[PAGE 1]
Board of Zoning, Planning and Appeals
Village of Cary
February 12, 2026, at 6:00 PM
755 Georgetown Drive, Cary, IL 60013
Agenda
I. Call to Order
II. Roll Call
III. Pledge of Allegiance
IV. Approval of Minutes
1. December 11, 2025 – 25-ZPA-11-001 / Haber Pointe PUD / Final Plat of Subdivision
2. December 11, 2025 – 25-ZPA-11-002 / Three Oaks Road PUD / Final Plat of Subdivision
V. Village Case: 26-ZPA-01-001
LOCATION: 20 N First Street
PETITIONER: Cary Apothecary
OWNER: Cambridge Exteriors
PARCEL NUMBER: 19-13-229-021
REQUEST: 1) Conditional Use for a Massage Establishment
VI. Any and All Other Business
VII. Adjourn
Chairman Patrick Khoury
The Village of Cary is subject to the requirements of the Americans with Disabilities Act of 1990. Individuals with disabilities who plan to attend this
meeting and who require certain accommodations so that they can observe and/or participate in this meeting, or who have questions regarding the
accessibility of the meeting or the Village’s facilities, should contact the Village’s ADA Coordinator at (847) 639-0003 [TDD (630) 845-2180]
promptly to allow the Village to make reasonable accommodations for those persons.

[PAGE 2]
MINUTES OF THE REGULAR MEETING OF THE
BOARD OF ZONING, PLANNING AND APPEALS
CASE NUMBER: 25-ZPA-11-001
HEARING DATE: December 11, 2025
PETITIONER: Dandelion Development, LLC
Attn: Scott Seger
106 N Catherine Ave.
La Grange, IL 60525
LOCATION: 401 Haber Road
PIN #: 19-14-429-015-0030 through 19-14-429-045-0030
REQUEST: 1. Final Plat of Subdivision for Haber Pointe
MEMBERS PRESENT: Khoury, Trandell, Kretschmer, Castetter, Williams,
O’Laughlin, Graziano
MEMBERS ABSENT: None
STAFF MEMBERS PRESENT: Brian Simmons, Director of Community Development
Chairman Khoury called the meeting to order at 6:00 PM, and Director Simmons called the roll. Chairman Khoury
explained the meeting process to the attending public. Chairman Khoury presented minutes from previous
hearings for approval. The minutes were approved by voice vote. After hearing one previous case, Chairman
Khoury called Village Case No. 25-ZPA-11-001.
Director Simmons presented an overview of the zoning history of the parcel and existing development. Director
Simmons stated the proposed plat of subdivision is a condition of approval for the zoning entitlements granted to
the development in January of 2025. The proposed plat is compliant with the requirements of the Village’s
Unified Development Ordinance and will create the necessary lots of record and easements to serve the
development. Staff is recommending approval of the proposed plat of subdivision.
Chairman Khoury asked the petitioner to provide any additional comments regarding the request.
Mr. Seger stated he had nothing to add regarding the plat but that they are working to complete the project over
the next six months.
Chairman Khoury asked if the committee has any questions for Mr. Seger.
Chairman Khoury opened the meeting for public comment from those in attendance. With no public comments
received Chairman Khoury closed the public comment portion of the hearing.
Chairman Khoury entertained a motion.
Board of Zoning, Planning and Appeals December 11, 2025 25-ZPA-11-001
Patrick Khoury, Chair

[PAGE 3]
Member Kretschmer moved, seconded by Member Castetter, to recommend to the Village Board of Trustees,
Approval of the final plat of subdivision for the Haber Pointe Subdivision, subject to the following corrections
prior to recording:
1. The Village Engineer’s certificate shall be revised to read as follows:
STATE OF ILLINOIS )
COUNTY OF MCHENRY ) SS.
I, ____________, a professional engineer acting as a consultant to the Village of Cary, certify that
the land improvements described in the annexed plat and the plans and specifications therefore
meet the minimum requirements of said Village.
Dated at Cary, McHenry County, Illinois This _________ day of __________, A.D. , 20__
________________________________________
A Professional Engineer Acting as a Consultant to the Village of Cary
Aye: Khoury, Kretschmer, Trandel, Castetter, O’Laughlin, Graziano
Nay: None
Abstain: None
Absent: Williams
Motion Passed: 6-0
Chairman Khoury entertained a motion to adjourn.
All Ayes by Voice Vote.
Motion Passed
Respectfully submitted,
______________________
Brian Simmons, Community Development Director
Board of Zoning, Planning and Appeals December 11, 2025 25-ZPA-11-001
Patrick Khoury, Chair

