Plan Commission

AGENDA Plan Commission Regular Meeting Village Hall 1900 Hassell Road, Hoffman Estates, IL 60169 February 18, 2026 Council Chambers 6:30 PM 1. CALL TO ORDER/ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. APPROVAL OF MINUTES A. Plan Commission 01-07-2026 4. CHAIRPERSON'S REPORT 5. NEW BUSINESS A. Public Hearings 1. A Special Use to Natura Academy to permit a private education facility for the property at 2357 Hassell Road 6. STAFF DISCUSSION 7. PUBLIC COMMENT 8. ADJOURNMENT The next regular Plan Commission meeting is scheduled for Wednesday, March 04, 2026 at 6:30 p.m. Further details and information can be found in the agenda packet attached hereto and incorporated herein and can also be viewed online at www.hoffmanestates.org and/or in person in the Village Clerk's office. The Village of Hoffman Estates complies with the Americans with Disabilities Act (ADA). For accessibility assistance, call the ADA Coordinator at 847/882-9100. Page 1 Page 1 of 37  MINUTES Plan Commission Regular Meeting Village Hall 1900 Hassell Road, Hoffman Estates, IL 60169 January 7, 2026 Council Chambers 6:30 PM 1. CALL TO ORDER/ROLL CALL Chairperson Chhatwani called the meeting to order at 06:30 PM. Commissioners Present: Kendra Alexander, Adam Bauske, Rajkumari Chhatwani, Lon Harner, Lenard Henderson, Daniel Lee, Minerva Milford, Nancy Trieb, John Wise Commissioners Absent: None. A quorum was present. Administrative Personnel Present: Kevin Anderson, Planner II; Daisy Dose-Adamzadeh, ft Planner II; Melanie Carollo, Civil Engineer II 2. 3. ra PLEDGE OF ALLEGIANCE TO THE FLAG APPROVAL OF MINUTES A. D Plan Commission 12-17-2025 Motion by Commissioner Harner, seconded by Commissioner Henderson, to approve the December 17, 2025, regular meeting minutes. Voice vote taken. Ayes - 9 | Nays - 0 | (Abstain: None). Motion Passed. 4. CHAIRPERSON'S REPORT Chairperson Chhatwani stated the Special Use to 1700 Algonquin Inc. for an automobile service station for the property at 1700 W Algonquin Road was approved by the Village Board on January 5, 2026. 5. NEW BUSINESS Page 1 Page 2 of 37 January 7, 2026 Village of Hoffman Estates Plan Commission A. Public Hearings 1. Special Use for a Planned Development and Preliminary and Final Plat of Subdivision for Higgins Crossings located at 125 and 155 W. Higgins Road Motion by Commissioner Harner, seconded by Commissioner Henderson, to open the Public Hearing. Voice vote taken. Ayes - 9 | Nays - 0 | (Abstain: None). Motion Passed. Chairperson Chhatwani swore in the petitioner. Eric Prechtel (445 Jackson Ave #200, Naperville) Eric Prechtel presented an overview of the project. Kevin Anderson presented an overview of the staff report. Commissioner Lee had no questions. ft Commissioner Wise had no questions. Commissioner Milford had no questions. ra Commissioner Alexander asked if the HOA costs are known at this time. Mr. Prechtel stated the costs are usually $270 per month. Commissioner Alexander asked what the average cost of a base unit would be. Mr. Prechtel stated the average cost would be around $450,000. D Commissioner Alexander asked the petitioner to describe similarities and differences between the proposed development and the nearest development in Schaumburg. At this time, Chairperson Chhatwani swore in an additional petitioner to answer Commissioner Alexander's question. Matthew Krummick (1750 Golf Rd, Schaumburg, DR Horton) Mr. Krummick addressed Commissioner Alexander's question, stating that the Schaumburg location is a more urban style community, whereas the Hoffman Estates location has a more suburban, gabled design. Commissioner Alexander asked about landscaping, particularly what type of grass blends would be used. Mr. Krummick stated that in the stormwater areas, native grasses would be used, whereas turf grasses would be used elsewhere throughout the community as well as other deciduous and native grasses near the buildings. Commissioner Trieb had no questions. Commissioner Harner asked staff whether there had been a decision made as to why certain Page 2 Page 3 of 37 January 7, 2026 Village of Hoffman Estates Plan Commission documents, such as HOA documents, landscape and building materials, are no longer being supplied to the Commissioners. Mr. Anderson stated he did not request the petitioner to provide the landscape or material pallets, nor the HOA decks which