DISCUSSION
Ms. Dose-Adamzadeh stated there will be a meeting on December 18, 2024, to present a
rezoning request as well as a variation request for garage size. The regular meeting
scheduled for January 1, 2025, has been canceled.
6. PUBLIC COMMENT
None.
7. ADJOURNMENT
Motion by Commissioner Chhatwani, seconded by Commissioner Harner, to adjourn at
06:48 PM. Voice vote taken. Ayes - 9 | Nays - 0 (None) | Abstain - 0 (None). Motion Passed.
Minutes prepared by Marquelle Cnota, Administrative Assistant.
ft
______________________________ __________________________
ra
Chairperson’s Approval Date Approved
D
Page 4
Page 5 of 83
PLANNING & ZONING COMMISSION STAFF REPORT
Meeting Date: 1/15/2025
From: Kevin Anderson, Associate Planner
PLN24-0048
Public Hearing
Variation from Section 9-5-5-D-6 of the Municipal Code to permit a rear yard
setback of 9.5 feet instead of the minimum required 20 feet for the property
located at 3688 Whispering Trails Drive
REQUEST SUMMARY
The property owner is proposing a single-story addition to an existing home located at
3688 Whispering Trails Drive. The proposed addition is 706.5 square feet and is
setback approximately 9.5 feet from the rear yard property line, exceeding the minimum
rear yard setback of 20 feet in the R-5 zoning district. The proposed addition meets all
other R-5 district zoning regulations.
Location: 3688 Whispering Trails Drive
Property Owner / Applicant: Barbara Mlynska
Property Size: 0.25 ac
Zoning / Land Use: R-5 One-Family Residential
Adjacent Properties: All surrounding properties: R-5 One-Family
Residential
BACKGROUND / ANALYSIS
The subject property is improved with a 1,600 square foot home and attached 2-car
attached garage. The owner is proposing a 706.5 square foot single-story addition in
the rear of the existing single-story home. The proposed addition has a rear yard
setback of 9.5 feet instead of the required 20 feet, necessitating this variation request.
The addition conforms to all other bulk regulations of the R-5 district including height,
side yard setback, and floor area ratio requirements.
The addition will include space for living and family rooms in an "L" shape so as to
maximize the remaining yard area in the southeast corner of the lot. The home does not
have a basement. The owner explored a second story addition as an alternative, but
prefers a first floor addition due to costs and the desire to have a single-story home for
ease of accessibility.
Depending on the value of the addition, fire suppression sprinklers may be required to
be installed. This would be determined as part of the building permit review.
Page 1 of 2
Page 6 of 83
Proposed Site Plan:
Notification
The Village sent standard notification letters to all properties within 150' of the subject
property. No objections have been received. The Petitioner has submitted letters of
awareness from all surrounding property owners.
MOTIONS
The Planning & Zoning Commission shall make the following motions (a total of 2
motions are required):
1. Adopt the Findings of Fact for a Variation.
2. Recommend to the Village Board approval of a Variation from Section 9-5-5-D-6
of the Municipal Code to permit a rear yard setback to be 9.5 feet instead of the
minimum required 20 feet, subject to the following conditions:
a. The development shall substantially conform to the plans attached hereto
and submitted as part of this application except as such plans may be
changed to conform to all Village Codes and Ordinances
b. A building permit shall be obtained within 12 months of the Village Board
action on this request. Engineering plans shall be submitted as part of the
building permit application.
ATTACHMENTS
1. Draft PZC Findings and Recommendations Summary
2. Location Map
3. Supporting Documents
Page 2 of 2
Page 7 of 83
Exhibit B
PLANNING & ZONING COMMISSION
FINDINGS & RECOMMENDATION SUMMARY
Meeting Date: 1/15/2025
Prepared By: Kevin Anderson, Associate Planner
PLN24-0048
Variation from Section 9-5-5-D-6 of the Municipal Code to permit a rear yard setback of
9.5 feet instead of the minimum required 20 feet for the property located at
3688 Whispering Trails Drive
Draft Findings of Fact – Variation (as drafted by staff and may be modified by the Commission)
Sec. 9-1-15-C: Standards for Variations.
1. The Planning and Zoning Commission shall not recommend the variation of the regulations of the Code
unless it shall first make a finding based upon the evidence presented to it in each specific case that:
a. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations in the district in which it is located;
FINDING: Alternatives that meet the zoning code are available but are undesirable to the
petitioner.
b. The plight of the owner is due to unique circumstances;
FINDING: The petitioner has submitted evidence that they are one of the only units in this
neighborhood of this model type, which is located on a corner lot, and does not have a
basement.
c. The variation, if granted, will not alter the essential character of the locality.
FINDING: The proposed addition would have no impact on the neighborhood character.
2. For the purpose of implementing the above rules, the Planning and Zoning Commission shall also, in
making its determination whether there are practical difficulties or particular hardships, take into
consideration the extent to which the following facts favorable to the applicant have been established
by the evidence:
a. The particular physical surroundings, shape or topographical condition of the specific property
involved would result in a particular hardship upon the owner, as distinguished from a mere
inconvenience, if the strict letter of the regulations were carried out;
FINDING: No evidence has been provided to support this finding.
b. The conditions upon which the petition for a variation is based would not be applicable,
generally, to other property within the same zoning classification;
FINDING: The petitioner has identified 3 other units in the Whispering Trails
neighborhood which are corner lots with no basement or other addition.
Page 8 of 83
c. The purpose of the variation is not based exclusively upon a desire to increase the value of the
property;
FINDING: The petitioner has indicated they plan to remain in this residence and are
seeking to enhance the usefulness of the property.
d. The alleged difficulty or hardship has not been created by any person presently having an
interest in the property;
FINDING: The residence was constructed as it is prior to the current homeowner taking
possession.
e. The granting of the variation will not be detrimental to the public welfare or injurious to other
property or improvements in the neighborhood in which the property is located; and
FINDING: There is no evidence that the granting of the variation would have an impact
on light, air, or congestion, endanger the public safety or diminish property values in the
neighborhood.
f. The proposed variation will not impair an adequate supply of light and air to adjacent property,
or substantially increase the congestion in the public streets, or increase the danger of fires, or
endanger the public safety, or substantially diminish or impair property values in the
neighborhood.
FINDING: There is no evidence that the granting of the variation would have an impact
on light, air, or congestion, endanger the public safety or diminish property values in the
neighborhood. The petitioner has been notified that fire suppression sprinklers may be
required as part of the addition.
3. The Planning and Zoning Commission may recommend to the Village Board that such conditions and
restrictions be imposed upon the premises benefitted by a variation as may be necessary to comply
with the standards set forth in this section to reduce or minimize the injurious effect of such variation
upon other property in the neighborhood, and better to carry out the general intent of this Code.
Draft Recommendations
The Planning & Zoning Commission shall make the following motions (a total of 2 motions are required):
1. Adopt the Findings of Fact for a Variation.
Motion by_________, seconded by __________, to adopt the findings.
Roll call vote:
Aye:
Nay:
Absent:
Motion [Passed/Failed].
2. Recommend to the Village Board of Trustees approval of the request for a Variation from Section 9-5-5-
D-6 of the Municipal Code to permit a rear yard setback of 9.5 feet instead of the minimum required 20
feet for the property located at 3688 Whispering Trails Drive, subject to the following conditions:
Findings & Recommendations Summary
Page 2 of 3
Page 9 of 83
a. The development shall substantially conform to the plans attached hereto and submitted as part
of this application except as such plans may be changed to conform to all Village Codes and
Ordinances.
b. A building permit shall be obtained within 12 months of the Village Board action on this request.
Engineering plans shall be submitted as part of the building permit application.
Motion by_________, seconded by _________, to recommend approval.
Roll call vote:
Aye:
Nay:
Absent:
Motion [Passed/Failed].
Findings & Recommendations Summary
Page 3 of 3
Page 10 of 83
Page 11 of 83
VILLAGE OF HOFFMAN ESTATES
PLANNING & ZONING APPLICATION SUMMARY
APPLICATION INFORMATION
Project Number: PLN24-0048
Project Name: SFR Setback Reduction
Project Application Date: 11/27/2024
Project Manager: Kevin Anderson
PROJECT TYPE
Variation - Residential;
SITE INFORMATION
Property Address: 3688 WHISPERING TRAILS DR
All Included PINs: 01-25-207-011-0000
PROJECT CONTACTS
Relationship to
Name / Firm Address Phone E-Mail
Project
3688 WHISPERING
TRAILS DR HOFFMAN BARBARA@CHICAGOACC
APPLICANT BARBARA MLYNSKA 2246284444
ESTATES, OUNTING.US
IL 601921551
3688 WHISPERING
TRAILS DR HOFFMAN BARBARA@CHICAGOACC
OWNER BARBARA MLYNSKA 2246284444
ESTATES, OUNTING.US
IL 601921551
1 of 1
Page 12 of 83
VILLAGE OF HOFFMAN ESTATES
PLANNING AND ZONING
VARIATION ADDENDUM
REQUIRED SUBMITTALS
General Application
Variation Hearing Fee
Commercial: $500 per variation
Residential: $175
Sign: $500 per sign
Legal Description typically found on the tax bill, deed, or plat of survey.
Current Plat of Survey drawn to scale showing the proposed improvement(s) and distance(s) from existing
structures and property lines. For sign variations, ALL signs should be shown and labeled on the plat including the
sign(s) for which the variation is being requested.
A scale drawing of the floor plan and elevations, including windows and door locations.
A project narrative detailing the request including whether there are other options that would not require a variation,
proposed construction materials, whether removal/relocation of trees or utilities will be required and the estimated
total project cost. Include any relevant plans, documents, and photos to support the request.
If any part of your existing and/or proposed use is located in any part of a utility easement, written release(s) from
the Village or utility company may be required.
A Statement of Awareness from directly impacted neighbors acknowledging their awareness of your proposal
(residential variations only).
Page 131of 83
STANDARDS OF VARIATION
Zoning Code Section 9-1-15-C-2 of the Municipal Code requires that the Planning and Zoning Commission shall, in making its
determination whether there are practical difficulties or particular hardships, take into consideration the extent to which the
following facts favorable to the applicant have been established by the evidence presented. All standards must be answered
in full.
1. The particular physical surroundings and shape of topographical conditions of the specific property involved would result
in a particular hardship upon the owner, as distinguished from a mere inconvenience, if the strict letter of the regulations
were carried out. Please provide an explanation.
If we built a first-story addition within the village's zoning code, most of our backyard would become unusable. The proposed
addition's L shape allows for a bigger backyard that the family can enjoy - which is a corner lot. It also allows for fewer windows
facing neighbors' yards. Moreover, the addition would be much smaller and would not accomodate the proper family, living
and dining room. We considered building up, but building a second floor limits all neighbors privacy because windows would be
overlooking neighbors yards, patios and decks. The stairs in the house are a problem for many elderly people, thus it is
essential this this house is handicapped accessible.