[PAGE 4]
MINUTES OF THE REGULAR MEETING OF THE
BOARD OF ZONING, PLANNING AND APPEALS
CASE NUMBER: 25-ZPA-11-002
HEARING DATE: December 11, 2025
PETITIONER: Cary School District 26
2115 Crystal Lake Road
Cary, IL 60013
LOCATION: 3370 Three Oaks Road
PIN #: 19-11-251-002 & 19-11-176-002
REQUEST: 1. Final Plat of Subdivision for the Three Oaks Road Planned
Development
MEMBERS PRESENT: Khoury, Trandell, Kretschmer, Castetter, Graziano
MEMBERS ABSENT: Williams, O’Laughlin
STAFF MEMBERS PRESENT: Brian Simmons, Director of Community Development
Chairman Khoury called the meeting to order at 6:00 PM, and Director Simmons called the roll. Chairman Khoury
explained the meeting process to the attending public. Chairman Khoury presented minutes from previous
hearings for approval. The minutes were approved by voice vote. Chairman Khoury called Village Case No. 25-
ZPA-11-002.
Director Simmons presented an overview of the zoning history of the parcel and existing development. Director
Simmons stated the proposed plat of subdivision is a condition of approval for the zoning entitlements granted to
the development in July of 2025. The proposed plat is compliant with the requirements of the Village’s Unified
Development Ordinance and will create the necessary lots of record and easements to serve the development.
Staff is recommending approval of the proposed plat of subdivision.
Member Graziano asked for clarification on the name of the plat noted in proposed condition 1 versus the name
of the planned development. Director Simmons clarified the reasoning for the condition.
Chairman Khoury asked the petitioner to provide any additional comments regarding the request.
Mr. Shepherd stated he had nothing to add regarding the plat.
Chairman Khoury opened the meeting for public comment from those in attendance. With no public comments
received Chairman Khoury closed the public comment portion of the hearing.
Chairman Khoury entertained a motion.
Member Kretschmer moved, seconded by Member Castetter, to recommend to the Village Board of Trustees,
Approval of the final plat of subdivision for the Three Oaks Road Planned Development, subject to the
following corrections prior to recording:
Board of Zoning, Planning and Appeals December 11, 2025 25-ZPA-11-002
Patrick Khoury, Chair

[PAGE 5]
1. The title of the plat shall read as “Final Plat of Subdivision for Cary Bus Depot”
2. The Village Engineer’s certificate shall be revised to read as follows:
STATE OF ILLINOIS )
COUNTY OF MCHENRY ) SS.
I, ____________, a professional engineer acting as a consultant to the Village of Cary, certify that
the land improvements described in the annexed plat and the plans and specifications therefore
meet the minimum requirements of said Village.
Dated at Cary, McHenry County, Illinois This _________ day of __________, A.D. , 20__
________________________________________
A Professional Engineer Acting as a Consultant to the Village of Cary
Aye: Khoury, Kretschmer, Trandel, Castetter, Graziano
Nay: None
Abstain: None
Absent: Williams, O’Laughlin
Motion Passed: 5-0
After hearing one additional case, Chairman Khoury entertained a motion to adjourn.
All Ayes by Voice Vote.
Motion Passed
Respectfully submitted,
______________________
Brian Simmons, Community Development Director
Board of Zoning, Planning and Appeals December 11, 2025 25-ZPA-11-002
Patrick Khoury, Chair

