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HomeMy WebLinkAboutPLAN COMMISSION - 02/09/2026 - Text Amendment for Short Term RentalsElk Grove Village Plan Commission Minutes February 9, 2026 Present: K. Weiner F. Geinosky S. Carlson J. Morrill G. Schumm R. DeFrenza L. Bacigalupo Absent: P. Rettberg R. Romanski Staff: C. Tittle, Assistant Village Manager R. Raphael, Deputy Director of Community Development B. Kozor, Deputy Director of Community Development Petitioners: G. Stram, Owner, Elk Grove Pet Clinic (#26-1) L. Congenie, Co -Owner, Elk Grove Pet Clinic (#26-1) M. Rogers, Attorney, Liston & Tsantilis, P.C. (#26-2) U. Moncau, Chief Executive Officer, Schaumburg Bank and Trust (#26-2) J. Quintanar, Director of Corporate Real Estate Project Management, Wintrust (#26-2) C. Tittle, Asst. Village Manager, Village of Elk Grove (#26-3 & #26-4) Chairperson Weiner called the meeting to order at 7:00 p.m. Item 1: November 3, 2025 Meeting Minutes Commissioner Geinosky moved to approve the meeting minutes of November 3, 2025. Commissioner Schumm seconded the motion. Upon voting, (Weiner, Geinosky, Carlson, Morrill, Schumm, DeFrenza, AYES; Bacigalupo, ABSTAIN), the motion carried 6-0 with one abstention. Item 2: PC Docket #26-1: Petition for a Special Use Permit to operate a veterinary practice at 1524, 1528, and 1532 Nerge Road. Chairperson Weiner read the legal notice into the record and asked staff to explain the Petitioner's purpose before the Plan Commission. C. Tittle stated the Petitioner is seeking a Special Use Permit to operate a pet clinic at 1524, 1528, and 1532 Nerge Road. She stated these addresses are consecutive spaces located between the dentist office and Mug's Pizza. C. Tittle stated the Petitioner's business, Elk Grove Pet Clinic, is currently located at 615 Meacham Road at a similar style of shopping center. She stated the Petitioner is requesting the approval of a special use permit to relocate to a larger space to accommodate larger caseloads, improve client access and parking. C. Tittle stated the clinic employs approximately 10 to 13 individuals, and the hours of operation will be Monday, Tuesday, Thursday, and Friday from 8:30 a.m. to 6 p.m., on Wednesdays from 2 p.m. to 8 p.m., on Saturdays from 8:30 a.m. to 1 p.m., and closed on Sundays. C. Tittle stated the proposed location is within a commercial shopping center that already includes healthcare related usage, including a dental office and a physical therapy clinic. She stated a pet clinic business is compatible to the area and the site provides adequate space and parking to support the business and its operations. C. Tittle demonstrated the available tenant spaces that the Petitioner plans to use and the proposed floor plan. C. Tittle noted the Village received letters of support from the existing neighboring properties of Petitioner's current location in addition to letters of support from future neighbors. She stated the Petitioner has no history of noise, or odor or animal waste complaints in their 33 years of operation in Elk Grove. C. Tittle stated Village staff had received an email from the property's leasing director that the landscaping work had gone to bid to match the landscape plan that was previously approved. She stated it is the property owner's responsibility to maintain that landscaping. L. Congenie stated his practice seeks to serve as many people as they can. He stated they have a lot of passion for what they do and saving the pets in the in the area and that they have been practicing in Elk Grove for a very long time. L. Congenie stated Dr. Stram started the practice in the early 1990s and has performed many different miracles for many different pets, and they want to continue to be able to do that. L. Congenie stated the Petitioner believes their practice will be a place that allows their staff to serve people adequately and give their pets the care that they need. Commissioner Bacigalupo asked for clarification if space being leased by the Petitioner is contiguous. C. Tittle stated that even though the addresses are not in numerical order, the space proposed by the Petitioner is contiguous. Commissioner Bacigalupo asked for clarification regarding the Petitioner's portion of the property tax bill. G. Stram stated he does not yet know what their portion would be, but that there is an estimate provided in the lease. Commissioner Carlson added that the Petitioner had not yet moved into the property and therefore would not yet know what their share would be. Commissioner Bacigalupo asked if the services the Petitioner provides at the new location would be the same as those provided in the current location. G. Stram and L. Congenie confirm the services would be the same. Commissioner DeFrenza recused herself from the discussion due to a potential conflict of interest. Commissioner Morrill asked if there will be somewhere to walk pets and take them outside. G. Stram stated there is a retention pond with a grassy area just behind the building they plan to use. Commissioner Morrill asked if there are any concerns with the space. G. Stram stated there are no concerns and the new location is much better than the current location. Commissioner Schumm asked where the ADA parking is for the new location. L. Congenie