2. The conditions upon which the petition for a variation is based would not be applicable, generally, to other property within
the same zoning classification. Please provide an explanation.
Please see narrative list.
3. The purpose of the Variation is not based exclusively upon a desire to increase the value of the property. Please provide
an explanation.
We are planning to stay in this house until we are not able to take care of it ourselves, so the value increase is not the
primary reason for the addition.
4. The alleged difficulty or hardship has not been based exclusively upon a desire to increase the value of the property. Please
provide an explanation.
The same as above.
5. The granting of the variation will not be detrimental to the public welfare or injurious to other property or improvements in
the neighborhood in which the property is located. Please provide an explanation.
1. The addition will be built with permits following the international building codes and inspections
2. This is a private residence
3. Will increase the house's value what should have a positive impact on the value of other houses in the neighborhood.
6. The proposed variation will not impair an adequate supply of light and air to adjacent properties, or substantially increase
the congestion in the public streets, or increase the danger of fires, or endanger the public safety, or substantially diminish
or impair property values in the neighborhood. Please provide an explanation.
Availability of the light and air is less impacted by new addition than it would have been by the new structure build by the
code.
This is the smallest house in the neighborhood. The two story houses in the neighborhood are taller than the highest
point in the proposed addition.
Page 142of 83
Dear Planning and Zoning Commission,
We would like to request a setback reduction for a one-story residential addition.
The size of our family has increased to 5 within the last 4 years, and the existing square footage of
our house does not meet all our needs.
Most houses in our neighborhood that are the same model either have a basement or addition or
are occupied by smaller families—a maximum of three families.
There are 29 ranch houses in our neighborhood (the same as ours). Only 2 of these 29 houses are
occupied by a family of 4 (6%). We talked to some owners, and one is also considering building an
addition. The other family plans to move out to a bigger house.
1. There are 16 houses with the basement:
Page 15 of 83
2. There are 7 houses with the addition
3. There are 9 corner lot houses, of which only 4 (including ours) do not have a basement:
4. There are 10 houses without a basement or addition, which are occupied mainly by
families of 2 and 3. There are only 2 houses occupied by families of 4.
Page 16 of 83
The above numbers show that the house's current square footage is too small for a family of 5.
The additional 706 square feet that we are planning to add will make the house more suitable for
larger families (4 or more). This house size is also more desirable in neighborhoods with good
school districts. Since it is a ƱŘŜť-story addition, it will also be a great home for people with
mobility impairment.
OTHER OPTIONS NOT REQUIRING A VARIATION.
We also considered other options that would not require a variation process:
- ÍϙƱŘŜť-story addition within the village’s zoning code, OR
- æŪĖīîĖIJČϙÍϙŜôèĺIJîϙƲĺĺŘϟϙ
If we built a ƱŘŜť-story addition within the village’s zoning code, most of our backyard would
become unusable. The proposed addition's L shape allows for a bigger backyard that the family
can enjoy. It also allows for fewer windows facing neighbors’ yards. Moreover, the addition would
be much smaller and would not accommodate the proper family, living, and dining room.
ŪĖīîĖIJČϙÍϙŜôèĺIJîϙƲĺĺŘϙīĖıĖťŜϙÍīīϙIJôĖČēæĺŘŜЍϙŕŘĖŽÍèƅϟϙiŪŘϙſĖIJîĺſŜϙſĺŪīîϙoverlook all three
IJôĖČēæĺŘŜЍϙƅÍŘîŜϠϙŕÍťĖĺŜϠϙÍIJîϙîôèħŜϟϙ®ēôIJϙîĖŜèŪŜŜĖIJČϙťēôϙŕŘĺĤôèťϙſĖťēϙťēôϙťēŘôôϙıĺŜťϙÍƯôèťôîϙ
IJôĖČēæĺŘŜϠϙſôϙÍīīϙÍČŘôôîϙťēÍťϙÍϙƱŘŜť-ƲĺĺŘϙÍîîĖťĖĺIJϙĖŜϙťēôϙæôŜťϙĺŕťĖĺIJϟϙĖČēťϙIJĺſϠϙĖťϙĖŜϙîôŜĖČIJôîϙŜĺ
that all windows are not directly facing other neighbors’ yards or windows.
Also, we decided not to build a second story because we did not want the stairs. This house is our
forever house. We plan to stay here until we cannot take care of it ourselves and need to downsize
to a condo or a nursing home. The stairs in the house are a problem for many elderly people and
one of the reasons they move out. My husband’s mother, who is 70 years old, lives with us, which
is also why we do not want any stairs in the house. It is essential that this house is handicapped
accessible.
Thank you for considering our request.
Sincerely,
Barbara Mlynska & Andrzej Jozwicki
Page 17 of 83
Page 18 of 83
WHISPERING TRAILS DRIVE WHISPERING TRAILS DRIVE
ISSUED FOR:
PERMIT
86.0' 86.0'
EX. 26.32' EX. 26.34' EX. 26.32' EX. 26.34'
EX. DRIVEWAY EX. DRIVEWAY
THE ABOVE DRAWINGS AND SPECIFICATIONS, AND IDEAS, DESIGN AND ARRANGEMENTS CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND
51.26'
REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT AND CONDITIONS AT THE JOB SITE AND NOTIFY THE ARCHITECT IN WRITING AND
25 FT BUILDING LINE 25 FT BUILDING LINE
28.18' 6.70' 28.18' 6.70'
EX. EX. NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN THE CONTRACTOR SHALL HAVE CONFIRMATION FROM THE ARCHITECT OF ANY DIMENSIONAL
6.44' 6.44'
21.41' 21.41'
CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT FOR
EX. FRONT EX. FRONT
ERRORS, OMISSIONS OR DISCREPANCIES BEFORE BEGINNING OF FABRICATING ANY
PORCH PORCH
ALDER DRIVE ALDER DRIVE
WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT WORK. SHOP DETAILS MUST BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE
19.30' EX. 25.97' 19.30' EX. 25.97'
4.05' 4.05'
6.10' EX. 6.10'
49.98' 49.98'
EX.
OF THE ARCHITECT. VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS
EX. 2- CAR 1 STORY EX. 2- CAR
PROCEEDING. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE
1 STORY
2024 KC ARCHITECTS.
115.0' 115.0' 115.0' 115.0'
SINGLE FAMILY GARAGE SINGLE FAMILY GARAGE
24.28' 24.28'
RESIDENCE RESIDENCE
5 FT EASEMENT LINE 5 FT EASEMENT LINE
#3688
SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OVER SCALED DIMENSIONS. DO NOT SCALE THESE DRAWINGS.
#3688
18.71' EX. 25.99' 18.71' EX. 25.99'
I CERTIFY THAT THESE DWGS.
8.24' 8.24'
WERE PREPARED UNDER DIRECT
SUPERVISION AND TO THE BEST
34.88' 34.88' OF MY KNOWLEDGE MEET THE BLDG.
EX. REAR EX. REAR
ROOFED 2.67' ROOFED CODE OF HOFFMAN ESTATES
DECK DECK
12.00'
6.44'
28.00'
12.21' 47.35'
20 FT BUILDING LINE 20 FT BUILDING LINE
25 FT BUILDING LINE 25 FT BUILDING LINE
16.00'
REQ'D REAR
PROPOSED 20.00' YARD 20.00'
5 FT EASEMENT LINE 1 STORY ADDITION
86.0' 86.0'
6.44' 32.21'
KATARZYNA CIMOCH
PROPERTY LINE PROPERTY LINE 9.95' 001-023876
PROP.
REAR YARD
EXPIRATION DATE 11/30/2026
EX. SITE PLAN N PROP. SITE PLAN N KC ARCHITECTS CORP.
11.26.2024
DB C ......................
2210 W. Chicago Ave
SCALE: 1" = 10'-0" SCALE: 1" = 10'-0" CHICAGO, IL.60622
TEL: 773/818-6140
E-MAIL: KC@architect-chicago.com
LOT AREA CALCULATIONS
ZONING R-5
LOT AREA 9,890 SQ FT
1 STORY ADDITION TO
EXIST. I ST FL00R 1584.6 SQ FT EXISTING SINGLE
EXIST. GARAGE 468.8 SQ FT
PROPOSED 1ST FLOOR ADDITION 706.5 SQ FT
FAMILY RESIDENCE
MAX ALLOWED FLOOR AREA RATIO (F.A.R.) 0.4 x 9,890=3,956 SQ FT
TOTAL FLOOR AREA AFTER ADDITION 2,291.1 SQ FT
WHICH IS LESS THAN
MAX.ALLOWED =3,956 SQ FT
At:
MAX HIGHT
3688 Whispering Trails Dr,
20.50' H
WHICH IS LESS THAN Hoffman Estates,
MAX.ALLOWED 35.0' H IL 60192
For:
Barbara Mlynska
DATE: 11.26.2024
10 0 5 10 20
CHCK'D BY: K.C.
DRAWN BY: K.C.
1 inch = 10 feet JOB # 01-10232024
COPYRIGHT c 2024 - K.C. ARCHITECTS- DRAWINGS MAY NOT BE
REPRODUCED WITHOUT PERMISSION A-1
Page 19 of 83
32'-3"
5 0 2 4 10 2'-8" 12'-3" 20'-0"
3'-11" 16'-1"
1/4 inch = 1 feet
42" GAS 7"
WALL LEGEND: 2'-0" FIREPLACE 2'-0" 2'-0"
EXISTING EXTERIOR WALL
TO REMAIN 7'-3" 5'-6"
8'-6"
EXISTING EXTERIOR WALL
TO BE REMOVED
ISSUED FOR:
EXISTING PARTITION WALL 13'-4" PROP. PERMIT
16'-0"
24x54
TO BE REMOVED FAMILY RM VENTING
SKYLIGHT
EXISTING WINDOWS,DOORS,
STAIRS, CABINETS, 8'-9"
APPLIANCES, ETC.TO BE 5'-0"
REMOVED 25'-7"
ADDITION 28'-0"
6'-5" 5'-10"
PROPOSED NEW 24x54
THE ABOVE DRAWINGS AND SPECIFICATIONS, AND IDEAS, DESIGN AND ARRANGEMENTS
VENTING
CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND
EXTERIOR & INTERIOR WALL
SKYLIGHT
5'-0"
REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT AND CONDITIONS AT THE JOB SITE AND NOTIFY THE ARCHITECT IN WRITING AND
CUSTOM SCISSOR TRUSS
@ 16" O.C. 24x54
OR PER MANUF. SPECS. VENTING
SKYLIGHT
NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN THE CONTRACTOR SHALL HAVE CONFIRMATION FROM THE ARCHITECT OF ANY DIMENSIONAL
DN DN
PROP. STORAGE
CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT FOR ERRORS, OMISSIONS OR DISCREPANCIES BEFORE BEGINNING OF FABRICATING ANY
PROP. LIVING RM
12'-0"
12'-0" OUTLINE
OF NEW ROOF
WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT WORK. SHOP DETAILS MUST BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE
5"
EX. WINDOW EX. WINDOW EX. WINDOW
TO BE REMOVED TO BE REMOVED TO BE REMOVED
DN DN EXIST. ROOFED 12'-3"
OF THE ARCHITECT. VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS PROCEEDING. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE
DECK
2024 KC ARCHITECTS.
NO CHANGE
EXIST. EX. EXTERIOR WALL
ROOFED DECK TO BE REMOVED
EX. SLIDING DR SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OVER SCALED DIMENSIONS. DO NOT SCALE THESE DRAWINGS.