[PAGE 6]
REQUEST FOR ZONING, PLANNING & APPEALS ACTION
TO: Board of Zoning, Planning and Appeals
PREPARED BY: Brian Simmons, AICP
Community Development Director
ZPA FILE NO: 26-ZPA-01-001
PETITIONER: Cary Apothecary
Attn: Tami Moore-Kedzie
1300 Mulberry Lane
Cary, IL 60013
OWNER: Cambridge Exteriors
Attn: Brad Turskey
20 N First Street
Cary, IL 60013
PARCEL #: 19-13-229-021
LOCATION: 20 N First Street
SCHEDULE: February 12, 2026 ZPA Hearing
March 3, 2026 VB Meeting (Tentative)
ATTACHMENTS: A. Petition and Supporting Documents
REQUESTED ACTION: 1. Approval of a Conditional Use for a Massage Establishment
BACKGROUND:
The Petitioner, Cary Apothecary, is proposing to relocate their existing retail business to the property located at 20
N First Street. The business is seeking to occupy a vacant retail space within this building which is also contains
Cambridge Exteriors. As proposed the business will provide retail, mental health services, and massage therapy.
Per the Village’s Unified Development Ordinance, massage establishments require conditional use approval within
the Village’s B-3 zoning district. The petitioner is seeking approval of a conditional use related to these massage
services. The ZPA hearing was properly noticed in the January 28, 2026, edition of the Northwest Herald newspaper.
Additionally, the Petitioner has completed the required written notice to property owners within 250 feet and staff
posted a public hearing sign on the Subject Property.
STAFF ANALYSIS
The subject property is located on the southwest corner of the intersection of First Street and Park Avenue, just north
of Northwest Highway. The subject property is zoned B-3 Fringe Business District and is bordered by the B-3
district to the east and south, the PO Park and Open Space District to the west, and the R-2A Single-Family
Residential District to the north. The subject property was part of the original corporate limits of the Village in 1893
and was the original location for the Cary Dairy milk manufacturer. In 2008 the property received zoning approvals
for the reconstruction of the property for the current primary tenant Cambridge Exteriors including variances to

[PAGE 7]
26-ZPA-01-001
building setbacks, off-street parking requirements, lot coverage, and increased fence height. In 2017 the Village
Board approved a conditional use and variance for the installation of an electronic message center wall sign.
Conditional Use
The petitioner is seeking to relocate their existing business from another location within the Village to the subject
property. Currently the business only provides retail sales of various health related products. The petitioner is
seeking to expand their business by providing additional health and wellness services, which include offering
massage. Per the Village’s Unified Development Ordinance massage establishments are required to obtain
conditional use approval prior to their operation within the Village and are required to adhere to various performance
measures including obtaining an annual license. Although massage will not be the primary service offered, the
business is required to still adhere to the Village’s requirements for a massage establishment. The Petitioner is
seeking to occupy an existing storefront within the building and is proposing no external modifications to the
property to accommodate the use. The following is an overview of the Village’s requirements for massage
establishments and the Petitioners applicable compliance:
Massage Establishment Requirements
Per Section 14.3.12 of the Unified Development Ordinance, any establishment providing massage services must
meet the following requirements:
14.3.12 – Massage Establishments
1. Fixed Location Required: It shall be unlawful to operate a massage establishment outside of an enclosed
space within a building. All massage establishments must have all required State of Illinois and Village of
Cary licenses or certificates necessary for the operation of the business and comply with the appropriate
standards.
• The business will have a fixed location within an existing building and will obtain all the necessary
licenses from the State and Village prior to operation on the premises. No external modifications are
proposed to the property or building where the business will be located.
2. Licensing Requirements: All massage establishments shall comply with the applicable licensing
requirements of Section 5.36 of the Village of Cary Municipal Code and obtain a certificate of occupancy
from the Village prior to the operation of any business operations on the premises. Specifically, the
provisions for both Facility (5.36.150) and General (5.36.160) licensing requirements shall be considered
as part of a conditional use permit application for compliance.
• The petitioner has provided a written narrative indicating the business will comply with the applicable
license requirements for their massage services.
3. Location:
a. A massage establishment may be located only within a zoning district in accordance with the provisions
of Chapter 2 of this Title.
• The subject property is zoned B-3 Fringe Business District which allows massage establishments as a
conditional use.
b. No massage establishment shall be located within one thousand (1,000) feet of a preexisting massage
establishment.
• The nearest preexisting massage establishment is located on Borden Avenue 1,175 feet to the west of
the subject property.
Page | 2

