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HomeMy WebLinkAbout06/25/2026 PZ-03-25 / 1040 W Northwest Highway / CU: Daycare Center1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-03-25 PROPERTY ADDRESS: PETITIONER: PROPERTY OWNER: PUBLICATION DATE: Hearing Date: May 14, 2026 1040 W. Northwest Highway W Northwest MP LLC 90 State Street Albany, NY 12207 c/o Timothy Foley Fornaro Law 1022 S. La Grange Road La Grange, Illinois 60525 PatrickJ. Hennelly, H2L, Inc. April 29, 2026 REQUEST: A conditional use approval to allow for a daycare center and other relief from the Village of Mount Prospect Village Code as may be required for this project. MEMBERS PRESENT: Joseph Donnelly William Beattie Ewa Weir Walter Szymczak Richard Rogers Donald Olsen MEMBERS ABSENT: Michael Fricano Fay Costa STAFF MEMBERS PRESENT: Jason C. Shallcross - Director of Community Development Antonia Lalagos- Development Planner INTERESTED PARTIES: Jon Farazmand, W Northwest MP LLC Philip Fornaro, Fornaro Law Mark Daniel, Daniel Law Office P.C. Steve Thunder, Thunder Acoustics Mike MaRous, MaRous & Company Kevin Heffernan, Stonefield Engineering & Design Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 0) Bill Cooney, AICP Patrick J. Hennelly, Property Owner Chairman Donnelly called the meeting to order at 7:02 PM. Vice Chairman Beattie made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on April 23, 2026. The minutes were approved 6-0. After hearing two items of new business, Chairman Donnelly introduced Case PZ-03-25, 1040 W Northwest Highway, a request for conditional use approval for a daycare. The Village Board will serve as the final authority for the request. Staff Presentation Director Shallcross presented the request for a conditional use permit to operate a daycare at 1040 W. Northwest Highway. Director Shallcross provided background on the case, noting that the Planning and Zoning Commission previously recommended approval, the Village Board later denied the request, and the matter was subsequently remanded back to the Planning and Zoning Commission to allow the Petitioner to address additional concerns raised by the Village Board. Director Shallcross stated that those concerns generally related to outdoor play area operations and noise, the number of children permitted outside at one time, the location of the trash enclosure, potential bus and traffic impacts, parking, and impacts to surrounding property values. Director Shallcross explained that, in response to those concerns, the Petitioner revised the plans by relocating the trash enclosure further into the interior of the site, adding Landscaping around the outdoor play area, proposing an eight -foot -tall privacy/sound fence around the playground, and submitting additional supporting studies. Director Shallcross stated that the Petitioner provided a childcare facility sound study, a market impact analysis, and a planning report. The sound study evaluated outdoor play area noise with up to 50 children and concluded that, with the proposed eight -foot -tall fence, the use would have an average impact of 3 dBA or less above ambient levels. The market impact analysis reviewed property sales data in Mount Prospect and nearby communities and concluded that proximity to a daycare did not have a substantive negative impact on residential property values. The planning report concluded that the revised plans and supporting studies addressed the prior concerns regarding noise, traffic, parking, and property values. Director Shallcross reviewed the revised site plan, including the relocated trash enclosure, proposed playground improvements, additional landscaping, and parking delineation plan. Director Shallcross stated that staff and the Village Engineer reviewed the parking and circulation plan, which would reserve certain spaces for parent drop-off and pick-up and other spaces for employees. Director Shallcross explained that the circulation pattern would require parents to travel around the site before parking, which is intended to reduce or eliminate vehicle stacking onto Northwest Highway. Director Shallcross stated that 83 Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 V parking spaces are required and 86 spaces are provided, with 5 additional land -banked spaces available if the Village Engineer determines they are needed after the daycare opens. Director Shallcross also reviewed the proposed floor plans and elevations, noting that the building would include daycare rooms for various age groups, an indoor play area, and minor exterior changes related primarily to access. Director Shallcross stated that the proposed use is consistent with long-range planning documents, including the Village's Strategic Plan goal of supporting a family -oriented community, the Northwest Highway Corridor Plan'ssupport for family-friendlycommercial uses, and the 2017 Comprehensive Plan's Neighborhood Center designation, which identifies daycares as a primary use and Policy 1.2 that supports infill development and adaptive reuse or redevelopment of underutilized properties. Director Shallcross stated that staff continues to recommend approval of the request, subject to revised and additional conditions of approval. Director Shallcross summarized several key conditions, including requiring the daycare to be licensed by the State of Illinois, requiring compliance with all applicable Village codes, requiring future conditional use approval for any expansion, restricting drop-off and pick-up parking to the west side of the facility and employee parking to the east and north sides, prohibiting buses from stopping traffic on Northwest Highway, and requiring all drop-off and pick-up activity to occur entirely on site. Director Shallcross also stated that no more than two classrooms or 50 children, whichever is fewer, would be permitted in the outdoor play area at one time. Outdoor play would generally be limited to 9:00 a.m. to 5:00 p.m., with reduced passive outdoor use permitted from 5:00 p.m. to 7:00 p.m. for no more than one classroom or 30 children. Director Shallcross further stated that additional conditions would require all children to be walked into and out of the daycare by a parent or guardian, require the outdoor play area to be enclosed by an eight -foot -tall sound fence, require certification from the Petitioner's sound engineer that the final fence material is consistent with the sound model, prohibit amplified sound devices in the outdoor play area except for emergency announcements, and require post -occupancy noise testing within 90 days after issuance of a Temporary Certificate of Occupancy. Director Shallcross explained that, if testing shows that additional mitigation is necessary, the Petitioner would be required to implement additional measures, which could include supplemental landscaping, additional fencing, and/or a reduction in the maximum number of children permitted in the outdoor play area, subject to the satisfaction of the Director of Community Development. Director Shallcross concluded by noting that the case had been remanded to allow the Planning and Zoning Commission to further review the concerns raised by the Village Board and the public. Director Shallcross stated that public comments received regarding Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 4 the case had been posted or forwarded to the Commission and would be included with the futu re Vi page Boa rd ite m. Staff Recommendation Director Shallcross stated that staff finds that the proposed conditional use meets the applicable standards contained in the Mount Prospect Zoning Ordinance and requests that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "Motion to approve: 1. A conditional use to allow the operation of a daycare for the subject property Located at 1040 West Northwest Highway, subject to the following conditions: a. The subject property shall be developed in general conformance with the approved development plans which will consist of the following(collectively the "Approved Plans"): i. Final Engineering Plans titled "Site Development Plans For 1040 W Northwest Hwy Proposed