EX. SLIDING DR
NO CHANGE
I CERTIFY THAT THESE DWGS.
WERE PREPARED UNDER DIRECT
EX. EX. SUPERVISION AND TO THE BEST
MCRWV MCRWV
NEW 2x6 RR @ 16" O.C.
OF MY KNOWLEDGE MEET THE BLDG.
EX. STUDY/
CODE OF HOFFMAN ESTATES
PLAYROOM
EX. STUDY/
EX. EX. NO CHANGE
PLAYROOM
OVERBUILT SADDLE
NO CHANGE
OUTLINE OF EXIST ROOF
TO REMAIN
EX. KITCHEN
EX. KITCHEN NO CHANGE
NO CHANGE
REF. DW REF. DW
EX. WINDOW
LINEN EX. EX. LINEN EX. EX. EX.
CL EX. CL EX.
- NO CHANGE
EX. EX.
EX. EX.
EX. EX. EX. EX. EX. EX.
2 CAR GARAGE 2 CAR GARAGE
EX. BAR
EX. FOYER EX. BAR EX. FOYER
EXISTING
NO CHANGE NO CHANGE
NO CHANGE
CL CL NO CHANGE NO CHANGE CL CL NO CHANGE
KATARZYNA CIMOCH
EX. EX.
001-023876
OUTLINE OF EXIST ROOF EX. FRONT DR & SIDELIGHTS EX.
TO REMAIN - NO CHANGE
OUTLINE OF EXIST ROOF
EX. WINDOW
EX. TO REMAIN EX.
EX. LINEN EX. LINEN
BATH #1 BATH #1
- NO CHANGE
NO CHANGE NO CHANGE
EX. BEDROOM #1 EX. EX. BEDROOM #1 KC ARCHITECTS CORP.
EX. OH DOOR NO CHANGE EX. OH DOOR NO CHANGE 11.26.2024
M. BATH BATH #2 DB C ......................
EX. EX. 2210 W. Chicago Ave
EX. WINDOW
NO CHANGE NO CHANGE
CHICAGO, IL.60622
W.I.C. W.I.C.
TEL: 773/818-6140
NO CHANGE NO CHANGE
- NO CHANGE
E-MAIL: KC@architect-chicago.com
EX. EX.
DN DN EX. EX.
EX. EX. EX. EX.
CL CL CL CL
EX. FRONT EX. FRONT 1 STORY ADDITION TO
PORCH EX. PORCH EX. EXISTING SINGLE
NO CHANGE NO CHANGE
FAMILY RESIDENCE
EX. MASTER
BEDROOM
EX. BEDROOM #2 NO CHANGE EX. BEDROOM #2 EX. BEDROOM #3 At:
NO CHANGE NO CHANGE
NO CHANGE 3688 Whispering Trails Dr,
Hoffman Estates,
IL 60192
EX. WINDOW EX. WINDOW
- NO CHANGE - NO CHANGE For:
Barbara Mlynska
DATE: 11.26.2024
CHCK'D BY: K.C.
DRAWN BY: K.C.
1 EX./ DEMO 1ST FL PLAN N 1 EX./ PROP. 1ST FL PLAN N JOB # 01-10232024
SCALE: 1/4"=1'-0" SCALE: 1/4"=1'-0"
COPYRIGHT c 2024 - K.C. ARCHITECTS- DRAWINGS MAY NOT BE
REPRODUCED WITHOUT PERMISSION A-2
Page 20 of 83
5 0 2 4 10
EX. ROOF STRUCTURE
& EX. ASPHALT SHINGLES
-NO CHANGE
1/4 inch = 1 feet 12 12
EX. EX.
EX. SIDING
-NO CHANGE
ISSUED FOR:
!$&& PERMIT
EX. ALUM. GUTTER AND
DOWNSPOUT SYSTEM,
-NO CHANGE
EX. EX.
THE ABOVE DRAWINGS AND SPECIFICATIONS, AND IDEAS, DESIGN AND ARRANGEMENTS
EX.
EX. OH DOOR CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND
REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT AND CONDITIONS AT THE JOB SITE AND NOTIFY THE ARCHITECT IN WRITING AND
EXISTING FASCIA
TO BE REMOVED EX. ROOF STRUCTURE
OUTLINE OF EXIST.
FOUNDATION WALL & EX. ASPHALT SHINGLES
& FOOTING 12 12 -NO CHANGE
NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN THE
-NO CHANGE EX. EX.
CONTRACTOR SHALL HAVE CONFIRMATION FROM THE ARCHITECT OF ANY DIMENSIONAL
EX./DEMO FRONT ELEVATION (NORTH)
CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT FOR
1
ERRORS, OMISSIONS OR DISCREPANCIES BEFORE BEGINNING OF FABRICATING ANY
SCALE: 1/4"=1'-0"
WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT WORK. SHOP DETAILS MUST BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE
OF THE ARCHITECT. VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS PROCEEDING. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE
2024 KC ARCHITECTS.
EX. ROOFED DECK
-NO CHANGE
SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OVER SCALED DIMENSIONS. DO NOT SCALE THESE DRAWINGS.
EX. WINDOW
TO BE REMOVED
I CERTIFY THAT THESE DWGS.
OUTLINE OF EXIST.
FOUNDATION WALL WERE PREPARED UNDER DIRECT
& FOOTING
SUPERVISION AND TO THE BEST
-NO CHANGE
OF MY KNOWLEDGE MEET THE BLDG.
CODE OF HOFFMAN ESTATES
EX. ROOF STRUCTURE
& EX. ASPHALT SHINGLES
-NO CHANGE
2
EX./DEMO REAR ELEVATION (SOUTH)
SCALE: 1/4"=1'-0"
12 12
EX. EX.
T/ EX. TOP PLATE
ELEV: + 8'-0" (V.I.F.)
EX. ALUM. GUTTER AND
DOWNSPOUT SYSTEM,
-NO CHANGE EX. SIDING
-NO CHANGE
EX. KATARZYNA CIMOCH
001-023876
EX.
T/ EX. FIRST FLOOR
ELEV: ± 0'-0" (V.I.F.)
T/ GRADE
ELEV: - 1'-8" (V.I.F.)
KC ARCHITECTS CORP.
EX. ROOF STRUCTURE 11.26.2024
DB C ......................
& EX. ASPHALT SHINGLES 2210 W. Chicago Ave
-NO CHANGE CHICAGO, IL.60622
TEL: 773/818-6140
E-MAIL: KC@architect-chicago.com
3 EX./DEMO SIDE ELEVATION (EAST)
SCALE: 1/4"=1'-0"
EX. ALUM. GUTTER AND
DOWNSPOUT SYSTEM,
-NO CHANGE 1 STORY ADDITION TO
T/ EX. TOP PLATE EXISTING SINGLE
ELEV: + 8'-0" (V.I.F.) FAMILY RESIDENCE
EX. EX.
EX. SIDING At:
-NO CHANGE
3688 Whispering Trails Dr,
Hoffman Estates,
IL 60192
T/ EX. FIRST FLOOR
ELEV: ± 0'-0" (V.I.F.) For:
T/ GRADE Barbara Mlynska
ELEV: - 1'-8" (V.I.F.)
DATE: 11.26.2024
OUTLINE OF EXIST.
FOUNDATION WALL CHCK'D BY: K.C.
& FOOTING
-NO CHANGE DRAWN BY: K.C.
JOB # 01-10232024
4 EX./DEMO SIDE ELEVATION (WEST)
SCALE: 1/4"=1'-0" COPYRIGHT c 2024 - K.C. ARCHITECTS- DRAWINGS MAY NOT BE
REPRODUCED WITHOUT PERMISSION A-3
Page 21 of 83
5 0 2 4 10
1/4 inch = 1 feet
ISSUED FOR:
PERMIT
THE ABOVE DRAWINGS AND SPECIFICATIONS, AND IDEAS, DESIGN AND ARRANGEMENTS CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND
T/ ROOF
ELEV: + 18'-10" (V.I.F.)
12
4
REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT AND
12
CONDITIONS AT THE JOB SITE AND NOTIFY THE ARCHITECT IN WRITING AND
EX. ROOF STRUCTURE 4
& EX. ASPHALT SHINGLES PROP. ALUMINUM
-NO CHANGE OR HARDIE PANEL SIDING,
COLOR TO MATCH EXISTING
NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN THE CONTRACTOR SHALL HAVE CONFIRMATION FROM THE ARCHITECT OF ANY DIMENSIONAL
NEW ALUMINUM GUTTER AND
12 DOWNSPOUT SYSTEM TO MATCH
EX. EXISTING (TYP.)
CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT FOR ERRORS, OMISSIONS OR DISCREPANCIES BEFORE BEGINNING OF FABRICATING ANY
EX. SIDING
-NO CHANGE
T/ EX. TOP PLATE
WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT
ELEV: + 8'-0" (V.I.F.)
WORK. SHOP DETAILS MUST BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE
!$&&
EX.
EX. ALUM. GUTTER AND
OF THE ARCHITECT. VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS PROCEEDING. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE
DOWNSPOUT SYSTEM,
-NO CHANGE EX.
2024 KC ARCHITECTS.
EX. EX.
SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OVER SCALED DIMENSIONS. DO NOT SCALE THESE DRAWINGS.
T/ EX. FIRST FLOOR
ELEV: ± 0'-0" (V.I.F.)
T/ GRADE
ELEV: - 1'-8" (V.I.F.) I CERTIFY THAT THESE DWGS.
OUTLINE OF EXIST. WERE PREPARED UNDER DIRECT
FOUNDATION WALL
& FOOTING SUPERVISION AND TO THE BEST
-NO CHANGE OF MY KNOWLEDGE MEET THE BLDG.
CODE OF HOFFMAN ESTATES
NEW ROOF STRUCTURE. 1 PROP. FRONT ELEVATION (NORTH)
ASPHALT SHINGLES, SCALE: 1/4"=1'-0"
COLOR TO MATCH EXISTING
T/ ROOF
ELEV: + 18'-10" (V.I.F.)