[PAGE 8]
26-ZPA-01-001
c. No massage establishment shall be located within one thousand (1,000) feet of a property line of a public
or private elementary, vocational, or secondary school, college or university, a state licensed day care
not within a residence, a library, or a place of worship.
• The subject property is located 1,100 feet to the north of the vacant Baptist Church property on Spring
Street and 1,265 south of the St. Peter and Paul Church and School property on First Street.
d. Establishments which provide massage as an accessory or secondary use within their primary business
operation shall also be subject to the location requirements identified in this Chapter regardless of
whether the primary business operation is a conforming permitted use, or a conditional use for which a
conditional use permit has been granted, under the Village Unified Development Ordinance.
• The proposed establishment will provide massage in addition to other services offered within the retail
space. The business will comply with the requirements for a massage establishment.
4. Signage: Any exterior or window signs proposed for the massage establishment shall comply with the
requirements of Chapter 5 of this title.
• The documents submitted as part of this petition did not include any information on proposed signage.
Any signs installed in relation to the business will need to conform to the Village’s code requirements.
Off-Street Parking
As previously mentioned, the property received approval of a parking variation as part of the redevelopment of the
site in 2008. The proposed use will not increase the number of required parking spaces as it will be occupying an
existing retail space and will not be adding any additional square footage to the structure. As a result, the proposed
use will comply with the applicable parking regulations. Per the petitioner, customers will utilize the existing parking
lot which has direct access to First Street.
COMPREHENSIVE PLAN DESIGNATION
The subject property is currently designated as Commercial within the Village’s Comprehensive Plan. The
commercial designation is appropriate for land uses which provide day-to-day retail and service needs of the
community. The existing building and proposed retail and massage establishment are consistent with this
designation.
AUTHORITY AND JURISDICTION:
Conditional Use
Acting in a quasi-judicial capacity, the Board has the duty to investigate the facts and draw a conclusion on the
request and to make a recommendation to the Village Board of Trustees on the text amendment. The petitioner
must prove the following standards:
A. That the use will not be detrimental to or endanger the public health, safety, morals, comfort or general
welfare;
B. That the use will not substantially diminish or impair the value of properties within the neighborhood,
or be injurious to the use and enjoyment of other property in the immediate vicinity;
C. That the use will not impede the normal and orderly development and improvement of surrounding
property for uses permitted in the district;
D. That the use will not substantially contribute to an overburdening of Municipal services; that adequate
utilities, access roads, drainage and other necessary facilities have been or are being provided; and that
adequate measures have been or will be taken to provide ingress and egress so as to minimize traffic
congestion in the public streets;
Page | 3

[PAGE 9]
26-ZPA-01-001
E. That the use will be consistent with the policies and future land use map(s) in the Village's
comprehensive plan;
F. That the use will comply with all other requirements of this title, including, but not limited to, the
dimensional requirements of Chapter 17.20 and the supplemental use regulations in Chapter 17.50.
The petitioner provided additional support for the above standards and their proposed business. The business is
consistent with the existing commercial nature of the property and will be occupying an existing vacant retail
space within the building. No external modifications are proposed that would have an impact on adjacent
properties. The petitioner will comply with the applicable licensing requirements for the massage portion of the
business. Staff is supportive of the requested conditional use for a massage establishment as the proposed use
will not alter the character of the area.
RECOMMENDATION:
In ZPA Case File No. 26-ZPA-01-001 it is recommended that the Board of Zoning Planning and Appeals recommend
approval of a conditional use for a massage establishment for the property located at 20 N First Street, subject to the
following conditions:
1. The conditional use for a massage establishment shall be issued to the Cary Apothecary for the property
located at 20 N First Street.
2. The proposed improvements shall substantially conform to the attached plans and exhibits as part of this
petition, excepts as they may be changed to conform to Village Codes and all conditions of approval.
3. The use shall conform to the requirements of Section 14.3.12 of the Unified Development Ordinance as
they pertain to a massage establishment.
4. Any signs installed on the property for the business shall comply with the applicable requirements of the
Unified Development Ordinance.
MOTION:
The Chairman will entertain a motion to recommend to the Village Board of Trustees approval of a
conditional use for a massage establishment for the property located at 20 N First Street, subject to the
conditions listed in the staff report.
Page | 4