Elgin Planning and Zoning Commission Meeting - October 6, 2025
Elgin Planning and Zoning Commission Meeting - October 6, 2025
The Elgin Planning and Zoning Commission met on October 6, 2025, to consider two petitions: a conditional use for gaming events at a retail store and a map amendment to convert a commercial office building into 34 apartments. Both petitions were approved unanimously (4-0). The meeting also included approval of prior minutes, public comment, and an update on pending development applications.
Consent Calendar
- Minutes of September 8, 2025 – Approved unanimously (4-0).
Public Comments & Testimony
- Petition 29-25 (Borse Hat Gaming) – No public comments were made.
- Petition 17-24 (860 Summit Street) – Phil Martinez (address near Blackhawk and Congden Avenue) spoke in opposition. He expressed concerns that the U-shaped layout with interior parking would foster illicit activity, citing past problems at other Elgin apartment complexes. He argued the location is surrounded by commercial uses and should remain commercial, suggesting alternatives like a satellite campus or rehab center. He also feared the property would deteriorate over time under new management.
- Other Business – Chris Cunningham (153 Dawson Drive) raised concerns about his HOA's plans to gate pedestrian walkways and the main road into his neighborhood (River Park Place). He asked how to engage the city to preserve walkability and community. Commission members advised starting with the Community Development department.
Discussion Items
- Petition 29-25 – Conditional Use for Gaming Events at Borse Hat Gaming (Wink Park Shopping Center, 4,420 sq ft tenant space) – Staff presented the proposal to allow gaming events in 3,000 sq ft of the existing retail space, with up to 100 seats. The store operates Mon–Fri 2–10pm, Sat 12–8pm, closed Sun, with quarterly extensions until 1am Fri and 9pm Sat. The shopping center has 331 parking spaces; a parking study showed peak usage of 19% (64 spaces), leaving 267 spaces available. Staff recommended approval subject to conditions. Applicant Todd Slovy testified that events would build community and increase retail sales, potentially benefiting nearby businesses like Little Caesars. Commissioner Jones asked about encouraging parking in the lot rather than on adjacent streets; Slovy agreed to consider signage. After public comment closed, the commission voted unanimously to recommend approval.
- Petition 17-24 – Map Amendment and Planned Development Departures for Adaptive Reuse of 860 Summit Street – Staff described the 3.1-acre property (44,000 sq ft building, 147 parking spaces) and the applicant's request to convert three of four connected buildings into 34 residential units: 22 studios (633–720 sq ft), 3 one-bedrooms (853–891 sq ft), and 9 two-bedrooms (1,101–1,130 sq ft). The front building (6,000 sq ft) would remain medical office. Two departures were requested: to allow dwelling units on the lower level and first floor (ordinance only allows above first floor), and to place a recreational amenity in the side yard instead of rear yard. Parking supply (147 spaces) exceeds the required 97 spaces. Staff recommended approval subject to conditions. Applicant Sundeep Oberoy explained the building has 80% vacancy due to declining medical office demand and hoped residential use would revitalize the property. Commissioner Olson asked about future conversion of the front building (Oberoy left open), parking assignment (could be assigned if needed), cleanup of dead trees and fencing, and the condition of a rear driveway connecting to Waverly Drive (no cross-access easement exists, per staff). When asked about lighting and cameras, architect Christiani Coraian said the site plan would meet parking lot lighting standards and a surveillance system is already in place. Commissioner Buskay praised the adaptive reuse for sustainability and walkability. After public opposition from Phil Martinez, the applicant responded that a vacant building poses a greater risk than occupied units. The commission voted unanimously to recommend approval.
- Other Business – Staff provided an update on pending applications: Larkin Stadium development and a sign at 2125 Point Boulevard are scheduled for council review on October 8; an auto detailing shop on Dundee will likely be heard at the next council meeting; and U46 has applied to demolish the former DC Cook plant at 850 North Grove Avenue and build a new elementary school, which will come before the commission in the next few months.
Key Outcomes
- Consent Calendar – Approved 4-0.
- Petition 29-25 – Recommended approval to City Council by a vote of 4-0, subject to conditions.
- Petition 17-24 – Recommended approval to City Council by a vote of 4-0, subject to conditions.
- Other Business – No votes taken; staff will provide follow-up to Chris Cunningham regarding HOA gate proposals.
Meeting Transcript
All right, good evening, everyone. I'm going to call the October 6th meeting of the Elgin Planning and Zoning Commission to order. Will staff please call the roll? Commissioner Boskett? Present. Commissioner Jones? Here. Commissioner Olson? Here. And Commissioner Chairman Wildermouth. Here. We have a quorum. Great. All right. Now we will move on to the approval of minutes from the September 8th, 2025 minutes. If I can have a motion to approve those minutes. So moved. I moved to approve. Is there a second? Second. Staff please call the roll. Commissioner Jones? Yes. Commissioner Olson? Yes. Commissioner Boske? Yes. And Chairman of Wildermore? Yes. The minutes are approved, four to zero. All right. We will move on to the chairman's opening statement. So good evening, everyone, and welcome to the October 6th, 2025 meeting of the Elgin Planning and Zoning Commission. Tonight we're going to be hearing two petitions, 29-25 and 17-24. Before we move on to the agenda, I want to briefly discuss the role of the commission and the procedures of tonight's meeting. As a reminder, the planning and zoning commission is an advisory and recommending body to city council. The job of this commission is to review development proposals and determine whether a proposal meets the applicable standards of review. So the process that we're going to go through tonight is that we will first hear from city staff, followed by questions of the commission that the commission has for staff. Then we'll invite the applicant to provide a brief overview of their proposal, and the commission will then ask questions of the applicant. After that, we will open the hearing to public for questions and comments. During the public comment period, please come forward, state your name and spell it, and provide your address. Public comments should be addressed to the commission, who will keep notes of the questions, concerns raised. And then city staff and the applicant will have the opportunity to address those questions. It's where all parties can provide comments or ask questions. And as usual, we will start with the site location of the subject property. This is a 4,420 square foot commercial tenant space that is part of the Wink Park Shopping Center. Outlined in red. The shopping center includes several buildings, both single user buildings and multi-tenant buildings, includes the Walgreens building on the far north end. The subject tenant space in the back building with direct access off Weston Avenue outlined in red. The shopping center zone PAB Planned Area Business District that was originally established in 2010 when the Walgreens building was approved.
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