PROP. NEW RIDGE BM
w/CONT. VENT EX. ROOF STRUCTURE
& EX. ASPHALT SHINGLES
-NO CHANGE
PROP. HARDIE PANELS
(COLOR SELECTED BY OWNER)
40 40 40 40
12
EX.
FIXED FIXED FIXED FIXED
54 54 54 54
KATARZYNA CIMOCH
001-023876
40 40 40 40
EX.
EX.
EX. SIDING KC ARCHITECTS CORP.
-NO CHANGE 11.26.2024
DB C ......................
TEMP. TEMP. TEMP. TEMP. 2210 W. Chicago Ave
GLASS GLASS GLASS GLASS CHICAGO, IL.60622
FIXED FIXED FIXED FIXED TEL: 773/818-6140
96 96 96 96 E-MAIL: KC@architect-chicago.com
T/ EX. FIRST FLOOR
ELEV: ± 0'-0" (V.I.F.)
T/ GRADE
ELEV: - 1'-8" (V.I.F.)
3'-6"
OUTLINE OF NEW
1 STORY ADDITION TO
CONC. FOUNDATION WALL EXISTING SINGLE
& FOOTING
FAMILY RESIDENCE
PROP. ALUMINUM
OR HARDIE PANEL SIDING,
COLOR TO MATCH EXISTING OUTLINE OF EXIST.
FOUNDATION WALL 2
PROP. SIDE ELEVATION (EAST)
SCALE: 1/4"=1'-0"
At:
& FOOTING
-NO CHANGE 3688 Whispering Trails Dr,
EX. ALUM. GUTTER AND Hoffman Estates,
DOWNSPOUT SYSTEM,
-NO CHANGE IL 60192
For:
Barbara Mlynska
DATE: 11.26.2024
CHCK'D BY: K.C.
DRAWN BY: K.C.
JOB # 01-10232024
COPYRIGHT c 2024 - K.C. ARCHITECTS- DRAWINGS MAY NOT BE
REPRODUCED WITHOUT PERMISSION A-4
Page 22 of 83
5 0 2 4 10
1/4 inch = 1 feet
ISSUED FOR:
PERMIT
2'-0"
T/ ROOF
ELEV: + 18'-10" (V.I.F.) 12
4
2'-0"
12
T/ EX. TOP PLATE 4
THE ABOVE DRAWINGS AND SPECIFICATIONS, AND IDEAS, DESIGN AND ARRANGEMENTS CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND
ELEV: ± 15'-0" (V.I.F.)
PROP. HARDIE PANELS
(COLOR SELECTED BY OWNER) 40
40 2'-0" 12 12
REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT AND CONDITIONS AT THE JOB SITE AND NOTIFY THE ARCHITECT IN WRITING AND
4'-6" EX. EX.
EXIST. ROOF
FIXED FIXED -NO CHANGE
NO PART THEREOF SHALL BE COPIED, DISCLOSED TO OTHERS OR USED IN THE CONTRACTOR SHALL HAVE CONFIRMATION FROM THE ARCHITECT OF ANY DIMENSIONAL
2'-0"
40 40 46 46 46
CONNECTION WITH ANY WORK OR PROJECT OTHER THAN THE SPECIFIC PROJECT FOR ERRORS, OMISSIONS OR DISCREPANCIES BEFORE BEGINNING OF FABRICATING ANY
PROP. ALUMINUM
OR HARDIE PANEL SIDING,
COLOR TO MATCH EXISTING
EX. SIDING EXIST. DECK
-NO CHANGE -NO CHANGE
WHICH THEY HAVE BEEN PREPARED AND DEVELOPED WITHOUT THE WRITTEN CONSENT WORK. SHOP DETAILS MUST BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE
TEMP. TEMP. TEMP. TEMP. TEMP.
GLASS GLASS GLASS GLASS GLASS
FIXED FIXED FIXED FIXED FIXED
96 96 96 96 96
T/ EX. FIRST FLOOR
OF THE ARCHITECT. VISUAL CONTACT WITH THESE DRAWINGS OR SPECIFICATIONS PROCEEDING. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE
ELEV: ± 0'-0" (V.I.F.)
2024 KC ARCHITECTS.
T/ GRADE
ELEV: - 1'-8" (V.I.F.)
SHALL CONSTITUTE CONCLUSIVE EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OVER SCALED DIMENSIONS. DO NOT SCALE THESE DRAWINGS.
OUTLINE OF EXIST.
OUTLINE OF NEW FOUNDATION WALL
CONC. FOUNDATION WALL & FOOTING
& FOOTING -NO CHANGE
ADDITION EXISTING
I CERTIFY THAT THESE DWGS.
WERE PREPARED UNDER DIRECT
1 PROP. REAR ELEVATION (SOUTH) SUPERVISION AND TO THE BEST
SCALE: 1/4"=1'-0" OF MY KNOWLEDGE MEET THE BLDG.
CODE OF HOFFMAN ESTATES
NEW ROOF STRUCTURE.
ASPHALT SHINGLES,
COLOR TO MATCH EXISTING
NEW ALUMINUM GUTTER AND
DOWNSPOUT SYSTEM,
COLOR TO MATCH EXISTING
T/ ROOF
ELEV: + 18'-10" (V.I.F.)
PROP. NEW RIDGE BM
EX. ROOF STRUCTURE w/ CONT.VENT
& EX. SHINGLES
-NO CHANGE KATARZYNA CIMOCH
001-023876
24 24 24
54 54 54
T/ PROP. PLATE
ELEV: + 10'-6" (V.I.F.)
KC ARCHITECTS CORP.
±20'-6" (V.I.F.)
11.26.2024
DB C ......................
T/ EX. TOP PLATE 2210 W. Chicago Ave
NEW ALUMINUM GUTTER
ELEV: + 8'-0" (V.I.F.) CHICAGO, IL.60622
AND DOWNSPOUT SYSTEM
TO MATCH EXISTING (TYP.) TEL: 773/818-6140
E-MAIL: KC@architect-chicago.com
EX. EX.
EX. ALUM. GUTTER AND
DOWNSPOUT SYSTEM, PROP. ALUMINUM
-NO CHANGE EX. SIDING OR HARDIE PANEL SIDING,
-NO CHANGE COLOR TO MATCH EXISTING
1 STORY ADDITIONTO
T/ EX. FIRST FLOOR
EXISTING SINGLE
T/ EX. FIRST FLOOR
ELEV: ± 0'-0" (V.I.F.) ELEV: ± 0'-0" (V.I.F.) FAMILY RESIDENCE
T/ GRADE
ELEV: - 1'-8" (V.I.F.)
OUTLINE OF EXIST.
FOUNDATION WALL 3'-6" At:
& FOOTING 3688 Whispering Trails Dr,
-NO CHANGE
Hoffman Estates,
EXISTING ADDITION
OUTLINE OF NEW IL 60192
CONC. FOUNDATION
WALL & FOOTING
For:
2
PROP. SIDE ELEVATION (WEST) Barbara Mlynska
SCALE: 1/4"=1'-0"
DATE: 11.26.2024
CHCK'D BY: K.C.
DRAWN BY: K.C.
JOB # 01-10232024
COPYRIGHT c 2024 - K.C. ARCHITECTS- DRAWINGS MAY NOT BE
REPRODUCED WITHOUT PERMISSION A-5
Page 23 of 83
Page 24 of 83
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Page 26 of 83
Page 27 of 83
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Page 31 of 83
PLANNING & ZONING COMMISSION STAFF REPORT
Meeting Date: 1/15/2025
From: Kevin Anderson, Associate Planner
PLN24-0042
Public Hearing
Variation from Section 9-3-6-K-2 of the Municipal Code to permit a garage to be
1,258 square feet instead of the maximum permitted 750 square feet for the
property located at 1120 Ash Road
REQUEST SUMMARY
The property owner is proposing to demolish the existing garage and construct a new
garage, driveway and patio on the property located at 1120 Ash Road. The proposed
garage is 1,258 square feet, which includes 850 square feet of fully enclosed garage
space and an additional 408 square feet of covered but unenclosed garage space. The
proposed garage exceeds the maximum allowable garage size of 750 square feet.
Location: 1120 Ash Road
Property Owner / Applicant: Sergiu Tabirta
Property Size: 0.45 ac.
Zoning / Land Use: R-2 One-Family Residential
Adjacent Properties: All surrounding properties: R-2 One-Family
Residential
BACKGROUND / ANALYSIS
The subject property is zoned R-2 and consists of a 1,441 square foot home with a 450
square foot detached garage. The property owner is proposing to demolish the existing
garage and construct a new detached garage in approximately the same location.
Section 9-3-6-K-2 of the Municipal Code restricts the maximum size for garages to 750
square feet. The proposed garage is 1,258 square feet (34' deep x 37' wide) of which
850 square feet is enclosed on all sides. The owner has indicated he requires this
space to accommodate a wheelchair accessible van, physical therapy equipment, and
one additional passenger vehicle.
The garage also includes 408 square feet of covered but unenclosed area for parking
or storage. The Zoning Code does not differentiate between an unenclosed detached
parking structure and a detached garage. The open-aired portion of garage would have
direct access from the proposed driveway and is designed to accommodate vehicle
parking and storage.
The proposed garage meets the setback requirements and height restrictions of the
Zoning Code.
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No modifications are proposed to the principal structure. The curb cut on Ash Road
would not be changed, but the driveway would be extended and widened behind the
residence.
Proposed 1,258 SF Garage at 1120 Ash Road:
Staff Analysis
Staff reviewed the proposal based upon the unique conditions the owner presented in
the attached narrative. The owner has outlined a unique need or justification for an
additional 100 SF of garage space beyond the maximum 750 SF due to his disability.
This expansion is requested to accommodate an accessible van, physical therapy
equipment and a second vehicle. Staff has interpreted the owner's described need as a
request for an accommodation under the Americans with Disabilities Act (ADA).
The owner's narrative did not outline a unique need or justification for the additional 408
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square feet of covered, unenclosed portion of the proposed garage. If approved as
requested, the owner or future owner would have the ability to enclose this space
without the need for further zoning relief.
Staff recommends that variations and accommodations under the ADA should be for
the minimum deviation necessary to overcome an identified hardship.
Notification
The Village sent standard notification letters to all properties within 150'. No objections
have been received.
MOTIONS
The Planning & Zoning Commission shall make the following motions (a total of 2
motions are required):
1. Adopt the Findings of Fact for a Variation.
2. Recommend to the Village Board approval of a Variation from Section 9-3-6-K-2
of the Municipal Code to permit a garage to be 1,258 square feet instead of the
maximum permitted 750 square feet, subject to the following conditions:
a. The development shall substantially conform to the plans attached hereto
and submitted as part of this application except as such plans may be
changed to conform to all Village Codes and Ordinances.
b. A building permit shall be obtained within twelve (12) months of the
Village Board action on this request.