the previous Commission Chair would frequently request, and did not know what the Plan Commission's role would be in reviewing such items. Commissioner Harner stated he did not know either, but knew they used to see it, and now they were not, so he was just inquiring for his own knowledge. Mr. Prechtel stated these items are required to eventually be reviewed by the Village as a condition of project approval, but may not be something that is required for approval at this stage of the process. Commissioner Harner asked the petitioner whether it was the developer's expectation that the retention area would hold water, or be dry. Mr. Krummick stated this area is a dry basin system. Commissioner Harner further requested clarification as to who would maintain the basin. Mr. Krummick stated the Association would be responsible for maintaining the area. Commissioner Harner asked if the petitioner had considered solar panels for the property. Mr. Krummick stated they are not considering solar for energy production, but had been looking into providing EV-ready charging. Commissioner Harner asked when the petitioner anticipates the first unit to be available for sale. Mr. Krummick stated they anticipate demolition of the existing site to begin in March or ft April, following the County demolition permit process. It is not anticipated that the first units will be available until 2027, with about two years projected to sell all the proposed units. Commisioner Harner asked if there had been any comments from the neighboring Linden ra Circle residents. Mr. Anderson stated there have been no phone calls, email, or inquiries about the project following the Public Notice. Commissioner Henderson asked for clarification that the property is presently two properties that will be consolidated and then the townhouses will be individually platted. Mr. Krummick stated this was correct. D Commissioner Henderson asked whether the advertising signage would be removed within 30 days of the sale of the last available unit on the property. The petitioner agreed this would be completed in accordance with the code. Commissioner Henderson asked which study the water retention area would be reviewed under, the 100-year study, or the 500-year study. The petitioners stated a 100-year study would be used. Vice Chairperson Bauske asked the petitioner if they agreed with the conditions of approval in the staff report. The petitioners answered yes. Vice Chairperson Bauske thanked the petitioners for moving the entrance to the north of the property and the parking spaces. He also commented about the walkability of facilities in the area. Vice Chairperson Bauske asked if there would be any pet facilities available in the area. The petitioners stated they did not have any pet areas called out in the plans, but the HOA could make those adjustments as needed in the future if desired. Page 3 Page 4 of 37 January 7, 2026 Village of Hoffman Estates Plan Commission Vice Chairperson Bauske called out a photograph within the presentation packet which showed a crooked light post, which he hoped would be addressed during construction. Chairperson Chhatwani commended the petitioners and staff for a thorough presentation. Chairperson Chhatwani asked if there were any members of the audience that wished to comment on the 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 Special Use as outlined in Exhibit B - Findings & Recommendations Summary of the January 7, 2026, staff report. Roll call vote: Aye: Kendra Alexander, Adam Bauske, Rajkumari Chhatwani, Lon Harner, Lenard Henderson, Daniel Lee, Minerva Milford, Nancy Trieb, John Wise Nay: None Motion Passed. ft Motion by Vice Chairperson Bauske, seconded by Commissioner Henderson, to recommend to the Village Board approval of a Special Use for a Planned Development for Higgins Crossings located at 125 and 155 W. Higgins Road, subject to the conditions A-P noted in ra Exhibit B - Findings & Recommendations Summary of the January 7, 2026, staff report. Roll call vote: Aye: Kendra Alexander, Adam Bauske, Rajkumari Chhatwani, Lon Harner, Lenard Henderson, Daniel Lee, Minerva Milford, Nancy Trieb, John Wise Nay: None D Motion Passed. Motion by Vice Chairperson Bauske, seconded by Commissioner Harner, to recommend to the Village Board approval of a Preliminary and Final Plat of Subdivision for Higgins Crossings located