Plan Commission

PLAN COMMISSION GENERAL MINUTES APRIL 15, 2026 CALL TO ORDER The meeting was called to order by Chairperson Rich Gerber at 7:00pm. ROLL CALL Members Present: Chairperson Rich Gerber, Don Watson, Dale Litney, Charles Nordstrom, Steve Robles, Kenneth Ropiak, Tanvi Vora Members Absent: Anil Barot, David Piecuch Also Present: Chidochashe Baker, Community Planner Ian Salzman, Associate Planner CONSIDERATION OF MINUTES Chairperson Gerber stated they would approve the minutes listed below by voice acclamation. Mtg Date Case Number and Name 1/21/26 General Minutes P2510-01 / Hussain Residence P2510-02 / Elibal Residence P2511-01 / Patel-Mehta Continuation MOTION CARRIED: All ayes with two members absent PUBLIC HEARINGS P2603-01 / LILY GROVE BAKERY / 438 Scholten Dr/ Special Use for Home Based Business - Preparation of Home Baked Goods P2603-02 / ARMANDO RESIDENCE / 227 Clearbrook Court / Rear Yard Variation - Principal Structure (Room Addition) and Variation to Allow a Patio in the Side Yard P2603-03 / BOTANICAL HONEY FARM / 2213 W WEATHERSFIELD WAY/ Special Use for Homebase Business - Preparation of Honey Products Rules of Procedure Ms. Baker introduced the reaffirmation of the rules of procedure as required per the Village code. Staff has no changes to the Rules for 2026. Chairperson Gerber explained the process of the Rules of Procedure, as there are several new members on the commission. P2603-01 / 438 SCHOLTEN DRIVE / Lily Grove Bakery / Special Use for Home-Based Business – Preparation of Baked Goods Village of Schaumburg Plan Commission April 15, 2026 1 The hearing was called to order at 7:01 p.m. by Chairperson Rich Gerber. ROLL CALL Members Present: Chairperson Rich Gerber, Don Watson, Charles Nordstrom, Dale Litney, Steve Robles, Tanvi Vora, and Kenneth Ropiak Members Absent: Anil Barot, David Piecuch Staff Present: Chidochashe Baker, AICP, Community Planner Ian Salzman, AICP, Associate Planner A quorum was present. Sworn in for testimony: Chidochashe Baker, AICP, Community Planner Lisa Patel, Petitioner Chairperson Gerber introduced the case being presented P2603-01 / 438 SCHOLTEN DRIVE / Lily Grove Bakery / Special Use for Home-Based Business – Preparation of Baked Goods Chairperson Gerber asked the Recording Secretary if public notice was given regarding the case. Ms. Storm stated that Staff and the petitioner have given proper public hearing notification. Ms. Patel stated that she would like to start a small bakery out of her home. She said that she started baking to be cautious of her health issues and sharing baked goods with friends. This has evolved into external groups requesting to purchase baked goods from her. Ms. Patel stated that she is looking to sell sourdough bread and cookies on an every-other week basis. Sales and pick-ups would occur on Fridays and Sundays only. She stated she purchases all of her supplies from Costco and all materials are stored in the home. She only anticipates between 10-12 customers per week. Ms. Baker stated that this application for a home-based business is located in the Summit Grove neighborhood, which is zoned R-6C in a single-family district. All food products will be created and baked in the kitchen of the home. She stated that no external employees will work at the bakery. She stated that the bakery must adhere to Title 9 of the Village Code regarding home kitchen operations, which requires the petitioner to obtain a food-handler’s certificate and training. The maximum amount of customers permitted per week will be 15 customers, and all pick-ups will occur at the home. Pick-ups on Fridays will occur between 10am and 2pm, and 8am to 10am on Sundays. These pick-ups will be scheduled in advance to minimize traffic interruptions. She stated that any home-business that involves food is required to apply for a special use. P2603-01 / 438 SCHOLTEN DRIVE / Lily Grove Bakery / Special Use for Home-Based Business – Preparation of Baked Goods Village of Schaumburg Plan Commission April 15, 2026 2 Ms. Baker stated that the requirements for operating a home-based business require the business owner to live on-site. The code also requires the maximum operating space to not exceed 160 square feet. She stated that there shall be no external signs or displays that advertise a business is operating within the home. No items will be stored outside of the home, all items will be stored within the home in the kitchen. Ms. Baker explained that all transactions will be pick-up only, and the only deliver trucks on-site shall be regular trucks, not used for the operation. Staff is including a condition stating that the business may only accept six customers per day, as to not disrupt traffic. Visits for pick-ups must also be staggered. This number is similar to previous home-based businesses that have been approved. Everything for sale in the bakery must be produced on-site, with no external goods for sale. Staff is recommending approval for this special use. Chairperson Gerber asked if there were any questions or comments from the public. Mr. Robles asked if all certifications were complete at the time of the hearing. Ms. Patel confirmed both certifications were completed, and Ms. Baker stated that the certifications were included with the online permit application. Mr. Watson asked staff how staff monitors that business sales