The Planning & Zoning Commission may choose to modify Motion #2 as follows:
Recommend to the Village Board approval of a Variation from Section 9-3-6-K-2 of the
Municipal Code to permit a garage to be 850 square feet instead of the maximum
permitted 750 square feet, subject to the following conditions:
a. The development plans shall be modified to eliminate the 408 square feet
covered, unenclosed portion of the structure.
b. The development shall substantially conform to the modified plans except as
such plans may be changed to conform to all Village Codes and Ordinances.
c. A building permit shall be obtained within twelve (12) months of the Village
Board action on this request.
ATTACHMENTS
1. PZC Findings and Recommendations - 1120 Ash Rd
2. Location Map - 1120 Ash Rd
3. Supporting Documents - 1120 Ash Rd
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Exhibit B
PLANNING & ZONING COMMISSION
FINDINGS & RECOMMENDATION SUMMARY
Meeting Date: 1/15/2025
Prepared By: Kevin Anderson, Associate Planner
PLN24-0042
Variation from Section 9-3-6-K-2 of the Municipal Code for the
property located at 1120 Ash Road
Draft Findings of Fact – Variation (as drafted by staff and may be modified by the Commission)
Sec. 9-1-15-C: Standards for Variations.
1. The Planning and Zoning Commission shall not recommend the variation of the regulations of the Code
unless it shall first make a finding based upon the evidence presented to it in each specific case that:
a. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations in the district in which it is located;
FINDING: The owner has indicated that a 750 SF garage does not accommodate his
needs for a wheelchair accessible van, physical therapy equipment, and a second
vehicle. The request for an accommodation under the Americans with Disabilities Act
may meet the Standard for a reasonable return.
b. The plight of the owner is due to unique circumstances;
FINDING: The owner has identified a unique circumstance related to his physical
condition. The request for an accommodation under the Americans with Disabilities Act
may meet the Standard as a unique circumstance.
c. The variation, if granted, will not alter the essential character of the locality.
FINDING: The variation would not alter the essential character of the surrounding large
lot single-family neighborhood.
2. For the purpose of implementing the above rules, the Planning and Zoning Commission shall also, in
making its determination whether there are practical difficulties or particular hardships, take into
consideration the extent to which the following facts favorable to the applicant have been established
by the evidence:
a. The particular physical surroundings, shape or topographical condition of the specific property
involved would result in a particular hardship upon the owner, as distinguished from a mere
inconvenience, if the strict letter of the regulations were carried out;
FINDING: No evidence has been provided to support this finding.
b. The conditions upon which the petition for a variation is based would not be applicable,
generally, to other property within the same zoning classification;
FINDING: No evidence has been provided to support this finding.
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c. The purpose of the variation is not based exclusively upon a desire to increase the value of the
property;
FINDING: The owner has noted the intent of this addition is to improve his own use of the
property for his specific needs.
d. The alleged difficulty or hardship has not been created by any person presently having an
interest in the property;
FINDING: No hardship was created by the owner.
e. The granting of the variation will not be detrimental to the public welfare or injurious to other
property or improvements in the neighborhood in which the property is located; and
FINDING: The proposal would comply with the setback requirements and height
restrictions for detached garages. There is no evidence that the granting of the variation
would be detrimental or injurious to surrounding properties or the neighborhood.
f. The proposed variation will not impair an adequate supply of light and air to adjacent property,
or substantially increase the congestion in the public streets, or increase the danger of fires, or
endanger the public safety, or substantially diminish or impair property values in the
neighborhood.
FINDING: The proposal would comply with the setback requirements and height
restrictions for detached garages. There is no evidence that the granting of the variation
would have an impact on light, air, or congestion, endanger the public safety or diminish
property values in the neighborhood.
3. The Planning and Zoning Commission may recommend to the Village Board that such conditions and
restrictions be imposed upon the premises benefitted by a variation as may be necessary to comply
with the standards set forth in this section to reduce or minimize the injurious effect of such variation
upon other property in the neighborhood, and better to carry out the general intent of this Code.
Draft Recommendations
The Planning & Zoning Commission shall make the following motions (a total of 2 motions are required):
1. Adopt the Findings of Fact for a Variation as noted in the Findings & Recommendations Summary
Motion by_________, seconded by __________, to adopt the findings.
Roll call vote:
Aye:
Nay:
Absent:
Motion [Passed/Failed].
2. Recommend to the Village Board of Trustees approval of the request for a Variation from Section 9-3-6-
K-2 of the Zoning Code to permit a garage to be 1,258 square feet instead of the maximum permitted
750 square feet for the property located at 1120 Ash Road, subject to the following conditions:
Findings & Recommendations Summary
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a. The development shall substantially conform to the plans attached hereto and submitted
as part of this application except as such plans may be changed to conform to all
Village Codes and Ordinances and the following conditions.
b. A building permit shall be obtained within twelve (12) months of the Village Board action
on this request.
Alternate Motion #2
The Planning & Zoning Commission may choose to modify Motion #2 as follows:
Recommend to the Village Board approval of a Variation from Section 9-3-6-K-2 of the
Municipal Code to permit a garage to be 850 SF instead of the maximum permitted 750 SF,
subject to the following conditions:
a. The development plans shall be modified to eliminate the 408 SF covered, unenclosed
portion of the structure.
b. The development shall substantially conform to the modified plans except as such plans
may be changed to conform to all Village Codes and Ordinances.
c. A building permit shall be obtained within twelve (12) months of the Village Board action
on this request.
Motion by_________, seconded by _________, to recommend approval.
Roll call vote:
Aye:
Nay:
Absent:
Motion [Passed/Failed].
Findings & Recommendations Summary
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VILLAGE OF HOFFMAN ESTATES
PLANNING & ZONING APPLICATION SUMMARY
APPLICATION INFORMATION
Project Number: PLN24-0042
Project Name: Detached Garage Variation
Project Application Date: 10/3/2024
Project Manager: Kevin Anderson
PROJECT TYPE
Variation - Residential; Master Sign Plan - New; Plat - Residential Final;
SITE INFORMATION
Property Address: 1120 ASH RD
All Included PINs: 07-15-204-011-0000
PROJECT CONTACTS
Relationship to
Name / Firm Address Phone E-Mail
Project
1120 Ash Rd Hoffman
APPLICANT Sergiu Tabirta Estates, 7736821292 tabirtasergiu@yahoo.com
IL 60169
1120 ASH RD HOFFMAN
OWNER SERGIU TABIRTA ESTATES, 7736821292 tabirtasergiu@yahoo.com
IL 601694404
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HORIZON SURVEY, LLC PLAT OF SURVEYS
ATLA/NSPS
P.O. BOX 438607 LAND DEVELOPMENT
Chicago, Il 60643
Office: 312-972-7185
horizonsurveychicago@gmail.com
ROAD
200.00'
2-CAR
FRAME
GARAGE
100.00'
1-STORY
BRICK
& FRAME
RESIDENCE
W/BSMT
#1120
100.00'
LOT 15
ASH
C
L
200.00'
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PLANNING & ZONING COMMISSION STAFF REPORT
Meeting Date: 1/15/2025
From: Daisy Dose-Adamzadeh, Assistant Planner
PLN24-0013
Public Hearing
Rezoning from R-2 One-Family Residential District to R-10 Attached Single-
Family Dwelling Residential District, Variations from Sections 9-5-10-D-1 and 9-5-
10-D-10 of the Municipal Code, and Preliminary Concept Site Plan for the
property located at 1180-1190 Apple Street
REQUEST SUMMARY
Property owner, Sam Akmakjian, is seeking the following approvals to accommodate
development of 10-unit townhome development on the property located at 1180-1190
Apple Road:
1. Rezoning from R-2 One-Family Residential District to R-10 Attached Single-
Family Dwelling Residential District.
2. Variation from Section 9-5-10-D-1 to reduce the minimum development area to
0.9 acres instead of the minimum required 10 acres.
3. Variation from Section 9-5-10-D-10 to increase the gross density to 10.9 units
per acre instead of the maximum density of 6 units per acre.
4. Preliminary Concept Site Plan.
Location 1180-1190 Apple Street
Property Owner / Applicant Sam Akmakjian
Property Size 40,128 SF (0.9 acres)
Zoning / Land Use R-2 One Family Residential / single-family home
Adjacent Properties NORTH: Golf Road ROW / Village of Schaumburg
(B-2 District)
SOUTH: Hoffman Plaza service drive (B-2 District)
EAST: single-family home (R-2 District)
WEST: car wash (B-2 District)
Planning & Zoning Commission Review Process
The Planning & Zoning Commission will hold a public hearing on January 15, 2025 to
gather testimony and public comment on these requests. After closing the public
hearing, the Commission will be asked to provide feedback on the Findings of Fact for
each request. Based on Commission feedback, the Findings of Fact will be drafted
for consideration, along with formal recommendations, at the regular meeting
scheduled for February 19, 2025.
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BACKGROUND / ANALYSIS
The subject property at 1180-1190 Apple Street totals 40,128 square feet in size (0.9
acres). The parcels were platted in 1955, prior to the incorporation of the Village. The
property was platted as part of the Hoffman Estates I Subdivision, which included
approximately 250 single-family detached lots (R-2 district), and one large parcel
intended for commercial use, now the Hoffman Plaza Shopping Center and various
retail outlots (B-2 district).
The subject property is surrounded by commercial uses to the north and west, with the
Golf Road right-of-way and Village of Schaumburg retail to the north, and a car wash to
the west. Immediately south of the property is the private service drive which is part of
the Hoffman Plaza Shopping Center property. The Golf Road corridor has experienced
significant commercial development in recent decades, necessitating the widening of
Golf Road in 1999.
1190 Apple Street was previously improved with a single-family residence, which was
demolished in 2018, leaving the lot vacant. There is one single-family home at 1180
Apple Street.
Proposal
The proposal consists of a 10-unit townhome development on the 0.9 acre site. The
preliminary concept design includes two 33 foot tall townhome buildings, each with five
attached units, for a total of 10 units. The units range between 2,200 and 2,600 square
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feet and include a two-car, rear-loaded garage. A two-way access drive is proposed
with curb cuts on Apple Street on the east and a private service drive serving the
Hoffman Plaza Shopping Center on the south.
As part of the Preliminary Concept Site Plan request, final site and engineering
plans have not been submitted. If the rezoning and variation requests are
approved, the owner shall prepare the necessary plans for Preliminary and Final
Site Plan and Subdivision approvals required prior to site development.