stated they have no control over designating parking and that it is first come, first serve and shared between the businesses. Commissioner Geinosky asked if the grooming area shown in the floor plans is just for patients. G. Stram confirmed the grooming area is solely for medical purposes. G. Stram stated staff will bathe pets after hospitalization or surgical procedures before they go home and that there is no intention to start a grooming business. Commissioner Geinosky asked how many patients they have at their current location and how it will compare to the new location. L. Congenie stated they have approximately 11,000 active patients, 9,000 of whom come in yearly. L. Congenie stated they anticipate increasing their active patients to somewhere between 15,000 and 19,000 active patients. Commissioner Geinosky asked if the new location will be able to support that number. L. Congenie confirmed the new location will be able to support the increased patient number. L. Congenie stated the new location will have five active exam rooms, increased from the current three exam rooms. He stated the new location will also have multiple kennels. Commissioner Geinosky asked if there will be pet boarding at the new location. L. Congenie stated boarding will only be for patients that are ill. RECOMMENDATION Commissioner Carlson moved to recommend approval of the following: Petition for a Special Use Permit to operate a veterinary practice at 1524, 1528, and 1532 Nerge Road Commissioner Geinosky seconded the motion. Upon voting (Weiner, Geinosky, Schumm, Morrill, Bacigalupo, Carlson AYES, DeFrenza ABSTAIN), the motion carried 6-0 with one abstention. Chairperson Weiner closed PC Docket #26-1 at 7:15 p.m. Chairperson Weiner opened PC Docket #26-2 at 7:16 p.m. Item 3: PC Docket #26-2: Petition for a Special Use Permit to operate a Financial Institution with a drive-thru located at 900 E. Higgins Road in the B-3 Business Zoning district Chairperson Weiner read the legal notice into the record and asked staff to explain the Petitioner's purpose before the Plan Commission. C. Tittle stated the Petitioner is currently located at 100 Biesterfield Road and is planning to relocate to 900 E. Higgins Road but must first petition for a Special Use Permit to operate a Financial Institution with a drive-thru at the location. C. Tittle stated the proposed site is zoned B-3 and consists of an approximately 4,575 square foot former bank building on a 55,805 square foot lot with an existing canopy and drive -through facility. She stated at the current location there is no drive -through and there is limited parking. C. Tittle explained the new location offers access from Higgins Road with the existing drive through infrastructure and the site will have improved circulation through a proposed widening of the south driveway to allow for two-way ingress and egress. She stated the Petitioner indicated the changes would enhance customer convenience and improve traffic flow and safety without increasing the number of curb cuts or overall traffic volumes. C. Tittle stated the Petitioner's proposed improvements also include exterior upgrades, storefront windows, entrance enhancements, and interior renovations. C. Tittle stated the business is expected to employ five to seven full-time employees within regular banking operating hours. C. Tittle explained the subject property has a history as a banking facility with a drive through. She stated the proposed use is low intensity, with predictable traffic during banking hours and without any late -night activity, and minimal impacts related to noise, lighting or congestion. M. Rogers stated this proposal is a relocation of an existing Elk Grove branch to a new location that should have better circulation with a drive -through, and should lead to greater efficiency across the board. Commissioner Carlson commented that he likes the Petitioner is choosing not to create an additional entry along Higgins Road. Commissioner Geinosky asked if this bank is a branch of Schaumburg Bank and Trust. U. Moncau stated Schaumburg Bank and Trust is the name of the charter and the Elk Grove Bank and Trust is a branch location. Commissioner Geinosky asked if the Petitioner plans to install an ATM inside and outside the bank. J. Quintanar stated the Petitioner does plan to install an ATM in the drive -through and not inside the building. Commissioner Geinosky asked where the ATM will be located. J. Quintanar stated the Petitioner plans to install an ATM on the existing concrete island where a previous ATM used to be located, which also includes a drive -up space and room for stacking five to seven cars. Commissioner Geinosky commented that the Petitioner must remove the ATM at the existing location. U. Moncau confirmed the Petitioner will remove the ATM. Commissioner Schumm inquired about the ownership of the Petitioner's current location. U. Moncau stated the Petitioner rents the current location. RECOMMENDATION Commissioner Carlson moved to recommend approval of the following: 1. Petition for a Special Use Permit to operate a Financial Institution with a drive-thru located at 900 E. Higgins Road in the B-3 Business Zoning district Commissioner Schumm seconded the motion. Upon voting (Weiner, Geinosky, DeFrenza, Schumm, Morrill, Bacigalupo, Carlson