Daycare Facility & Natural Playground", consisting of eleven (11) sheets, as prepared by Stonefield Engineering & Design, with the latest revision date of 04/08/2026; ii. Play Area Concept, consisting of one (1) sheet, Sheet L-1, as prepared by Stonefield Engineering & Design, and dated 04/08/2026; iii. Architectural Floor Plans, consisting of two (2) sheets, Sheets SA- 1.1 and SA-1.2, as prepared by Jarmel Kizel, with the latest revision date of 05/14/2026; iv. Exterior elevations, consisting of one (1) sheet, Sheet SA-1.4, as prepared by Jarmel Kizel, and dated 05/14/2026; v. Landbanked Parking Plan, consisting of one (1) sheet; vi. Childcare Facility Sound Study, consisting of eleven (11) pages, prepared by Thunder Acoustics, LLC, and dated April 9, 2026; and vii. Market Impact Analysis, consisting of forty-three (43) pages, prepared by MaRous & Company, and dated April 2, 2026. b. The Petitioner shall address all comments included in the Village review Letter dated May 8, 2026 (PZ-03-25). c. The proposed business shall be licensed by the State of Illinois as a daycare center. A copy of the license issued by the State of Illinois in order to operate a day care center at the subject property shall be placed on file with the Director of Community Development. d. Compliance with all applicable Village Code requirements, including, but not limited to, fire code, lighting regulations, landscaping regulations, sign code regulations, environmental health regulations, and building regulations. e. An amendment to this conditional use shall be required prior to any future Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 5 expansion of this daycare center. f. Drop-off/pick-up parking shall be restricted to the west side of the daycare facility and employee parking shall be restricted to the east and north sides of the daycare facility as illustrated in the "Parking Delineation Map", Sheet C-3 of the site development plans. g. Drop-off/pick-up shall not involve buses that stop traffic on Northwest Highway and shall occur entirely on the Subject Property. h. No more than two classrooms orfifty (50) children, whichever is fewer, shall be permitted to use the outdoor play area at any one time. i. Student use of the outdoor play area shall be restricted to be between the hours of 9:00 AM and 7:00 PM. Between the hours of 9:00 AM and 5:00 PM, recess, class, or uncontrolled play use of the outdoor play area shall be permitted. Between the hours of 5:00 PM and 7:00 PM, the maximum number of children using the outdoor play area shall be restricted to the Lesser of one (1) classroom or thirty (30) children. Use of the outdoor play area after 5:00 PM shall consist of passive activity, including but not limited to reading, gardening, coloring, or other similar activities with staff supervision. j. All children of the daycare center shall be walked in and walked out of the daycare center by a parent or individual authorized to drop-off and/or pick- up the child. k. After opening, the Public Works Department shall observe and monitor parking during peak times. Within six (6) months after opening, the Village Engineer shall determine if additional parking spaces are required based on parking demand. If it is determined that additional parking spaces are required, the property owner shall be required to construct the additional parking spaces provided in the Landbank Parking Plan within six (6) months of notice unless additional time is granted by the Village. L. An eight -foot -tall solid fence with no gaps, consistent with the recommendations provided in the Sound Study prepared by Thunder Acoustics and dated April 9, 2026, shall be installed around the perimeter of the outdoor play area. The fence shall be solid and without gaps other than below the fence rail and any decorative component or area between the posts above the height of eight (8') feet. The Sound Engineer shall submit a certification letter prior to issuance of a building permit verifying that the proposed fence material complies with the Sound Study. Management and teachers shall be trained on the importance of child observation and conduct that leads to increases in sound levels. m. No amplified sound devices, including but not limited to megaphones, speakers, or other devices that artificially or mechanically increase sound Levels above playground noise shall be permitted within the outdoor play area, except for speakers used only for emergency announcements (lightning or other weather emergency) and fire safety apparatus. Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 n. The Petitioner shall provide noise testing and data to be submitted to the Village within ninety (90 days following the issuance of a Temporary Certificate of Occupancy (TCO) to verify that the sound levels at nearby residential properties remain less than 5 dB(A) above ambient sound levels, consistent with the recommendations and maximum levels identified in the Sound Study. Such testing shall be performed by a contractor certified and qualified to conduct acoustic testing and shall occur with no fewer than fifty (50) children present in the outdoor play area under normal operating conditions. If it takes longer than ninety (90) days to verify the sound levels due to an insufficient number of children being enrolled, this period may be extended subject to the discretion of the Community Development Director. If such testing demonstrates that additional mitigation is necessary to achieve compliance, the Petitioner shall implement additional noise mitigation measures, which may include, but are not limited to, supplemental landscaping, additional perimeter fencing, and/or a reduction in the maximum number of children permitted in the outdoor play area at any one time, as determined by the Community Development Director. Upon the Community Development Director's satisfaction that compliance has been achieved, a Final Certificate of Occupancy may be issued. The Village Board's decision is final. Commission Questions for Staff Commissioner Weir asked the following questions: 1. Since the daycare is governed by the State of Illinois and the Department of Children and Family Services, are there certain child -to -staff ratios based on age? 2. Are there any infants in the daycare or is the daycare intended for children aged two years and older? 3. Does the state require the daycare to provide children with outdoor play time? 4. Are there classroom functions that start at certain times or are there staggered start times? 5. Are there afterschool programs planned for this facility? Director Shallcross deferred to the Petitioner to answer the questions related to the number of children in the specific age groups and the timing of classroom functions. Director Shallcross confirmed that the daycare is governed by the State of Illinois and that the state requires outdoor play time as part of any daycare, and aftercare programs are planned for this facility. Chairman Donnelly asked if the turnaround time is 13 minutes for the 37 parking spaces that are currently there. Director Shallcross responded that based on the Petitioner's Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 7 operations at other facilities, the Petitioner has stated that it takes approximately 7 minutes on average for parents, but staff wanted to be more conservative and requested additional parking stalls if that average time increased to account for bad weather days or if parents were a little slower getting a child in and out of the vehicle. Director Shallcross stated that staff is comfortable with the amount of parking provided on site, especially with the amount of parking stalls being land banked for potential future installation. Chairman Donnelly asked if the property is zoned commercial and what uses could go in by -right. Director Shallcross stated that the property is zoned B-1, which is the most restrictive commercial zoning district, and acts as a transitional neighborhood commercial zoning district, and only allows for very light office uses with additional conditional uses such as daycares but the more intensive uses like