Preliminary Concept Site Plan:
Rezoning
The owner is seeking to rezone the property from the R-2 One-Family Residential
District to the R-10 Attached Single-Family Dwelling Residential District which would
allow for the proposed townhome use. The following table is a comparison of the
current R-2 district regulations, R-10 district regulations, and the proposed preliminary
concept plan:
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Regulation R-2 District R-10 District Proposed Project
Permitted Uses Single-family Single-family and Attached single-
attached single- family
family
Setbacks Front: 30’ Front: 25’ Front: 25’
Side/Corner: 15’/30’ Side/Corner: 25’ Side/Corner: 25’
Rear: 30’ Rear: 25’ Rear: 55’
Height 35’ 35’ 33’
Development Area Min. 25 acres Min. 10 acres 0.9 acres
Density Max. 2.2 units/acre Max. 6 units/acre 10.9 units/acre
As highlighted in the table above, the proposed plan does not meet R-10 district
regulations for minimum development area or maximum density. Therefore, the owner
is seeking the following:
Variation for Development Area
Section 9-5-10-D-1 of the Municipal Code requires a minimum development area of
10 acres in the R-10 district. The owner is seeking a variation to reduce the minimum
development area to 0.9 acres from the required 10 acres.
Variation for Density
Section 9-5-10-D-10 limits gross density in the R-10 district to 6 units per acre. The
owner is seeking variation to allow increased density of 10.9 units per acre.
There are three existing townhome developments in the Village with the R-10 zoning
designation, summarized below. Two of the three are compliant with the R-10
development area and density regulations. In 1994, the Blackberry Creek townhome
development was granted variations for development area and density.
R-10 District Development Development Density
Area
Blackberry Creek 8 acres 6.5 units/acre
(Hassell Rd. and Blackberry Ln.)
Canterbury Fields 47 acres 5.8 units/acres
(Shoe Factory Rd. and Maureen Dr.)
Princeton Unit 2 33 acres 5.3 units/acre
(Shoe Factory Rd. and Ivy Ridge Dr.)
Proposed Project .9 acres 10.9 units/acre
(1180-1190 Apple Street)
Preliminary Concept Site Plan
In addition to the rezoning and variation requests, the owner is seeking Preliminary
Concept Site Plan consideration. The plans submitted are intended to illustrate the
potential layout and general character of the development. Preliminary Concept Site
Plan approval does not authorize any development or construction activity. If the
rezoning and variation requests are approved, the owner would be required to obtain
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Preliminary and Final Site Plan and Subdivision approval for the project, which would
include final site, engineering, landscape, architectural and other plans, studies and
documents as required by the Municipal Code. While not an exhaustive list, staff has
identified a number of items to be addressed as part of any future zoning request:
• The architectural plans and civil engineering plans should be reconciled to
address discrepancies between plans.
• The grass emergency paver fire lane has not been approved by the Fire
Department. Any future submittals should ensure that emergency access and
safety standards are met.
• Proposed sidewalks widths and locations to be revised to provide adequate
pedestrian connectivity and ingress/egress for police/fire response.
• A Plat of Subdivision is required.
• Plans must address all applicable regulations and design requirements of the
Municipal Code.
• Hoffman Plaza ownership must be a co-applicant on any future requests for
Preliminary and Final Site Plan approval if access is proposed on the private
service drive.
Findings of Fact
Provided below are the standards required to be met for rezoning and variations as
outlined in the Municipal Code. Upon conclusion of the public hearing, the Commission
should discuss each request to determine if the standards have been met. Draft
Findings of Fact for each request will be drafted based on this discussion and provided
to the Commission for consideration at the February 19, 2025 meeting.
Rezoning – R-2 to R-10 District
Sec. 9-1-17-E: Standards.
1. Where the purpose and effect of the proposed amendment is to change the zoning
classification of a particular property, the Planning and Zoning Commission, shall make
findings based upon the evidence presented to it in each specific case with respect to
the following:
a. Existing uses of property within the general area of the property in question;
b. The zoning classification of property within the general area of the property in
question;
c. The suitability of the property in question for the uses permitted under the
existing zoning classification;
d. The trend of development, if any, in the general area of the property in question,
including changes, if any, which may have taken place since the day the
property in question was placed in its present zoning classification.
2. The Planning and Zoning Commission shall not recommend the adoption of a
proposed amendment unless it finds that the adoption of such amendment is in the
public interest and is not solely for the interest of the applicant.
Variations – Development Area & Density
Sec. 9-1-15-C: Standards.
1. The Planning and Zoning Commission shall not recommend the variation of the
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regulations of the Code unless it shall first make a finding based upon the evidence
presented to it in each specific case that:
a. The property in question cannot yield a reasonable return if permitted to be used
only under the conditions allowed by the regulations in the district in which it is
located;
b. The plight of the owner is due to unique circumstances;
c. The variation, if granted, will not alter the essential character of the locality.
2. For the purpose of implementing the above rules, the Planning and Zoning
Commission shall also, in making its determination whether there are practical
difficulties or particular hardships, take into consideration the extent to which the
following facts favorable to the applicant have been established by the evidence:
a. The particular physical surroundings, shape or topographical condition of the
specific property involved would result in a particular hardship upon the owner,
as distinguished from a mere inconvenience, if the strict letter of the regulations
were carried out;
b. The conditions upon which the petition for a variation is based would not be
applicable, generally, to other property within the same zoning classification;
c. The purpose of the variation is not based exclusively upon a desire to increase
the value of the property;
d. The alleged difficulty or hardship has not been created by any person presently
having an interest in the property;
e. The granting of the variation will not be detrimental to the public welfare or
injurious to other property or improvements in the neighborhood in which the
property is located; and
f. The proposed variation will not impair an adequate supply of light and air to
adjacent property, or substantially increase the congestion in the public streets,
or increase the danger of fires, or endanger the public safety, or substantially
diminish or impair property values in the neighborhood.
3. The Planning and Zoning Commission may recommend to the Village Board that
such conditions and restrictions be imposed upon the premises benefited by a variation
as may be necessary to comply with the standards set forth in this section to reduce or
minimize the injurious effect of such variation upon other property in the neighborhood,
and better to carry out the general intent of this Code.
Notification
Legal notice has been published by the Daily Herald Newspaper and standard
notification letters have been sent to residents within 300 feet of the proposed project.
The applicant has placed two notification signs on the property. One letter of objection
has been submitted (included in the attachments).
Note: The public hearing for this meeting was originally scheduled for PZC
consideration on 12/18/24 PZC however was cancelled due to a newspaper publishing
issue.
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MOTIONS
Motions for approval of Findings of Fact and recommendations will be considered by
the Commission at the February 19, 2025 meeting.
ATTACHMENTS
1. Draft PZC Findings and Recommendations Summary
2. Location Map
3. Supporting Documents
4. Objector's Exhibit
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Exhibit B
PLANNING & ZONING COMMISSION
FINDINGS & RECOMMENDATION SUMMARY
Meeting Date: 1/15/2025
Prepared By: Daisy Dose-Adamzadeh, Assistant Planner
PLN24-0013
Rezoning from R-2 One-Family Residential District to R-10 Attached Single-Family Dwelling
Residential District, Variations from Sections 9-5-10-D-1 and 9-5-10-D-10 of the
Municipal Code, and Preliminary Concept Site Plan
for the property located at 1180-1190 Apple Street
For discussion at the December 18, 2024 meeting. Based on the discussion, draft findings and
recommendations will be prepared for consideration at the February 19, 2025 meeting.
Draft Findings of Fact – Rezoning from R-2 to R-10
Sec. 9-1-17-E: Findings of Fact and Recommendations
1. Where the purpose and effect of the proposed amendment is to change the zoning classification of a
particular property, the Planning and Zoning Commission, shall make findings based upon the evidence
presented to it in each specific case with respect to the following:
a. Existing uses of property within the general area of the property in question;
FINDING:
b. The zoning classification of property within the general area of the property in question;
FINDING:
c. The suitability of the property in question for the uses permitted under the existing zoning
classification;
FINDING:
d. The trend of development, if any, in the general area of the property in question, including
changes, if any, which may have taken place since the day the property in question was placed
in its present zoning classification.
FINDING:
2. The Planning and Zoning Commission shall not recommend the adoption of a proposed amendment
unless it finds that the adoption of such amendment is in the public interest and is not solely for the
interest of the applicant.
FINDING:
Draft Findings of Fact – Variation for Minimum Development Area
Sec. 9-1-15-C: Standards for Variations.
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1. The Planning and Zoning Commission shall not recommend the variation of the regulations of the Code
unless it shall first make a finding based upon the evidence presented to it in each specific case that:
a. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations in the district in which it is located;
FINDING:
b. The plight of the owner is due to unique circumstances;
FINDING:
c. The variation, if granted, will not alter the essential character of the locality.
FINDING:
2. For the purpose of implementing the above rules, the Planning and Zoning Commission shall also, in
making its determination whether there are practical difficulties or particular hardships, take into
consideration the extent to which the following facts favorable to the applicant have been established
by the evidence:
a. The particular physical surroundings, shape or topographical condition of the specific property
involved would result in a particular hardship upon the owner, as distinguished from a mere
inconvenience, if the strict letter of the regulations were carried out;
FINDING:
b. The conditions upon which the petition for a variation is based would not be applicable,
generally, to other property within the same zoning classification;
FINDING:
c. The purpose of the variation is not based exclusively upon a desire to increase the value of the
property;
FINDING:
d. The alleged difficulty or hardship has not been created by any person presently having an
interest in the property;
FINDING:
e. The granting of the variation will not be detrimental to the public welfare or injurious to other
property or improvements in the neighborhood in which the property is located; and
FINDING:
f. The proposed variation will not impair an adequate supply of light and air to adjacent property,
or substantially increase the congestion in the public streets, or increase the danger of fires, or
endanger the public safety, or substantially diminish or impair property values in the
neighborhood.
FINDING:
Findings & Recommendations Summary
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3. The Planning and Zoning Commission may recommend to the Village Board that such conditions and
restrictions be imposed upon the premises benefitted by a variation as may be necessary to comply
with the standards set forth in this section to reduce or minimize the injurious effect of such variation
upon other property in the neighborhood, and better to carry out the general intent of this Code.
Draft Findings of Fact – Variation for Maximum Density
Sec. 9-1-15-C: Standards for Variations.
1. The Planning and Zoning Commission shall not recommend the variation of the regulations of the Code
unless it shall first make a finding based upon the evidence presented to it in each specific case that:
a. The property in question cannot yield a reasonable return if permitted to be used only under the
conditions allowed by the regulations in the district in which it is located;
FINDING:
b. The plight of the owner is due to unique circumstances;
FINDING:
c. The variation, if granted, will not alter the essential character of the locality.