do not exceed $1,000 per month, as permitted in the code. Ms. Baker stated that this is an Illinois code requirement, and that she will confirm how sales are monitored. Mr. Watson also asked if a special insurance is required for home-based businesses that handle food. Ms. Baker stated that she will confirm with the Village’s health supervisor to determine whether this is necessary. Hearing no additional questions or comments, Chairperson Gerber asked if there was a motion to close the hearing. A motion was made by Mr. Robles, seconded by Mr. Nordstrom to close the hearing Chairperson Gerber stated they would close the hearing by voice acclamation MOTION CARRIED: Vote 7-0 with two members absent. A motion was made by Mr. Watson to recommend approval of a Special Use for Home-Based Business – Preparation of Baked Goods for the property 438 Scholten Drive, Lily Grove Bakery, case number P2603-01, seconded by Mr. Robles. MOTION CARRIED: Vote 7-0 with two members absent. A poll was taken: Mr. David Piecuch – Absent Mr. Charles Nordstrom – Yes Mr. Dale Litney – Yes Mr. Don Watson – Yes P2603-02 / 227 CLEARBROOK COURT / Armando Residence / Rear Yard Setback Variation – Principal Structure (Room Addition) and Variation to Allow a Patio in the Side Yard Village of Schaumburg Plan Commission April 15, 2026 1 The hearing was called to order at 7:14 p.m. by Chairperson Rich Gerber. ROLL CALL Members Present: Chairperson Rich Gerber, Don Watson, Charles Nordstrom, Dale Litney, Steve Robles, Tanvi Vora, and Kenneth Ropiak Members Absent: Anil Barot, David Piecuch Staff Present: Chidochashe Baker, AICP, Community Planner Ian Salzman, AICP, Associate Planner A quorum was present. Sworn in for testimony: Ian Salzman, AICP, Associate Planner Adam Kingen, Contractor Chairperson Gerber introduced the case being presented P2603-02 / 227 CLEARBROOK COURT / Armando Residence / Rear Yard Setback Variation – Principal Structure (Room Addition) and Variation to Allow a Patio in the Side Yard Chairperson Gerber asked the Recording Secretary if public notice was given regarding the case. Ms. Storm stated that Staff and the petitioner have given proper public hearing notification. Mr. Kingen, the contractor for Armando residence, explained that 227 Clearbrook Ct. is an irregular lot. It has a side yard and a backyard. He stated that the proposal does not include taking any green space from the lawn, instead replacing the deck with a new sunroom. The proposal for the patio includes removing the existing patio and replacing it with a new, concrete patio. Mr. Salzman stated that this request reduces the setback from 30 feet to 18 feet and 9 inches to allow for a room addition and a patio in the side yard. This property is zoned R6-C. It has a narrow front yard, which widens into the backyard. Due to this layout, there is no space to add to the rear of the house without encroaching on the setback. In the R6-C zoning district, there is a required minimum 30-foot yard setback. He stated that there are four previous cases similar to this one that went through the Plan Commission for rear yard setbacks. This includes for the neighboring property, 223 Clearbrook Ct., which also reduced the setback to 18 feet. The existing patio was installed before the current owner purchased the property, without a permit. The new proposed patio will obtain a permit before installation. Staff is recommending approval for these variations. Chairperson Gerber asked if there were any questions or comments from the public. P2603-02 / 227 CLEARBROOK COURT / Armando Residence / Rear Yard Setback Variation – Principal Structure (Room Addition) and Variation to Allow a Patio in the Side Yard Village of Schaumburg Plan Commission April 15, 2026 2 Mr. Ropiak asked out of the seven previous rear yard setback cases, what leads to staff suggesting approval or denial of a case. Mr. Salzman stated that approval of a case is contingent if there is a door in the side yard that grants access to the yard. Mr. Ropiak also asked how these proposed changes will impact neighboring properties. Mr. Salzman stated that the proposed variations will be in the same footprint, and therefore would not create a negative impact on neighboring properties. Mr. Watson asked how many cases have had setbacks of 18 feet. Mr. Salzman stated that there have been four cases, with the most recent in 2014 regarding a new sunroom. He stated that the case analysis was based on the last 15 years of precedent. Mr. Robles asked if the proposed sunroom would be the same size as the existing deck. Mr. Kingen clarified that the sunroom will actually be slightly smaller than the existing deck. Chairperson Gerber asked if the patio addition stays with the home, if the addition will create issues with future owners. Mr. Salzman stated that the variation runs with the property, so a future owner would not need to get another variation for this same patio. Hearing no additional questions or comments, Chairperson Gerber asked if there was a motion to close the hearing. A motion was made by Mr. Watson, seconded by Mr. Ropiak to close the hearing. Chairperson Gerber stated they would close the hearing by voice acclamation MOTION CARRIED: Vote 7-0 with two members absent. A motion was made by Mr. Watson to recommend approval of a Rear Yard Setback Variation – Principal Structure (Room Addition) and Variation to Allow a Patio in the Side Yard for the property 227 Clearbrook Court, Armando Residence, case number P2603-02, seconded by Mr. Ropiak. MOTION CARRIED: Vote 7-0 with two members absent. A poll was taken: Mr. David Piecuch – Absent Mr. Charles Nordstrom – Yes Mr. Dale Litney – Yes Mr. Don Watson – Yes Mr. Steve Robles – Yes Mr. Kenneth Ropiak – Yes Mr. Anil Barot – Absent P2603-03 / BOTANICAL HONEY FARM / 2213 W Weathersfield Way/ Special Use for Homebase Business - Preparation of Honey Products Village of Schaumburg Plan Commission April 15, 2026 1 The hearing was called to order at 7:30pm. by Chairperson Rich Gerber. ROLL CALL Members Present: Chairperson Rich Gerber, Don Watson, Charles Nordstrom, Dale Litney, Steve Robles, Tanvi Vora, and Kenneth Ropiak Members Absent: Anil Barot, David Piecuch Staff Present: Chidochashe Baker, AICP, Community Planner Ian Salzman, AICP, Associate Planner A quorum was present. Sworn in for testimony: Chidochashe Baker, AICP, Community Planner Olga Kolaciova, Petitioner Chairperson Gerber introduced the case being presented P2603-03 / BOTANICAL HONEY FARM / 2213 W Weathersfield Way/ Special Use for Homebase Business - Preparation of Honey Products Chairperson Gerber asked the Recording Secretary if public notice was given regarding the case. Ms. Storm stated that Staff and the petitioner have given proper public hearing notification. Ms. Kolaciova stated that she is looking to start a honey business. She said that she and her husband began the operation with two beehives and have since expanded to 51 state-registered beehives at an offsite location. She stated that this operation is unique, as all bees will be kept at a farm and the only operations occurring in the home will be bottling honey. She stated that most of her sales occur at local farmers markets. She explained that during off-season, she will deliver or mail honey products to customers. She stated that delivery occurs twice a month. There will be no external employees, only her and her husband that live on the property. Ms. Baker stated that this property is zoned R6 single family residential. Staff requested that the extracting and bottling occur in the kitchen instead of the family room, as the petitioner proposed. Any scheduled pick-ups of products will occur between 5-7pm, Wednesday through Friday, out of market season. Ms. Baker stated that the requirements for operating a home-based business require the business owner to live on-site. The code also requires the maximum operating space to not exceed 160 square feet. She stated that there shall be no external signs or displays that advertise a business is P2603-03 / BOTANICAL HONEY FARM / 2213 W Weathersfield Way/ Special Use for Homebase Business - Preparation of Honey Products Village of Schaumburg Plan Commission April 15, 2026 2 operating within the home. No items will be stored outside of the home, all items will be stored within the home. Ms. Baker explained that all transactions will be pick-up only, and any deliveries will be transported via the petitioner’s personal vehicle, which is already parked on site. Staff is including a condition stating that the business may only accept four customers per day, as to not disrupt traffic. Chairperson Gerber asked if there were any questions or comments from the public. Mr. Robles asked why this case has maximum of four vehicles at a time, when the previous case (P2603-01) is allowing six vehicles. Ms. Baker stated that the number of vehicles is determined by how many customers are expected per week. As this petitioner expects fewer customers per week, fewer vehicles are needed. Mr. Watson asked about the public concern email that was presented to commission members. He asked if there would be any apiaries on-site. Ms. Kolaciova stated no. She explained that she has a permit for two emergency beehives in her yard, in case a hive is rescued and needs to be stored overnight before being moved off-site the next day. Mr. Litney asked if honey would be sold year-round. Ms. Kolaciova stated yes, honey will be sold year-round at farmers markets, as well as pop-up markets in the off-season. Mr. Ropiak asked if the $1,000 sale maximum per month was all-inclusive, if it included sales from markets and from the house. He asked if this was an average across the year. Ms. Baker stated that she will research the requirement and provide the information. Ms. Baker clarified for the record that staff received a letter of opposition from a neighbor, opposing any apiaries on the property. Ms. Baker explained that once she explained the case to the neighbor, they withdrew their opposition and were supportive of the petition. Hearing no additional questions or comments, Chairperson Gerber asked if there was a motion to close the hearing. A motion was made by Mr. Ropiak, seconded by Mr. Robles to close the hearing Chairperson Gerber stated they would close the hearing by voice acclamation MOTION CARRIED: Vote 7-0 with two members absent. A motion was made by Mr. Ropiak to recommend approval of a Special Use for Home-Based Business – Preparation of Honey Products for the property 2213 W. Weathersfield Way, Botanical Honey Farm, case number P2603-02, seconded by Mr. Watson. MOTION CARRIED: Vote 7-0 with two members absent. A poll was taken: Mr. David Piecuch – Absent