restaurants would not be permitted. Vice Chairman Beattie asked what other uses would be allowed by -right. Director Shallcross responded that conditional uses include art and woodcraft studios; art, sculptor, and composer studios; clubs and lodges; daycare centers; driving schools; funeral homes; hospitals; parking lots; planned unit developments; religious institutions; and unique uses. Vice Chairman Beattie asked if an urgent care would require conditional use approval at the subject property and Director Shallcross responded in the affirmative. Director Shallcross continued to state that permitted uses include travel agencies; personal wireless service facilities office uses for both business and professional, municipal buildings; medical and dental offices; electric vehicle charging stations; dance and music academies/studios; contractors', architects' and engineers' offices; computer offices and facilities. Director Shallcross restated that light office uses are permitted uses and a daycare is a conditional use subject to satisfy the standards of a conditional use. Aquestion was raised by Chairman Donnelly if there were previous entitlements fora townhome development on the subject property. Director Shallcross stated that itwas a prior case and that a townhome development request would Likely require a combination of a rezoning and a conditional use. Commissioner Weir asked if all the issues that caused the denial of the daycare were discussed in Director Shallcross' opening statement. Director Shallcross responded that the main concerns were the outdoor play area operations and noise, number of children outside at one time, the trash enclosure placement, potential bus traffic impacts on Northwest Highway, and impacts to property values. Director Shallcross stated that children will not be bussed to and from the site. Hearing no further questions for staff, Chairman Donnelly swore in the following speakers: • Jon Farazmand, 220-46 73rd Av, Oakland Gardens NY • Steve Thunder, 847 Randall Rd, Elgin IL • Philip Fornaro, 1022 S LaGrange Rd, La Grange IL Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 • Kevin Heffernan, 901 W Jackson Bl, Chicago IL • Bill Cooney, 775 S Belmont Av, Arlington Heights IL • Michael Marous, 1550 Northwest Hy, Park Ridge IL • Mark Daniel, Daniel Law Office, 17W733 Butterfield Rd, Oakbrook Terrace IL Commission Questions for the Petitioner Chairman Donnelly asked the Petitioner to describe the proposed project and identify any changes that had been made since the matter was last presented to the Commission. Mr. Farazmand provided an overview of the proposed daycare and noted that there is a demonstrated need for additional childcare options in the area, citing approximately 10,000 children between the ages of zero and six within a three-mile radius and approximately 3,000 licensed childcare seats currently available. Mr. Farazmand stated that the proposed daycare would provide additional childcare options for families and help promote competitive pricing. Mr. Farazmand highlighted several features of the proposal, including an approximately 9,000-square-foot outdoor playground and an approximately 2,500-square-foot indoor playground. Mr. Farazmand explained that the outdoor playground would be designed as a natural play area with landscaping, activity stations, art and coloring areas, climbing areas, and other creative play opportunities, rather than a traditional metal play structure. Mr. Farazmand also stated that the indoor playground would allow children to remain active year-round during inclement weather and would include play structures, climbing walls, and other interactive features. Mr. Farazmand stated that, since the previous meeting, an eight -foot -tall solid sound fence was added along the outdoor play area to help address neighborhood concerns. Mr. Farazmand explained that the fence was proposed to demonstrate their commitment to being responsive to the surrounding neighbors and community. Mr. Farazmand also addressed the proposed enrollment capacity. Mr. Farazmand stated that the daycare would have a licensed capacity of approximately 339 children; however, he explained that actual daily attendance is typically lower due to absences, illness, travel, doctor appointments, sibling absences, and classroom ratio requirements. Mr. Farazmand noted that, in practice, full capacity for a daycare generally reflects approximately 85 percent attendance. Vice Chairman Beattie asked for clarification regarding the proposed daycare's capacity and whether 339 children represented the licensed capacity or whether full capacity would exceed that number. Mr. Farazmand clarified that 339 children would be the licensed capacity, but that the actual number of children present on a given day would typically be approximately 85 percent of that number due to attendance fluctuations. Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 Mr. Farazmand then provided additional background on the Petitioner's company, stating that it has been in operation for over 30 years, has been involved in the daycare industry for over 10 years, and currently operates more than 20 daycare facilities in over five states. Mr. Farazmand stated that the company is experienced in designing and operating daycare facilities and noted that the project team includes architects, consultants, and engineers with substantial daycare experience, including an architect who has designed more than 500 daycare facilities nationwide. Mr. Farazmand also stated that the proposed facility would be required to obtain all necessary licenses, building permits, and approvals, including applicable State Fire Marshal review and approvals. Commissioner Weir asked Mr. Farazmand to provide additional information regarding daycare operations, including student -to -teacher ratios, classroom sizes, the number of classrooms, the number of children per classroom, and whether children would attend for set class periods or arrive at staggered times. Mr. Farazmand stated that the proposed operating hours would be 7:00 a.m. to 7:00 p.m., with the busiest drop-off period generally occurring between 7:00 a.m. and 9:00 a.m. Mr. Farazmand explained that children would arrive throughout that period and that staffing would increase as children arrive to maintain the required teacher -to -student ratios. Mr. Farazmand stated that the ratios are regulated by the State and vary by age group, and that the daycare would be required to comply with all applicable State staffing requirements. Commissioner Weir asked about the ages of the children who would attend the daycare. Mr. Farazmand stated that the daycare would serve children from six months to sixyears of age. Commissioner Weir asked whether infants would require direct access from the classrooms to the outside. Mr. Farazmand stated that the building is designed to accommodate required exits, that all infant classrooms would be located on the first floor, and that any additional egress required by code would be provided during the building permit process. Chairman Donnelly asked whether the Fire Department had reviewed the egress requirements for the building. Mr. Shallcross stated that the Fire Department had reviewed the design and identified some minor modifications that would be required, including providing two points of egress from each room due to the proposed childcare use. Director Shallcross stated that the Petitioner had committed to making the required modifications at the time of building permit submittal and that the Fire Department was comfortable with the overall design. Commissioner Weir asked whether the outdoor playground, which would be enclosed by an eight -foot -tall fence, would include an emergency exiting strategy. Mr. Farazmand confirmed that gates would be incorporated into the fence. Commissioner Weir also asked for clarification regarding transportation and whether buses would enter or exit the site, noting the tight turning radius. Mr. Farazmand stated that there are no plans for bus service and that parents would be required to drop off and pick up their