FINDING:
2. For the purpose of implementing the above rules, the Planning and Zoning Commission shall also, in
making its determination whether there are practical difficulties or particular hardships, take into
consideration the extent to which the following facts favorable to the applicant have been established
by the evidence:
a. The particular physical surroundings, shape or topographical condition of the specific property
involved would result in a particular hardship upon the owner, as distinguished from a mere
inconvenience, if the strict letter of the regulations were carried out;
FINDING:
b. The conditions upon which the petition for a variation is based would not be applicable,
generally, to other property within the same zoning classification;
FINDING:
c. The purpose of the variation is not based exclusively upon a desire to increase the value of the
property;
FINDING:
d. The alleged difficulty or hardship has not been created by any person presently having an
interest in the property;
FINDING:
e. The granting of the variation will not be detrimental to the public welfare or injurious to other
property or improvements in the neighborhood in which the property is located; and
Findings & Recommendations Summary
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FINDING:
f. The proposed variation will not impair an adequate supply of light and air to adjacent property,
or substantially increase the congestion in the public streets, or increase the danger of fires, or
endanger the public safety, or substantially diminish or impair property values in the
neighborhood.
FINDING:
3. The Planning and Zoning Commission may recommend to the Village Board that such conditions and
restrictions be imposed upon the premises benefited by a variation as may be necessary to comply with
the standards set forth in this section to reduce or minimize the injurious effect of such variation upon
other property in the neighborhood, and better to carry out the general intent of this Code.
Draft Recommendations
The following motions will be considered by the Planning & Zoning Commission on January 15, 2025 (a
total of 5 motions will be required):
1. Adopt the Findings of Fact for Rezoning and Variations as noted in the Findings & Recommendations
Summary.
2. Recommend to the Village Board approval of Rezoning from R-2 One-Family Residential District to R-
10 Attached Single-Family Dwelling Residential District, subject to the following condition:
a. All use of the existing structure shall cease immediately following Village Board approval, and
the existing structure shall be demolished (in accordance with applicable building permits) within
twelve (12) months from the date of Village Board approval.
3. Recommend to the Village Board approval of a Variation from Section 9-5-10-D-1 to reduce the
minimum development area to 0.9 acres instead of the minimum required 10 acres.
4. Recommend to the Village Board approval of a Variation from Section 9-5-10-D-10 to increase the
gross density to 10.9 units per acre instead of the maximum density of 6 units per acre.
5. Recommend to the Village Board approval of Preliminary Concept Site Plan, subject to the following
conditions:
a. Preliminary Concept Site Plan approval does not authorize any development or construction
activity. Future development of this property is subject to approval of Preliminary and Final Site
Plan in accordance with the Village’s Municipal Code requirements. The owner may choose to
sell the property, and any subsequent purchaser or developer shall be bound by the conditions
of approval.
b. The Preliminary Concept Site Plan approval is intended to illustrate a potential layout and
general character of the development. All plan details are subject to further review and revision
through the Preliminary and Final Site Plan process. To comply with the Municipal Code,
Findings & Recommendations Summary
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changes may be required to access, circulation, landscaping, site layout, lighting, building
appearance, and any other site detail.
c. No development waivers are granted with this approval. All details of the site plan are
conceptual in nature and do not imply that any waivers or variations will be approved.
d. Development of this property is subject to meeting all requirements of the Village Municipal
Code any and all and other requirements of other jurisdictions such as IDOT and MWRD.
e. A preliminary and final Plat of Subdivision shall be submitted prior to or concurrently with a
request for Preliminary and Final Site Plan Approval.
Findings & Recommendations Summary
Page 5 of 5
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VILLAGE OF HOFFMAN ESTATES
PLANNING & ZONING APPLICATION SUMMARY
APPLICATION INFORMATION
Project Number: PLN24-0013
Project Name: Apple - Golf Rezoning, Variations & Concept Site Plan
Project Application Date: 3/12/2024
Project Manager: Daisy Dose
PROJECT TYPE
Variation - Residential; Site Plan Review - Concept; Rezoning;
SITE INFORMATION
Property Address: 1190 APPLE ST
All Included PINs: 07-15-200-004-0000, 07-15-200-005-0000
PROJECT CONTACTS
Relationship to
Name / Firm Address Phone E-Mail
Project
4160 RFD SUITE 102
APPLICANT SAM AKMAKJIAN LONG GROVE, 8477780463 DRSAM001@AOL.COM
IL 60047
1100 LANDMEIER RD #
AUTHORIZED 202 ELK GROVE RKIRK@GROUPAARCH.C
GROUP A ARCHITECTURE 8479521100
AGENT VILLAGE, OM
IL 60007
4160 RFD LONG
OWNER SAM AKMAKJIAN GROVE, 8477780463 DRSAM001@AOL.COM
IL 60047
1 of 1
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PROPOSED R-10 ATTACHED
EXISTING R-2 ZONING
SINGLE FAMILY ZONING
INFORMATION
LOT AREA: REQUIRED/ REQUIRED/ PROPOSED
40,148 SQ FT ALLOWED ALLOWED
ZONING: R-2 R-10 R-10
SETBACK: 30'-0" FRONT 25'-0" FRONT 26'-8 3/4" FRONT
30'-0" FROM 25'-0" FROM 25'-0" FROM
APPLE ST APPLE ST APPLE ST
20'-0" SIDE 25'-0" SIDE 26'-9 1/8" SIDE
30'-0" REAR 25'-0" REAR 55'-0" REAR
FAR: 20% - 8,029 SQ FT BUILDING LOT
AREA TO BE (4)2,666.28 SF
DETERMINED BY (2)2,614.66 SF
THE VILLAGE (4)2,203.44 SF
BOARD TOTAL:24,708.2 SF
BUILDING HT: 35 FT 35 FT 33 FT
R-10 ATTACHED SINGLE FAMILY ZONING INFORMATION
ALLOWED PROPOSED
MIN. DEVELOPMENT AREA 10 ACRES MIN. 40,148 SQ FT
6UNITS/ACRE 10 UNITS
LOT AREA/DENSITY 7,260/UNIT 4,356/UNIT
SETBACK: FRONT 25'-0" FRONT 26'-8 3/4" FRONT
25'-0" FROM 25'-0" FROM
APPLE ST APPLE ST
SIDE 25'-0" 26'-9 1/8" SIDE
REAR 25'-0" 55'-0" REAR
DENSITY: NOT EXCEED SIX 10 DWELLING UNITS
DWELLING ON 40,148 SQ FT LOT
UNITS/ACRE
SQ FT/UNIT: (4)2,666.28 SF
(2)2,614.66 SF
(4)2,203.44 SF
NUMBER OF UNITS: 10
TOTAL SQ FT: 24,708.2 SF
LOT BLDG FOOTPRINT 9,113.84 SF
COVERAGE: DRIVEWAY/PARKING 12,374.72
SIDEWALK 1,345.12 SF
TOTAL: 22,833.68 SF
LANDSCAPED PERVIOUS MIN. 20%= 8,030 SQ FT 17,314.32 SF (12 TREES: 2.5 INCH DBH)
SURFACE AREA:
BUILDING HT: 35 FT 33 FT
TOTAL PARKING SPACES: 1 GUEST SPACE/4 UNITS 3
GROUP A Professional Corporation JOB NUMBER:
23048
1100 Landmeier Rd. Suite 202, COVER SHEET DATE:
09/24/2024
Elk Grove Village, IL 60007
Phone:
Fax:
847.952.1100
847.952.1158
1180/1190 APPLE STREET
Web: www.groupaarch.com
HOFFMAN ESTATES, ILLINOIS
D1
ARCHITECTURE Page 63 of 83
1180/1190
APPLE
EXISTING R-2
B-2
R-2
GROUP A Professional Corporation JOB NUMBER:
23048
1100 Landmeier Rd. Suite 202, EXISTING ZONING DATE:
09/24/2024
Elk Grove Village, IL 60007
Phone:
Fax:
847.952.1100
847.952.1158
1180/1190 APPLE STREET
Web: www.groupaarch.com
HOFFMAN ESTATES, ILLINOIS
D2
ARCHITECTURE
Page 64 of 83
1180/1190
APPLE
PROPOSED R-10
FROM R-2
B-2
R-2
GROUP A Professional Corporation JOB NUMBER:
23048
1100 Landmeier Rd. Suite 202, PROPOSED ZONING DATE:
09/24/2024
Elk Grove Village, IL 60007
Phone:
Fax:
847.952.1100
847.952.1158
1180/1190 APPLE STREET
Web: www.groupaarch.com
HOFFMAN ESTATES, ILLINOIS
D3
ARCHITECTURE
Page 65 of 83
15' - 0"
GOLF ROAD
PARKWAY TREE 4" DIA. MIN AT
25 FT O.C.
200.00'
15' - 0"
X X X X X X X X X X X X X X X X X X X
X HYD DECORATIVE BLOSSOMING
MANHOLE CRAB APPLE TREE
25' - 0" 26' - 9"
X
X
ELECTRIC VEHICLE
CHARGING STATION 5' - 0" X
X
4'-0" HIGH DECORATIVE METAL
25' - 0" 5' - 0"
X FENCE ON GOLF RD AND APPLE
X STREET 5'-0" FROM PROPERTY
"STERNBERG" LIGHT POLE 25' - 4" 22' - 0" 25' - 4" 22' - 0" 25' - 4"
X
LINE
1 2 3 4 5
38' - 1"
2'-0" HIGH LANDSCAPE
X 55' - 0"
SCREENING ON STREET SIDE.
TRASH ENCLOSURE X
4'-0" HEDGE AT 24" O.C.
WITH 6'-0" HIGH
MASONRY WALL AND
X
1190 Apple X
R
CONTINUOUS ON FENCE,
RESIDENTIAL SIDE.
OPEN/LOCKABLE GATE 25
STREET
X
9' - 7" 10' - 0" 9' - 0" 9' - 0" 9' - 0" 5' - 0"
'- GRASS EMERGENCY PAVER FIRE
X
0"
22' - 1"
9' - 0"
18' - 0"
LANE
18' - 0"
X
HYD
200.39'
X
X
25' - 0"
1' - 7"
201.07'
"STERNBERG" LIGHT POLE
FIRE ACCESS LANE
24' - 0" 71'-4". C
L
X
6 FT HIGH FULL HEDGE
1' - 7"
APPLE
OF ARBORVITAE BUSHES
X
TYPE B6.12 CONCRETE CURB AND
GUTTER
R-10 BUILDING SETBACK 25'-0"
X
4'-0" HIGH DECORATIVE 9' - 0"
22' - 1"
X
METAL FENCE 0" GRASS EMERGENCY PAVER FIRE
'-
X
25 LANE
X R
X
X
1180 Apple X
5' - 0"
10 9 8 7 6
38' - 1"
X
TYPE B6.12 CONCRETE CURB
X
AND GUTTER 25' - 0" 30' - 0" 25' - 4" 22' - 0" 25' - 4" 22' - 0" 25' - 4"
X
X
PARKWAY TREE 4" DIA. MIN AT 25
FT O.C.