AYES), the motion carried 7-0. Chairperson Weiner closed PC Docket #26-2 at 7:28 p.m. Chairperson Weiner opened PC Docket #26-3 at 7:30 p.m. Item 4: PC Docket #26-3: Petition for a Plat of Subdivision and modification to the Planned Development for the property located at 1-51 S. Arlington Heights Road Chairperson Weiner read the legal notice into the record and asked staff to explain the Petitioner's purpose before the Plan Commission. C. Tittle stated the petition is submitted by the Village of Elk Grove, the current owner of the property located at the Vue development site. She stated the Village is currently constructing a pedestrian bridge on the site and is proposing to subdivide the lot from one lot to two lots to separate the bridge's landing pad area from the rest of the development. C. Tittle stated the Village would maintain ownership over the small lot. She stated the subject property is located within a planned development and contains existing commercial building which later will be demolished. C. Tittle stated the proposed changes to the language of the planned development's specific underlying rules and regulations would formally incorporate the pedestrian bridge and the newly created bridge lot into the planned development. Commissioner Bacigalupo asked for clarification on current ownership of the property. C. Tittle stated the Village currently owns the property. Commissioner Bacigalupo asked when the parcel will be sold. C. Tittle stated the subdivision of the lot is the first step in proceeding to the sale because it will allow the Village to sell the land aside from the parcel where the bridge is located. Commissioner Bacigalupo asked for clarification on why the Village must retain ownership of the proposed parcel. C. Tittle stated it is to maintain control of the land where the bridge landing is located. RECOMMENDATION Commissioner Carlson moved to recommend approval of the following: 1. Petition for a Plat of Subdivision and modifications to the Planned Development for the property located at 1-51 S. Arlington Heights Road Commissioner Geinosky seconded the motion. Upon voting (Weiner, Geinosky, DeFrenza, Schumm, Morrill, Bacigalupo, Carlson AYES), the motion carried 7-0. Chairperson Weiner closed PC Docket #26-3 at 7:36 p.m. Chairperson Weiner opened PC Docket #26-4 at 7:37 p.m. Item 5: PC Docket #26-3: Text Amendment to Zoning Ordinance Section 2-2 Definitions, adjusting the definition of short-term rentals for residential structures Chairperson Weiner read the legal notice into the record and asked staff to explain the Petitioner's purpose before the Plan Commission. C. Tittle stated the Village, as Petitioner, is proposing an amendment to the definition of short term rentals. She stated the definition will change for residential structures from a minimum of 30 consecutive days to 90 consecutive days. C. Tittle stated the Village Board adopted this ordinance in a December 2025 Village Board Meeting. So that is how it's defined in the village code. She stated the Village is making this request for consistency across the Village Code and the Zoning Ordinance. C. Tittle stated the change is due to some concerns from residents regarding increase of single family homes being listed for short duration rentals. Commissioner Bacigalupo asked what triggers the difference in regulations or requirements for a short-term rental versus long-term rental. B. Kozor explained that the rental period determines the threshold of long-term versus short-term rental and that rentals are not permitted for less than 91 days. B. Kozor stated any type of housing rental is considered part of the Crime Free Housing Program, which includes a registration and inspection process. Commissioner DeFrenza asked for the purpose of short term rentals. B. Kozor stated rentals like Airbnb are not allowed and the Village Board had decided to only permit longer -term rentals in the community. Commissioner DeFrenza asked if rentals longer than 90 days would be included in the Crime Free Housing program. B. Kozor stated anything that would be longer than 90 days would be subject to the Crime Free Housing program. He stated rentals are typically more than a year but sometimes there are some that might be three to six months. Commissioner DeFrenza asked for clarification on the permitted rental period. B. Kozor stated the current regulation permits rentals for a minimum of 31 consecutive days. B. Kozor stated 91 consecutive days was the recommended minimum by legal counsel for regular rentals. C. Tittle reiterated that rentals less than 91 consecutive days would not be permitted under the new proposed regulation. RECOMMENDATION Commissioner Carlson moved to recommend approval of the following: Text Amendment to Zoning Ordinance Section 2-2 Definitions, adjusting the definition of short-term rentals for residential structures. Commissioner Schumm seconded the motion. Upon voting (Weiner, Geinosky, DeFrenza, Schumm, Morrill, Bacigalupo, Carlson AYES), the motion carried 7-0. Item 5 : Adjournment The hearing concluded at 7:54 p.m. Respectfully submitted, q:�X _f�_ Paola Garcia Senior Management Analyst C: Chairperson and Members of the Plan Commission, Mayor and Board of Trustees, Village Clerk