children. Mr. Farazmand Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 10 explained that parents would park, walk their children into the building, complete the handoff process, and then leave the property, with the same process occurring at pick-up. Chairman Donnelly clarified that the facility would not involve buses, taxis, or similar transportation services typically associated with public schools. Mr. Farazmand confirmed that parents would be responsible for drop-off and pick-up, noting that the facility would serve preschool -aged children and does not function like an elementary or high school. Director Shallcross directed the Commission to Condition G of the conditions of approval, which the Petitioner agreed to comply with. Director Shallcross stated that the condition prohibits buses from stopping traffic on Northwest Highway and requires all drop-off and pick-up activity to occur entirely on site. Commissioner Weir asked whether any off-street parking was available at the site or whether parking was located farther down the street. It was clarified that there is no off- street parking at that location. Commissioner Olsen asked whether the indoor playground, which appeared to be approximately 25 percent of the size of the outdoor playground, would be sufficient during the winter months. Mr. Farazmand stated that the number of children permitted in the play areas would be based on applicable square footage requirements. Mr. Farazmand explained that the Petitioner does not anticipate having more than a few classrooms in the play areas at one time. Mr. Farazmand stated that the outdoor playground would be limited to up to two classrooms or 50 children, whichever is less, and that a similar approach would apply to the indoor playground based on its square footage capacity. Commissioner Olsen asked whether staffing ratios were included in that number, and Mr. Farazmand stated that he believed staffing was included in the applicable square footage requirements. Consultant Testimonies Mr. Fornaro, attorney for the Petitioner, introduced the Petitioner's consultant team and requested that all materials, exhibits, studies, and testimony from the prior proceedings be incorporated into the current record. Vice Chairman Beattie noted that the Commission may still have questions because the prior hearing occurred approximately one year ago, and Mr. Fornaro confirmed that the consultants were present to answer questions. Mr. Fornaro stated that the Petitioner intended to focus on what had changed since the prior review and address concerns raised by the Village Board and community, noting that the Petitioner had worked with staff, agreed to numerous conditions, and believed the project had improved through the review process. A member of the public and the property owner, Mr. Hennelly, clarified that the property was not vacant, and Mr. Fornaro responded that it was not operating at full capacity. Mr. Fornaro then outlined the Petitioner's presentation, including testimony regarding sound, traffic, property valuation, planning, and conditional use standards. In response to questions from the Commission, Mr. Fornaro stated that the Petitioner is the contract purchaser with authorization from the property owner to pursue Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 11 zoning approval and confirmed that the daycare would be a for -profit use and remain on the tax rolls. Noise Mr. Thunder, the Petitioner's acoustical consultant, summarized the sound study prepared for the proposed daycare. Mr. Thunder explained that the study evaluated existing ambient noise levels at the site, measured children's play noise at Guidepost, a comparable daycare facility in Naperville, and modeled the proposed outdoor play area with up to 50 children and the proposed eight -foot -tall sound fence. Mr. Thunder stated that existing ambient noise was approximately 49 dB(A), largely due to train and vehicle traffic, and that the modeled playground noise would be approximately 52 dB(A). Mr. Thunder stated that this increase would be less than the five dB(A) threshold generally used to determine whether a sound creates a meaningful noise impact. The Commission asked questions regarding the practical audibility of children playing, comparisons to other neighborhood noises, and the effectiveness of the proposed fence. Vice Chairman Beattie expressed concern that neighborhood sounds, such as a dog barking behind a privacy fence, can still be clearly audible from a distance. Mr. Thunder explained that a dog bark is different from children's play noise because it is more impulsive, and that the study used actual measurements of children playing at a comparable daycare. Commissioner Weir asked whether nearby school, park, and athletic field noises were comparable, and Mr. Thunder stated that those uses may be similar in some respects but differ because the daycare playground would include a sound fence intended to contain noise. Commissioner Rogers asked whether the proposed eight -foot -tall fence was included in the sound model, and Mr. Thunder confirmed that it was. Commissioners also asked about the fence material and construction. Mr. Thunder stated that the proposed fence would be a PVC sound fence with a core material and tested acoustical performance. Mr. Thunder explained that the purpose of the fence is to block sound, rather than absorb sound, and that the final fence material would need to perform consistently with the assumptions used in the sound model. Traffic and Site Design Mr. Heffernan, the Petitioner's civil engineer and traffic consultant, summarized the site circulation, parking, and traffic analysis for the proposed daycare. Mr. Heffernan stated that the Petitioner worked closely with the Village Engineer on the traffic study and site Layout to ensure the site would operate effectively for the proposed number of students and staff. Mr. Heffernan explained that the site would maintain one point of ingress on the east side and one point of egress, with vehicles circulating counterclockwise around the site. Mr. Heffernan stated that parent pick-up and drop-off parking was relocated to the far west side of the property to reduce the potential for vehicle stacking near Northwest Highway. Mr. Heffernan also stated that the trash enclosure was relocated farther into the Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 12 interior of the site, which would move trash -related activity farther from neighboring properties, shorten the distance for staff, and allow the Petitioner to add three additional parking spaces, increasing the total parking supply to 89 spaces. Mr. Heffernan stated that the traffic analysis showed the site ingress would continue to operate at Level of Service A, with minimal delay, and that any delay associated with vehicles exiting the site would occur on site rather than on Northwest Highway. Mr. Heffernan further stated that the Petitioner did not anticipate negative impacts to parking, queuing, neighboring properties, or the adjacent roadway. Commissioner Weir asked whether the existing curb cuts would be modified, and Mr. Heffernan stated that no modifications were proposed. Commissioner Rogers asked about vehicle stacking, and Mr. Heffernan stated that, because pick-up and drop-off operations had been moved to the west side of the site, no significant stacking was anticipated, except for approximately two vehicles at the western exit. Commissioner Rogers asked how the daycare would differ from elementary schools where parent vehicles sometimes stack onto nearby streets. Mr. Heffernan explained that daycare drop-off and pick-up typically occurs over a two- to two -and -a -half-hour window, rather than during a concentrated school start or dismissal time, which reduces peak -hour congestion. Vice Chairman Beattie asked how the traffic conclusions were developed, particularly given the proposed number of students and the fact that parent drop-off and pick-up would overlap with commuter traffic on Northwest Highway. Mr. Heffernan stated that the analysis relied on national data from the Institute of Transportation Engineers (ITE) for suburban daycare facilities, including information related to students, staff, parking demand, and peak -hour trips. Mr. Heffernan explained that the Petitioner combined that national data with local traffic counts and IDOT data for Northwest Highway to model existing and proposed traffic conditions. Commissioner Weir asked about the worst -case number of vehicles expected to stack at the exit, and Mr. Heffernan stated that approximately two vehicles would be expected to stack on site. Mr. Heffernan also noted that Northwest Highway carries substantially less daily traffic than Rand Road, stating that Northwest Highway carries approximately 9,700 daily trips compared to more than 20,000 daily trips on Rand Road. Property Values Mr. Marous, the Petitioner's real estate appraiser, summarized the market impact analysis prepared for the proposed daycare. Mr. Marous stated that he is President of Marous and Company, holds the MAI designation, and has extensive experience preparing value impact studies and appraisals for public bodies and private clients. Mr. Marous stated that the analysis considered the existing property, demographics, surrounding neighborhood, traffic conditions, screening, potential noise and operational impacts, and other uses that could be permitted or reasonably expected at the site. Mr. Marous noted that the existing office building is underutilized and that conventional office demand has changed Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 13 significantly, with similar buildings being converted, redeveloped, or adapted for other uses. Mr. Marous explained that the analysis reviewed nearby residential sales, including single- family homes to the north and townhomes to the west, and also evaluated comparable daycare -adjacent properties using a matched -pair analysis. Mr. Marous stated that the analysis compared sales near daycare facilities with similar nearby properties to determine whether proximity to a daycare had a measurable negative impact on property value. Mr. Marous discussed examples involving a newer daycare facility near single-family homes and another daycare near townhomes and stated that the comparisons did not indicate a negative effect on property values. Mr. Marous further stated that the analysis considered broader community impacts, including traffic, noise, intensity of use, demand for services, and alternative uses that could occupy the property, such as office or medical uses. Mr. Marous concluded that, based on the matched -pair sales analysis, review of the surrounding market, and Mr. Marous' appraisal experience with schools, daycare facilities, parks, and similar uses, the proposed daycare would not have a negative impact on surrounding property values. Planning Mr. Cooney, the Petitioner's planning consultant and former Village of Mount Prospect Community Development Director, summarized how the proposed daycare is consistent with the Village's long-range planning documents and conditional use standards. Mr. Cooney stated that the 2017 Comprehensive Plan designates the subject property and surrounding Northwest Highway corridor as a Neighborhood Center district, which is intended to allow a mix of neighborhood -serving commercial uses, including daycare centers. Mr. Cooney also stated that the Northwest Highway Corridor Plan identifies daycare uses as appropriate and desirable along the corridor because they can serve both nearby residents and the business community. Mr. Cooney focused on the conditional use standard related to whether the proposed use would be injurious to nearby properties or diminish property values. Mr. Cooney stated that the primary concerns previously raised related to noise and property values, and that the Petitioner addressed those concerns through expert studies, revised plans, and proposed mitigation measures. Mr. Cooney noted that the Petitioner agreed to install an eight -foot - tall sound fence around the outdoor play area, which he characterized as exceeding the mitigation required of other daycare centers in the Village. Mr. Cooney also stated that staff previously reviewed whether the Village had received complaints regarding existing daycare centers and found no history of noise complaints, including for daycare centers Located closer to residential neighborhoods. Mr. Cooney also addressed traffic, parking, and community impact. Mr. Cooney stated that the Petitioner worked with Village engineering staff and revised the plan to address Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 14 circulation and parking concerns. Mr. Cooney noted that the site is self-contained, with access to and from Northwest Highway, and stated that the proposed use would not negatively impact nearby residential streets. Mr. Cooney further stated that the project would reinvest in an underutilized office building, bring approximately 50 new employees to the area, and help activate a property located in a corridor affected by high office vacancy rates. Mr. Cooney concluded that, based on the record, supporting studies, consistency with Village plans, and compliance with zoning standards, Mr. Cooney respectfully requested that the Planning and Zoning Commission recommend approval of the request. Conditional Use Mr. Daniel, attorney for the Petitioner, addressed the conditional use standards and stated that the remand was not due to an action or inaction by the Planning and Zoning Commission, but rather because additional concerns, particularly regarding noise, were raised after the prior hearing. Mr. Daniel stated that the Petitioner responded to those concerns by agreeing to install an eight -foot -tall sound fence with no gaps and an STC- rated performance of at least 15 intended to reduce sound transmission. Mr. Daniel stated that the project should be evaluated based on the data and expert testimony presented, including the sound study, traffic analysis, valuation study, and planning report. Mr. Daniel stated that the proposed daycare would provide a needed service in an underserved area and would involve a significant private investment in Mount Prospect. Mr. Daniel described the proposal as a high -quality daycare facility with enhanced outdoor play and active learning features. Mr. Daniel also stated that daycare uses are recognized as valuable community services and are permitted throughout much of the Village, and that the subject property is located along Northwest Highway in a transitional area near other uses involving children and outdoor activity, including schools and parks. Mr. Daniel further stated that the Petitioner had gone beyond typical daycare mitigation measures by commissioning a sound study, agreeing to install a specialized sound fence, and agreeing to post -occupancy noise testing to verify the modeled results. Mr. Daniel stated that the proposed mitigation demonstrates the Petitioner's commitment to fitting into the neighborhood and addressing community concerns. Mr. Daniel concluded that there was no unique condition or impact at this specific location that would distinguish the property from other properties where daycare uses are permitted or supported and stated that the evidence presented supported approval of the conditional use request. Resident Concerns 1. Too many students and staff proposed for the daycare, including comparison to nearby elementary schools; 2. Adequacy of on -site parking for parents, staff, and daily operations; residents stated that the parking provided at existing elementary schools is ten times the size of the parking proposed at the daycare; Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 15 3. Traffic impacts related to vehicles entering and exiting the site from Northwest Highway and potential cut -through traffic on nearby residential streets, including Dale Avenue. Whether traffic calming measures, such as speed bumps, may be needed on nearby residential streets; 4. Fire safety and whether the number of children in the building could create a safety concern; 5. Noise impacts to neighboring properties, including a request that sound levels not exceed 50 dB(A) in a nearbyyard; 