X
5' - 0"
X
8' - 0"
25' - 0" 26' - 9"
15' - 0"
X 1' - 7" X
DECORATIVE BLOSSOMING
CRAB APPLE TREE
HYDRANT
"STERNBERG" LIGHT POLE
X
200.00' 5' - 0"
PARKWAY TREE 4" DIA. 2'-0" HIGH LANDSCAPE
15' - 0" SCREENING ON STREET SIDE.
4'-0" HEDGE AT 24" O.C. ON
ASTER LN RESIDENTIAL SIDE.
GROUP A Professional Corporation JOB NUMBER:
23048
1100 Landmeier Rd. Suite 202, SITE PLAN DATE:
09/24/2024
Elk Grove Village, IL 60007
Phone:
Fax:
847.952.1100
847.952.1158
1180/1190 APPLE STREET
Web: www.groupaarch.com
HOFFMAN ESTATES, ILLINOIS
D4
ARCHITECTURE
Page 66 of 83
EXISTING STREET
LIGHTS ON GOLF RD
STERNBERG ML760
ON DAYLIGHT SENSOR
MUST PROVIDE MIN
1200 LUMENS TO
PARKING AREA.
1100 SQFT
STERNBERG ML660
ON DAYLIGHT SENSOR
WALL MOUNTED
SCONCE NEXT TO
EACH GARAGE, TYP.
CONTROLED BY
SWITCH IN UNIT
STERNBERG ML660
ON DAYLIGHT SENSOR
SITE PLAN - LIGHTING 1
D4.1
1" = 30'-0"
GROUP A Professional Corporation JOB NUMBER:
23048
1100 Landmeier Rd. Suite 202, SITE PLAN - LIGHTING DATE:
09/24/2024
Elk Grove Village, IL 60007
Phone:
Fax:
847.952.1100
847.952.1158
1180/1190 APPLE STREET
Web: www.groupaarch.com
HOFFMAN ESTATES, ILLINOIS
D4.1
ARCHITECTURE
Page 67 of 83
UNIT # 1
2,647 SF_3 BEDROOMS / 2.1 BATHS
PLANTER
BEDROOM 1
15' x 14'
UP WIC
LIVING/DINING UP OPTIONAL/SOLAR PANELS
STUDY 22' x 14'
21' x 15'
UP
AC
36"REF. DN DN
72" VANITY
30" STOVE
BUTTLER'S
BATH 1 BATH 2
12' x 8' 11' x 5' W D
DN
DW PATIO
60" VANITY
LAUNDRY
2 CAR GARAGE
BKFST/KITCHEN BENCH
24' x 21'
18' x 11'
FAMILY ROOM BEDROOM 2 BEDROOM 3
26' x 17' 14' x 14' 12' x 11'
GUARDRAIL
PLANTER
BALCONY
GROUND LEVEL PLAN 1st FLOOR PLAN 2nd FLOOR PLAN ROOF TOP PLAN
GROSS FLOOR AREA 417 SF GROSS FLOOR AREA 1,115 SF GROSS FLOOR AREA 1,115 SF PATIO AREA 437 SF
8 FT HIGH CEILING 8 FT HIGH CEILING 8 FT HIGH CEILING
GROUP A Professional Corporation JOB NUMBER:
23048
1100 Landmeier Rd. Suite 202, UNIT 1 DATE:
09/24/2024
Elk Grove Village, IL 60007
Phone:
Fax:
847.952.1100
847.952.1158
1180/1190 APPLE STREET
Web: www.groupaarch.com
HOFFMAN ESTATES, ILLINOIS
D5
ARCHITECTURE
Page 68 of 83
UNIT # 2
2,246 SF_3 BEDROOMS / 2.1 BATHS
PLANTER
BEDROOM 1
WIC
UP 14' x 14'
STUDY UP
17'x15' LIVING/DINING
17' x 12'
OPTIONAL/SOLAR PANELS SKYLIGHT
AC
UP
PANTRY
GUARDRAIL SKYLIGHT
BKFST/KITCHEN
15' x 16'
72" VANITY
36"REF.
BATH 1
14' x 6'
DN DN
DN
30" STOVE
LIN.
PATIO
D
48" VANITY
BATH 2
DW 10' x 5'
W
2 CAR GARAGE
21'x21'
FAMILY ROOM BEDROOM 2 BEDROOM 3
21' x 14' 10' x 13' 10' x 12'
GUARDRAIL
PLANTER
BALCONY
GROUND LEVEL PLAN 1st FLOOR PLAN 2nd FLOOR PLAN ROOF TOP PLAN
GROSS FLOOR AREA 362 SF GROSS FLOOR AREA 942 SF GROSS FLOOR AREA 942 SF PATIO AREA 439 SF
8 FT HIGH CEILING 8 FT HIGH CEILING 8 FT HIGH CEILING
GROUP A Professional Corporation JOB NUMBER:
23048
1100 Landmeier Rd. Suite 202, UNIT 2 DATE:
09/24/2024
Elk Grove Village, IL 60007
Phone:
Fax:
847.952.1100
847.952.1158
1180/1190 APPLE STREET
Web: www.groupaarch.com
HOFFMAN ESTATES, ILLINOIS
D6
ARCHITECTURE
Page 69 of 83
UNIT # 3
2,575 SF_3 BEDROOMS / 2.1 BATHS
PLANTER
BEDROOM 1
WIC 15' x 14'
UP UP LIVING/DINING
STUDY 22' x 14'
21'x15'
UP SKYLIGHT OPTIONAL/SOLAR PANELS
AC
SKYLIGHT
DN DN
36"REF.
72" VANITY
33" STOVE BATH 2 BATH 1 GUARDRAIL
BUTTLER'S
BKFST/KITCHEN W D 11' x 5' 12' x 8'
18' x 11'
60" VANITY
DN
DW
LAUNDRY PATIO
2 CAR GARAGE
24'x21'
BEDROOM 3 BEDROOM 2
FAMILY ROOM 12' x 12' 12' x 13'
24' x 16' GUARDRAIL
PLANTER
BALCONY
GROUND LEVEL PLAN 1st FLOOR PLAN 2nd FLOOR PLAN ROOF TOP PLAN
GROSS FLOOR AREA 417 SF GROSS FLOOR AREA 1,079 SF GROSS FLOOR AREA 1,079 SF PATIO AREA 507 SF
8 FT HIGH CEILING 8 FT HIGH CEILING 8 FT HIGH CEILING
GROUP A Professional Corporation JOB NUMBER:
23048
1100 Landmeier Rd. Suite 202, UNIT 3 DATE:
09/24/2024
Elk Grove Village, IL 60007
Phone:
Fax:
847.952.1100
847.952.1158
1180/1190 APPLE STREET
Web: www.groupaarch.com
HOFFMAN ESTATES, ILLINOIS
D7
ARCHITECTURE
Page 70 of 83
OPTIONAL UNIT # 2
2,246 SF_3 BEDROOMS / 3.1 BATHS
PLANTER
BEDROOM 1
WIC
BEDROOM 3 UP 14' x 15'
11' x 10' UP
LIVING/DINING
17' x 12'
OPTIONAL/SOLAR PANELS SKYLIGHT
BATH 3
11' x 5' AC
UP
36"REF. PANTRY
GUARDRAIL SKYLIGHT
BKFST/KITCHEN
15' x 16'
PATIO
DN BATH 1 DN
DN
6' x 12'
BATH 2
30" STOVE 72" VANITY
7' x 12'
D
DW W
2 CAR GARAGE
21'x21'
BEDROOM 2
17' x 15'
FAMILY ROOM
21' x 14'
WIC
GUARDRAIL
PLANTER
BALCONY
GROUND LEVEL PLAN 1st FLOOR PLAN 2nd FLOOR PLAN ROOF TOP PLAN
GROSS FLOOR AREA 362 SF GROSS FLOOR AREA 942 SF GROSS FLOOR AREA 942 SF PATIO AREA 439 SF
8 FT HIGH CEILING 8 FT HIGH CEILING 8 FT HIGH CEILING
GROUP A Professional Corporation JOB NUMBER:
23048
1100 Landmeier Rd. Suite 202, OPTIONAL UNIT 2 DATE:
09/24/2024
Elk Grove Village, IL 60007
Phone:
Fax:
847.952.1100
847.952.1158
1180/1190 APPLE STREET
Web: www.groupaarch.com
HOFFMAN ESTATES, ILLINOIS
D8
ARCHITECTURE
Page 71 of 83
FRONT ELEVATION
WHITE STUCCO FINISH MAINTENANCE FREE JAMES HARDIE SIDING ALL ALUMINUM CASEMENT WINDOWS LP SMART EXTERIOR TRIM
ALUMINUM FASCIA
T/PLATE
26'-0"
8' - 0"
2ND FLR
18'-0"
9' - 0"
1ST FLR
9'-0"
9' - 0"
T/FOUND.
0'-0"
T/FOOTING
-3'-6"
MAINTENANCE FREE THIN BRICK ALUMINUM FASCIA AND CEDAR WOOD ALL ALUMINUM INSULATED FRONT DOOR
SOFFIT WITH RECCESSED LIGHTING WITH GLASS PANEL AND TRANSOM
WINDOW
6 UNIT 5 5 UNIT 4 4 UNIT 3 3 UNIT 2 2 UNIT 1 1
GROUP A Professional Corporation JOB NUMBER:
23048
1100 Landmeier Rd. Suite 202, FRONT ELEVATION DATE:
09/24/2024
Elk Grove Village, IL 60007
Phone:
Fax:
847.952.1100
847.952.1158
1180/1190 APPLE STREET
Web: www.groupaarch.com
HOFFMAN ESTATES, ILLINOIS
D9
ARCHITECTURE
Page 72 of 83
EXISTING STREET
LIGHTS ON GOLF RD
STERNBERG ML760
ON DAYLIGHT SENSOR
MUST PROVIDE MIN
1200 LUMENS TO
PARKING AREA.
1100 SQFT
STERNBERG ML660
ON DAYLIGHT SENSOR
WALL MOUNTED
SCONCE NEXT TO
EACH GARAGE, TYP.
CONTROLED BY
SWITCH IN UNIT
STERNBERG ML660
ON DAYLIGHT SENSOR
SITE PLAN - LIGHTING 1
D4.1
1" = 30'-0"
GROUP A Professional Corporation JOB NUMBER:
23048
1100 Landmeier Rd. Suite 202, SITE PLAN - LIGHTING DATE:
09/24/2024
Elk Grove Village, IL 60007
Phone:
Fax:
847.952.1100
847.952.1158
1180/1190 APPLE STREET
Web: www.groupaarch.com
HOFFMAN ESTATES, ILLINOIS
D4.1
ARCHITECTURE
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OBJECTOR'S EXHIBIT
1 Page 82 of 83
OBJECTOR'S EXHIBIT
2 Page 83 of 83