at 125 and 155 W. Higgins Road. Roll call vote: Aye: Kendra Alexander, Adam Bauske, Rajkumari Chhatwani, Lon Harner, Lenard Henderson, Daniel Lee, Minerva Milford, Nancy Trieb, John Wise Nay: None Motion Passed. Chairperson Chhatwani stated this recommendation would be presented to the Village Board at the next regular meeting on Monday, January 19, 2026, at 07:00 PM. 6. STAFF DISCUSSION Daisy Dose-Adamzadeh stated the next regular Plan Commission meeting on January 21, 2026, will be canceled. The next meeting is anticipated to occur on February 4, 2026. The Page 4 Page 5 of 37 January 7, 2026 Village of Hoffman Estates Plan Commission SEI filings will be sent to the Commissioners via email from Cook County, so please be sure to fill them out. A reminder will be sent to each of the Commissioners. 7. PUBLIC COMMENT None. 8. ADJOURNMENT Motion by Commissioner Harner, seconded by Commissioner Henderson, to adjourn at 07:05 PM. Voice vote taken. Ayes - 9 | Nays - 0 (None) | Abstain - 0 (None). Motion Passed. Minutes prepared by Marquelle Cnota, Administrative Assistant. ______________________________ __________________________ Chairperson’s Approval Date Approved ft ra D Page 5 Page 6 of 37  PLAN COMMISSION STAFF REPORT Meeting Date: 2/18/2026 From: Kevin Anderson, Planner II PLN26-0001 Public Hearing A Special Use to Natura Academy to permit a private education facility for the property at 2357 Hassell Road REQUEST SUMMARY The applicant is requesting a Special Use to operate Natura Academy, a private therapeutic day school, in a 10,200 square foot tenant space in the Balackberry Falls Office Complex. Location: 2357 Hassell Road Property Owner / Applicant: Joseph Caruso / Dana Fair Property Size: 2.1 acres Zoning / Land Use: B-2 Community Business, Blackberry Falls Office Park Adjacent Properties: North: B-2 Community Business, Blackberry Falls Office building East: R-10 Attached Single-Family Residential, Blackberry Creek townhomes South: B-2 Community Business, Barrington Square Mall West: B-2 Community Business, Barrington Square detention basin BACKGROUND / ANALYSIS The property is zoned B-2 Community Business District. Private Education Facilities are not listed as either a permitted or a special use in the B-2 district. Therefore, a Special Use for a use not heretofore listed is required per Section 9-8-2-C-9 of the Hoffman Estates Code. In 2023, the applicant received a Special Use to operate Wallace Academy from an adjacent suite in this building. They have been operating without issues since opening. In 2025, the Village Board approved a Special Use for Advance Preschool to expand operate in the building at 2353 Hassell Road, in the same office complex directly north of this building. Advance preschool has been operating since the fall semester with no issues. Natura Academy would be a sister school to Wallace Academy next door, but there would be no student crossover from one school to the other and limited staff cross over. The schools are physically connected via an interior corridor. BUSINESS OPERATIONS Natura Academy is a private therapeutic day school serving up to 60 students with special needs, emotional and behavioral challenges, and/or chronic absenteeism. The school offers a standard curriculum supplemented with counseling and therapy services on an individualized basis. The Page 1 of 4 Page 7 of 37 anticipated number of students attending on a daily basis is 50 since some students attend remotely. The school operates Monday-Friday 7:30 AM - 3:30 PM with school holidays and semester breaks. The school would occupy 4 vacant tenant spaces along the east side of the 2357 Hassell building. The combined space is approximately 10,200 square feet. The space would be modified to provide classrooms, therapy rooms, offices, and a kitchen. One room is designated as a gymnasium for indoor physical education. The space will meet the Code requirements for Life Safety and Accessibility. There would be no changes to the site plan or the exterior of the building. There are no outdoor student activities and no playground. SITE PLAN There will be 33 staff members when the school is fully staffed. Approximately 26 of the staff members will be on site. Staff will regularly conduct community-based visits and assist with remote student participation. Meetings with district representatives and parents may occur at the