6. Devaluation of nearby properties and the potential impact on surrounding residential property values; and 7. Questions regarding alleged child abuse claims involving the daycare company. Chairman Donnelly swore in a resident and neighbor, Jean Spejcher, 202 Mac Arthur BL, Mount Prospect IL. Ms. Spejcher stated that her property has significant exposure to the rear of the subject property and raised concerns regarding the proposed daycare operations. Ms. Spejcher stated that children between the ages of zero and six years old may take longer to load and unload from car seats than anticipated, which could increase pick-up and drop-off times. Ms. Spejcher also asked whether emergency vehicle access and turning movements had been studied, particularly given the proposed playground equipment, parking activity, and site layout. Ms. Spejcher further expressed concern regarding noise impacts, the proximity of the proposed use to nearby homes, and whether the proposed student -to -staff ratio would be comparable to other nearby schools or facilities. Chairman Donnelly swore in a resident and neighbor, Nancy Fritz, 103 Mac Arthur BL, Mount Prospect IL. Ms. Fritz expressed concerns regarding traffic, safety, the number of children and employees proposed for the daycare, and noise. Ms. Fritz stated that Northwest Highway is already busy and raised concerns about vehicles entering and exiting the site, particularly during morning commute and school -related travel times. Ms. Fritz stated that young children can be unpredictable and that additional safety measures should be considered to account for children who may run from vehicles or parents who may be distracted during drop-off and pick-up. Ms. Fritz also stated that the proposed number of children and employees appeared high for the size of the facility. Vice Chairman Beattie asked whether the traffic consultant's explanation satisfied Ms. Fritz's concerns, and Ms. Fritz stated that it did not, noting that children, particularly those in car seats, do not always exit vehicles quickly and that delays could result in vehicles backing up onto Northwest Highway. Ms. Fritz acknowledged the work that had gone into the proposal but stated that safety, traffic, and operational concerns remained. Chairman Donnelly swore in a resident and neighbor, Vicki Kaitchuck, 212 Mac Arthur BL, Mount Prospect IL. Ms. Kaitchuck stated that the resident's property does not directly abut the subject property, but Ms. Kaitchuck's patio and backyard face the site due to the lot's corner location. Ms. Kaitchuck stated that the family can see the existing building and hear Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 16 normal site -related noises, such as garbage trucks, but expressed concern that the proposed daycare would significantly increase activity near the rear yards of surrounding homes. Ms. Kaitchuck stated that the concern was less about children playing and more about the number of vehicles entering, exiting, idling, and circulating through the site during peak drop-off and pick-up times. Ms. Kaitchuck stated that references to daycares being located "nearby" residential properties did not reflect the experience of surrounding residents, because the proposed use would effectively be located in their backyards. Ms. Kaitchuck also raised concerns regarding vehicle noise, exhaust, car doors, garbage odors, and the volume of diapers and waste generated by the daycare. Ms. Kaitchuck acknowledged that the proposed playground and fence appeared attractive and that the Petitioner was attempting to address concerns but stated that the vehicle activity would be disruptive to the surrounding residential properties. Ms. Kaitchuck also noted that wildlife frequently travels through the rear portion of the property and stated that the fenced play area may help separate children from wildlife. Chairman Donnelly swore in a resident, Robert Benwitz, 304 N Dale Av, Mount Prospect IL. Mr. Benwitz expressed concern regarding potential cut -through traffic through the Northwest Meadows neighborhood. Mr. Benwitz stated that, based on his 44 years living in the area, Dale Avenue experiences significant traffic during peak morning periods due to Prospect High School traffic, despite generally functioning as a quiet residential street at other times. Mr. Benwitz stated that, although the traffic analysis relied on national data and accepted methodology, residents experience the area differently on a daily basis. Mr. Benwitz expressed concern that parents leaving the daycare and attempting to travel eastbound on Northwest Highway may avoid making a difficult left turn due to traffic volume, roadway grade, and sightline conditions, and may instead use nearby residential streets such as Dale Avenue, Isabella Street, and MacArthur Boulevard as a cut -through route. Mr. Benwitz stated that the daycare's peak drop-off and pick-up times would likely coincide with existing peak traffic periods on Northwest Highway and in the surrounding neighborhood. Mr. Benwitz stated that his primary concern was not noise, but rather the real -world traffic impacts experienced by residents. Chairman Donnelly swore in a resident and neighbor, DawnWolz, 213 N Date AV, Mount Prospect IL. Ms. Wolz expressed concern regarding potential traffic impacts on surrounding residential streets. Ms. Wolz stated that the neighborhood does not have sidewalks, which creates safety concerns for residents walking dogs or otherwise walking in the area. Ms. Wolz asked what would be done to prevent daycare traffic from cutting through the neighborhood and raised concern that, if on -site traffic backs up, parents may park on nearby residential streets. Chairman Donnelly clarified that parents would be required to use the on -site parking spaces and walk children into the front entrance but acknowledged Ms. Wolz's concerns regarding cut -through traffic and off -site parking on surrounding streets. Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 17 Chairman Donnelly swore in a resident and neighbor, Mona Hines, 702 French Way, Mount Prospect IL. Ms. Hines stated that French Way is a private street located immediately adjacent to the proposed daycare and has only three guest parking spaces. Ms. Hines expressed concern that daycare traffic may enter French Way and use the limited guest parking spaces because it is the closest nearby parking area to the daycare. Commissioner Weir asked whether French Way is a private or public road, and Ms. Hines confirmed that it is private. Ms. Hines also stated that vehicles already cut through French Way. Chairman Donnelly noted that, because French Way is private, the residents would have the ability to tow unauthorized vehicles but acknowledged that the concern regarding off -site parking and cut -through traffic would be addressed with the Petitioner. Petitioner's Responses to Residents' Concerns Traffic and Parkin Mr. Heffernan responded to resident concerns regarding parking, drop-off/pick-up operations, traffic, emergency access, and cut -through traffic. Mr. Heffernan stated that, based on the Petitioner's daycare experience and traffic impact study, the average drop-off time is approximately six minutes, and the average pick-up time is approximately seven minutes, with some parents taking less time and others taking longer. Mr. Heffernan stated that the plan provides approximately 40 drop-off/pick-up parking spaces, although the traffic analysis indicated that approximately 21 spaces would be needed, and that the site was designed using a conservative approach to account for longer service times. Mr. Heffernan also stated that the site could accommodate approximately 40 vehicles in parking spaces and an additional 28 vehicles stacking on site before traffic would affect the main drive aisle. In response to concerns about child safety, Mr. Heffernan stated that the drop-off and pick-up spaces are located more than 50 feet from Northwest Highway and that parents would be responsible for supervising children within the parking lot. Regarding emergency vehicle access, Mr. Heffernan stated that the Petitioner prepared a truck circulation plan showing the Village fire truck circulating through the site and that the Fire Department did not identify concerns with emergency access. Mr. Heffernan also addressed cut -through traffic concerns. Mr. Heffernan stated that the traffic study considered pass -by and diverted trips and concluded that a significant portion of daycare -related trips would already be using Northwest Highway or the surrounding roadway network. Vice Chairman Beattie expressed concern that the Petitioner could not know where future families would be coming from and that some parents may still use neighborhood streets to avoid turning onto Northwest Highway. Commissioner Weir noted that Dale Avenue is already used by high school traffic and stated that the daycare operator should be aware of the existing neighborhood traffic conditions from an operational and safety standpoint. Chairman Donnelly asked whether the Village Engineer had concerns regarding traffic impacts to Dale Avenue, and Director Shallcross stated that the Village Engineer did not. Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 18 Director Shallcross added that the traffic study relied on the Institute of Transportation Engineers data, which he described as the accepted standard used by municipal engineers, departments of transportation, and courts for traffic engineering and parking projections. Director Shallcross stated that the Petitioner exceeds Village parking requirements, provides sufficient on -site parking and circulation, and that staff does not have concerns regarding traffic performance, parking, or a reduction in service levels on the surrounding roadway network. Chairman Donnelly asked whether the Village would have a mechanism to address any off - site parking or pedestrians walking to the daycare from surrounding streets. Director Shallcross stated that private property owners have the ability to tow unauthorized vehicles from private property, and that the Village has code compliance and local adjudication processes available if off -site parking or related activity becomes burdensome to area roadways or adjacent users. Director Shallcross stated that, based on the Petitioner's extensive work with staff to address concerns, staff is confident the Petitioner would be a cooperative partner in resolving any operational issues before enforcement action becomes necessary. Chairman Donnelly asked whether the Village has experienced similar issues with other daycare centers. Director Shallcross stated that, aside from one daycare located in a multi -tenant shopping center where parking issues were related to other users and shared parking conditions, the Village has not received parking, noise, or traffic complaints from daycare centers that operate within self-contained sites. Mr. Heffernan added that daycare facilities differ from schools because daycare drop-off and pick-up activity is spread out over a longer period, while schools often have more concentrated traffic patterns and may also generate traffic from sporting events, auditorium events, and other large gatherings. Mr. Daniel asked whether the outbound traffic movements were expected to operate acceptably based on the available gaps identified in the traffic analysis. Mr. Heffernan stated that a Level of Service A is uncommon in urbanized areas and that Level of Service C is generally considered an acceptable design standard in the Chicago metropolitan area and nationally. Chairman Donnelly noted that the proposed condition exceeds that standard, and Mr. Daniel stated that he had no further traffic -related questions. Noise Chairman Donnelly asked about the requested 50 dB noise limit and whether the proposed playground would exceed that level. Mr. Thunder stated that the Village's noise regulations prohibit noise that disturbs the peace and quality of the neighborhood and explained that a common noise standard is to limit sound to no more than 5 dB above ambient levels. Mr. Thunder stated that the existing ambient noise level near the residential backyards was measured at approximately 49 dB, and the projected playground noise level was approximately 52 dB, which is within 5 dB of the ambient level. Mr. Thunder further Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 19 explained that the ambient measurements reflected existing conditions without the playground, including surrounding traffic, aircraft, and train noise, while the projected playground noise was modeled using measurements taken from children playing at another daycare facility. Mr. Thunder also noted that the difference between 50 dB and 52 dB would be very difficult to detect in a real -world setting. Fire Department Requirements Chairman Donnelly asked whether the building would be redesigned to meet Fire Department requirements. Mr. Farazmand confirmed that the building would be fully sprinklered throughout. Fencing andScreenin� 0 Chairman Donnelly then asked whether fencing would be installed around the property. Mr. Farazmand stated that a perimeter fence was not currently proposed but noted that they had previously discussed addressing gaps along the rear of the property through additional arborvitae plantings or fencing, if needed. Mr. Farazmand explained that the existing arborvitae provide substantial year-round screening and are taller than a typical fence, but that they would be willing to work with staff to address any screening gaps. Commissioner Weir expressed concern regarding vehicle headlights from the drive - through shining toward the rear of adjacent homes, particularly during the winter, and suggested that evergreen landscaping or fencing may be needed to provide additional screening. Mr. Farazmand stated that a landscape plan was provided including a species List and that the existing plantings would be reviewed to identify and fill any gaps with evergreen screening where appropriate. Chairman Donnelly noted that either additional plantings or fencing could be considered, depending on what would be most effective and Least disruptive to the existing landscaping. Odor Chairman Donnelly also asked about potential odor impacts from diapers in the trash area. Mr. Farazmand stated that the daycare uses scented bags, trash would be picked up regularly based on demand, and deodorizers could be added to the dumpster area if necessary. Director Shallcross confirmed that if an odor issue occurred, the Village would work with the Petitioner to require additional pickups or other corrective measures. Director Shallcross also noted that the Commission could add a condition of approval requiring additional fencing or screening along the northern property line, such as six- foot -tall privacy fence consistent with the Village's standard for transitional areas. Mr. Farazmand further clarified that the number of children in diapers would be significantly less than suggested during public comment. Mr. Farazmand stated that, although the facility may have up to 340 students, the infant population would be approximately 100 children, and the estimated number of children in diapers would be approximately 85 at maximum, rather than 150 to 200 children. Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 20 Number of Vehicles at Peak Hour Chairman Donnelly asked how many vehicles were estimated for peak drop-off based on the proposed enrollment. Mr. Farazmand stated that the number of vehicles would be reduced by factors such as carpooling and siblings arriving together. Mr. Heffernan stated that approximately 125 vehicles were projected during the peak hour, with just over200 vehicles anticipated for drop-off overall. Cut -Through of Properties Chairman Donnelly noted that a resident raised a concern about parents potentially cutting through neighboring properties when walking children to the daycare. Mr. Daniel stated that the Village would have code enforcement remedies available if issues occurred and noted that failure to comply with operational requirements could be treated as operating outside the approved conditional use. Mr. Daniel also stated that parent communication would be an important part of daycare operations, including reminders to respect neighbors, follow drop-off and pick-up procedures, and park appropriately if street parking occurs. Child -Abuse Allegations Chairman Donnelly asked about concerns raised regarding child abuse allegations involving a daycare operator. Mr. Daniel stated that allegations must be taken seriously but noted that the property owner would ultimately be responsible for the operation of the property and tenant compliance. Mr. Daniel further stated that the daycare would be subject to DCFS jurisdiction, required training, insurance requirements, and other operational safeguards. Vice Chairman Beattie asked for clarification regarding the nature of the allegation and whether it had been adjudicated or proven. Mr. Farazmand stated that the allegation did not involve one of their properties and involved a Nest -operated daycare at another Location. Mr. Farazmand clarified that Nest is one of several daycare operators they work with, but the operator for the proposed site had not yet been finalized. Director Shallcross reminded the Commission that its role is to evaluate the proposed use against the Village Code and not to adjudicate allegations from other jurisdictions. Resident's Concerns Chairman Donnelly swore in a resident and neighbor, Jan Ramion, 715 French Way, Mount Prospect IL. Ms. Ramion asked how the proposed daycare's enrollment compared to other daycare facilities in the Village. Director Shallcross stated that the proposed facility would have the highest enrollment of any daycare in the Village, with the next closest likely being Children's Landon Route 83, which has more than 100children. Director Shallcross noted that, although the proposed facility would have a higher maximum enrollment, other Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 21 daycare facilities do not have restrictions on the number of children permitted outdoors at one time, while the proposed facility would be limited to no more than 50 children outdoors between 9:00 a.m. and 5:00 p.m. Ms. Ramion also questioned why the sound study was based on 30 children when up to 50 children would be permitted on the playground. Ms. Ramion further raised concerns regarding fire safety for two- and three -year -old children on the second floor of the building, noting that local elementary schools are generally single -story. Chairman Donnelly stated that the Fire Department had reviewed the plans and had no issues. Ms. Ramion also asked questions regarding the Nest operator, including the age of the company, the number of facilities operated, and which entity would operate the proposed daycare. Director Shallcross stated that the matter before the Commission was a land use request and that concerns regarding allegations or issues in other jurisdictions were outside the scope of the conditional use request. Petitioner's Responses Mr. Thunder clarified that the sound study used measurements from an operating daycare in Naperville with 30 children on the playground to establish the source noise level. Mr. Thunder explained that the sound model was then adjusted to reflect 50 children outdoors, and the projected noise levels were based on that higher number. Chairman Donnelly noted that if actual noise levels exceeded the model's projections, mitigation measures would be required. Mr. Fornaro stated that staff have included conditions of approval to address potential noise and traffic issues if problems occur after the daycare opens. Mr. Fornaro emphasized that the Petitioner intends to be a good neighbor and would work with staff and residents to address any operational concerns. Vice Chairman Beattie asked about the traffic backstop, including land -banked parking spaces, and Mr. Fornaro stated that the Petitioner would exceed the Village's parking requirements by 11 parking spaces including the additional land -banked spaces. Chairman Donnelly stated that if traffic were to back up onto Northwest Highway, the Petitioner would be required to address the issue with staff. Mr. Daniel stated that the site could accommodate significant number of vehicles before any backup would occur and noted that staggered arrival times could be used as an enforcement tool if necessary. Vice Chairman Beattie expressed concern that some corrective measures may only occur after a problem has already developed and stated that the goal should be to avoid problems from occurring in the first place. Director Shallcross stated that daycare facilities generally manage drop-off and pick-up times closely, including through enforcement of assigned times. Chairman Donnelly noted that, as a private facility, the daycare could also address repeat parent noncompliance Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 0) through its enrollment policies. Mr. Farazmand stated that the Petitioner and its operators have extensive daycare experience, including more than 20 properties, and that the projected number of vehicles in any 15-minute interval would be substantially lower than the site's overall capacity. Commission Discussion Vice Chairman Beattie asked whether any public comments submitted over the weekend were in support of the request. Director Shallcross stated that no letters oremails in support had been received to Director Shallcross's knowledge. Commissioner Weir noted that daycare facilities are regulated and inspected by the State, including required teacher - to -student ratios based on age, and stated that those requirements are an important consideration. Vice Chairman Beattie stated that the Petitioner had provided substantial information and coordination but expressed concern that no impacted neighborhood residents had spoken in support of the request. Vice Chairman Beattie noted that one of the conditional use standards is whether the use would be injurious to the use and enjoyment of other properties and expressed concern regarding the intensity of the proposed use, including the number of children and staff, the compact site, traffic, drop-off activity, and the potential for ongoing noise and commotion. Chairman Donnelly stated that the Village's engineering, fire, and other departments had reviewed the proposal and that staff's review and recommended conditions provided additional confidence that the issues had been evaluated. Commissioner Weir suggested adding a requirement for additional screening to address vehicle headlights and impacts to adjacent residential properties. Director Shallcross stated that a fence could be added as a condition of approval but acknowledged that installation could impact existing mature landscaping. Commissioner Weir suggested that additional evergreen plantings to fill screening gaps may be more appropriate. Mr. Farazmand stated that the Petitioner could reassess the northern perimeter and replace non -evergreen plantings with evergreen plantings where appropriate. Director Shallcross recommended that the condition require continuous six -foot -tall screening along the northern property line, subject to approval by the Director of Community Development. Chairman Donnelly confirmed that the condition would be added. Motion and Vote Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked fora motion. Commissioner Weir made a motion seconded by Commissioner Usen to add a condition of approval to add continuous6-foot-tall screening along the north property subject to the approval of the Director of Community Development. Commissioner Weir made a motion seconded by Commissioner Szymczak to approve the Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25 23 conditional use for a daycare center subject to the conditions presented by staff and as amended by the Commission. UPON ROLL CALL AYES: Szymczak, Weir, Olsen, Donnelly NAYS: Beattie, Rogers The Planning and Zoning Commission gave a positive recommendation (4-2) for the next Village Board meeting to be held on June 3, 2026. Commissioner Weir made a motion, seconded by Vice Chairman Beattie, and the meeting was adjourned at 10:08 PM. j/000 Ann Choi, Development Planner Planning & Zoning Commission Meeting — May 14, 2026 PZ-03-25