site and are scheduled one at a time. The applicant indicates there would be limited demand for parking. Students are dropped off by taxi, rideshare, or bus and will not drive to this location. This is not an open campus. The anticipated demand is for 26 parking spaces for on-site staff and visitors. There is sufficient parking available to meet the needs of the existing tenants within the Blackberry Falls Office Complex, as outlined below. Blackberry Falls Office Park – Parking Analysis Parking Demand Parking Available Natura Academy 26 Wallace Academy 20 Advance Preschool 1 & 2 28 Office uses ~24,200 sf. 82 Total 156 191 The applicant has identified the drop-off space for Natura Academy would be on the east side of the building. Advance Preschool's drop-off area is on the west side of the 2353 building. Wallace Academy's drop-off is on the north side of the 2357 building. Staff notes that there may be some conflicts with all 3 schools queuing at the same time. The applicant has identified their queuing plan will include staff positioned outside with communication devices to direct traffic during peak times. A condition is included regarding traffic operations and queuing requirements. Page 2 of 4 Page 8 of 37 The applicant's narrative indicates 50 student drop-offs and pick-ups daily but drop-off/pick-up times will be staggered and may vary. There would not be a scenario where all of the students arrive or depart at once. Expected drop-off times are between 7:30 a.m. until noon. Expected pick-up times are between noon and 3:30 p.m. Students may be picked up and dropped off one at a time or arrive in groups by van or bus from participating school districts. Natura Academy coordinates directly with school districts for transportation services and timing. The main entrance to the suite is on the east side of the building and is an accessible entry. There is an accessible parking stall directly adjacent to the entrance. MOTIONS The Plan Commission shall make the following motions (a total of 2 motions are required): 1. Adopt the Findings of Fact for a Special Use as outlined in Exhibit B - Findings and Recommendations Summary. 2. Recommend to the Village Board approval of a Special Use to Dana Fair to permit the operation of a private education facility for the property at 2357 Hassell Road, subject to the conditions listed in Exhibit B - Findings & Recommendation Summary and included below: a. The Special Use to operate a private education facility shall be granted solely to Natura Academy. Page 3 of 4 Page 9 of 37  b. Operations shall significantly conform to the Project Narrative and Program Description included as part of the Petitioner's application. c. The Special Use shall be established within one year from the date of granting by the Village Board or the special use shall be revoked. d. No bus parking shall be permitted on site. e. There shall be no stopping, standing, or stacking of vehicles in the drive aisles or along the curb in the fire lanes. The property owner and petitioner shall manage all taxi and bus operations on the site so as not to disrupt site circulation or block parking areas. The school shall monitor and manage where staff and visitors park to ensure that cars do not interfere with drop-off or pick-up parking. If the Village determines that there are problems, as witnessed by illegal parking or standing on the property, the Village shall have the right to require additional signage, site modifications, or other measures to remedy the problems. ATTACHMENTS 1. PC Draft Findings and Recommendations Summary - 2357 Hassell Rd - PLN26- 0011 2. Location Map 3. Supporting Documents - PLN26-0001 - 2357 HASSELL RD - Natura Academy Page 4 of 4 Page 10 of 37  Exhibit B PLAN COMMISSION FINDINGS & RECOMMENDATION SUMMARY Meeting Date: 2/18/2026 Prepared By: Kevin Anderson PLN26-0001 A Special Use to Natura Academy to permit a private education facility for the property at 2357 Hassell Road. Findings of Fact – Special Use Sec. 9-1-18-I: Standards. No special use shall be recommended by the Plan Commission unless said Plan Commission shall find: 1. That the establishment, maintenance, or operation of the special use will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare. FINDING: The operator has been operating a sister academy in the adjacent tenant space for over 2 years with no concerns or complaints. Proper building permits and inspections will be required for the interior remodel of the space. The proposal will not be detrimental to the public health, safety, comfort or general welfare 2. That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. FINDING: The proposal would be compatible with the other school and professional office uses within the complex. The operations are designed to minimize external impacts. 3. That the establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. FINDING: The proposed improvements would be within an existing building and would not alter the site plan. The proposal would not impede reuse of adjoining tenant spaces. 4. That adequate utilities, access roads, drainage, and/or necessary facilities have been or are being provided. FINDING: All utilities and access would be provided by existing services. 5. That adequate measures have been or will be taken to provide ingress or egress so designed as to minimize traffic congestion in public streets. FINDING: The Petitioner’s operations plan for student drop off is separated from existing school drop off zones. The Petitioner has presented a plan to have staff monitor and direct traffic during drop off and pick up times to avoid any traffic conflicts. There is adequate parking to accommodate the school’s operations. The proposal will not impact ingress and egress for other tenants. 6. That the special use shall in all other respects conform to the applicable regulations of the district in which it is located, except in each instance as such regulations may be modified by the Village Board pursuant to the recommendation of the Plan Commission. Page 11 of 37  FINDING: The operations would comply with the Village’s performance standards. 7. That the special use shall support the economic development goals of the Village as conveyed through the Village's Comprehensive Plan, or other relevant adopted sub-area or strategic plans. FINDING: The proposed facility would provide educational services to the community. Recommendations The Plan Commission shall make the following motions (2 motions required): 1. Adopt the Findings of Fact for Special Use, as may be amended may the Plan Commission. 2. Recommend to the Village Board approval of Special Use to Natura Academy for a private education facility at 2357 Hassell Road, subject to the following conditions: a. The Special Use to operate a Private Education Facility shall be granted solely to Natura Academy. b. The Academy operations shall significantly conform to the Project Narrative and Program Description included as part of the Petitioner's application. c. The Special Use shall be established within one year from the date of granting by the Village Board or the special use shall be revoked. d. No bus parking shall be permitted on site. e. There shall be no stopping, standing, or stacking of vehicles in the drive aisles or along the curb in the fire lanes. The property owner and petitioner shall manage all taxi and bus operations on the site so as not to disrupt site circulation or block parking areas. The school shall monitor and manage where staff and visitors park to ensure that cars do not interfere with drop off or pick up parking. If the Village determines that there are problems, as witnessed by illegal parking or standing on the property, the Village shall have the right to require additional signage, site modifications, or other measures to remedy the problems. Findings & Recommendations Summary Page 2 of 2 Page 12 of 37 Page 13 of 37  1 of 1 Page 14 of 37 Page 15 of 37 Page 16 of 37 Page 17 of 37 Page 18 of 37 Page 19 of 37 Page 20 of 37 Page 21 of 37 Page 22 of 37 Page 23 of 37 Page 24 of 37 Page 25 of 37 Page 26 of 37 Page 27 of 37 Page 28 of 37 Page 29 of 37 Page 30 of 37 Page 31 of 37 Page 32 of 37 Page 33 of 37  N:\1998 Numbers\9819 BBF\9819.046.000 Wallace Academy Expansion\9-Drawing\R25_WALLACE ACADEMY 10/28/2025 10:03:51 AM EXPANSION_REV2.rvt EXISTING NEW 7'-0" 5'-0" 5'-1" 5'-0" FD 3'-6" 4'-1 7/8" 5'-0" 4'-0" FD FD 1'-6" REF. 1'-6" FD FD FD FD FD REF. No. Description Page 34 of 37 Date  N:\1998 Numbers\9819 BBF\9819.046.000 Wallace Academy Expansion\9-Drawing\R25_WALLACE ACADEMY 10/28/2025 10:03:54 AM EXPANSION_REV2.rvt EXISTING NEW FD FD FD FD FD FD FD FD REF. No. Description ISSUED FOR BUDGET PRICING Page 35 of 37 Date 10/28/2025 Page 36 of 37 Page 37 of 37