Good evening.

So since we don't have a chair, we would need a motion from someone to appoint a chair pro temp for tonight.

I move to appoint Commissioner Wally, Chairman Pro Temp for this evening's meeting.

Second.

Thank you.

So we have a motion to appoint Chair.

Uh Commissioner Abuali is the chair pro temp for tonight.

Commissioner Rubel.

Yes.

Here.

Commissioner Olson.

Yes.

Commissioner Gaska.

Yes.

Commissioner Jones?

Yes.

And uh Commissioner Abwali.

Abstain.

Thank you.

So the motion passes, so we have the chair pro temp for the night.

Thank you very much.

I will now call this meeting to order.

This is the regular scheduled February 2nd, 2026 meeting for the Planning and Zoning Commission for the City of Elgin.

So we will start by calling roll.

Thank you, Chair Pro Tem.

Uh we'll start with Commissioner Gaska.

Here.

Commissioner Jones.

Present.

Commissioner Olson.

Present.

Commissioner Bruble.

Present.

And Chair Pratem Abwali.

Yes, present.

We have a quorum.

Okay.

First item up is approval of the minutes from the January 5th, 2026 meeting.

Um do we have any questions, comments, additions, changes, or a motion to approve?

Move to approve.

The second.

Thank you.

Commissioner Olson?

Yes.

Commissioner Rubel?

Yes.

Commissioner Gaska.

Yes.

Commissioner Jones?

Yes.

And Chair Pratem Abuali?

Yes.

The motion is approved.

The minutes approved.

Okay, thank you.

Good evening again.

I'm Nancy Abwali.

I'm the chairman for tonight's meeting, chair person.

Um, and tonight we will be hearing petitions on uh map amendment to plan development and conditional use for 601 South Randall, petition 44-25 and 45-25.

Seven Clock Tower Plaza, petition 3525 and 5025.

Also a plan development as a map amendment for 850 North Grove, petition 32-25, and finally a text amendment, petition 01-26.

Um, before we move into the agenda, I want to briefly discuss the role of this commission and procedures for tonight's meeting.

So, as a reminder, the planning and zoning commission is an advisory and recommending body to the city council.

So the job of the commission is to review development proposals and determine whether the proposal meets the applicable standards for review.

So the process is we'll first hear from our city staff, followed by questions and comments from the commission for staff, and then we're going to invite the applicant to provide a brief overview of their proposal.

And the commission can also ask questions to the applicant.

After that is when we're going to open it up to public for questions, comments.

And during public comment, the way to proceed is please come forward.

You're going to state your name clearly, spell it, and give your address, and public comments should be addressed to us, the commissioners, who will keep notes on any questions, concerns raised, and then city staff and the applicant will have the opportunity to address those questions.

In the interest and respect of everybody's time, we ask that the people testifying do not reiterate points or questions that have already been made.

So at this time, if you expect to talk during public comment or at any time tonight, we are going to ask you to stand and take the oath from the court reporter.

So please stand in your spots and you all raise your right hands, please.

Do somely swear or affirm the testimony about to give will be the truth, the whole truth, and nothing but the truth.

Thank you.

Thank you.

We will pass it on to staff for our first petition.

Thank you, and good evening, everyone.

Okay, so we got four petitions tonight.

The first one, and we do have proof that we provided the required notices on this one, just for the record.

So this first petition before you is the application by new future LLC as the applicant and property owner who is requesting approval of an amendment to PAB Planned Area Business District Ordinance G4207 as amended by ordinance number G4911, with any departures from the LG Municipal Code.

And a conditional use to establish an event venue, more specifically a banquet hall, as part of an eating place at the property commonly referred to as 601 South Randall Road.

As usual, we will start with our site location.

The subject property outlined here in yellow on the slide.

This is a 2.7 acre property that is located east on the east side of Randall Road, just north of Spartan Drive intersection.

This property is part of Blaine's Farm and Fleet Shopping Center, which Blaine's was Lowe's formerly and was built as Lowe's.

And this whole shopping center was originally approved as the Spartan Green Subdivision.

The subject property is improved with a 11,426 square foot restaurant building that was the former Golden Corral, which actually closed in the fall of 2025.

And the property also includes 166 parking spaces.

As you can see, to the north is a vacant property that has the same red shade over it.

That means it's it's got the same zoning classification, PAB Planned Area Business District.

To the east is the PCF zoned open space that is part of the Elgin Community College.

To the south is the Bank of America Outlaw, Zone PAB, Plan Area Business District, as well as some townhomes that are zone PRC, Planned Residence Conservation, outline or colored yellow.

And then to the west across Randall Road are single family homes, also zone RC1 residence conservation district.

Here's a bird's eye view of the subject property looking north.

So as you can see, the all the properties that are part of the shopping center are interconnected and they share access.

There's one direct access off of Randall Road, which is an ingress only.

It's on the subject property.

But the main access drive to the shopping center is on the south end, sort of in front of Blaine's Farm and Fleet that provides access to Spartan Drive, which has a right-in-write out intersection with Randall Road.

The main access drive continues south, becomes Duffy Drive, and then has an intersection with College Green Drive, which has a full signalized intersection with Randall Road.

So the applicant and the owner of the property, who also operated formerly the Golden Corral restaurant, is requesting zoning approval to establish an event space, more specifically a banquet hall, as part of a new restaurant on the subject property.

They're planning to rebrand the restaurant as an Indian fusion restaurant, and it would have two banquet halls.

Approximately 7,532 square feet would remain as the restaurant on the right side of the screen.

And then the western portion of the building, uh approximately 3,634 square feet would be divided into two banquet halls.

The larger one would be able to seat up to 200 persons, and the smaller one on the top up to 400 or 44 persons.

The two banquet halls uh would be able to be combined into one larger event space that can have seating up to 244 persons.

So the facility, the the banquet halls would be able to be rented out to private parties for various uh types of events, such as weddings, birthday parties, and other types of celebrations.

The restaurant or the hours of operation for the restaurant would be daily from 11 a.m.

to 10 p.m.

And then the events would be organized between 11 a.m.

and 11 p.m.

but mostly on Friday, Saturday, and Sunday evenings.

The facilities anticipates having up to 32 employees of that approximately 10 would be devoted to the operations of the banquet hall.

The applicant is proposing substantial interior renovation to the space for the rebranding, but is also looking to do some exterior changes to the building, primarily to the facade elements.

These the two dormers that are on both sides of the main cable would also be enlarged to become sort of one dormer on each side.

The applicant is not proposing any changes to the site.

The property will uh continue to have 166 parking spaces.

Now with that parking uh number of parking spaces is the only departure requested for this.

So the proposed banquet hall is required to have 197 parking spaces.

That's based on the total area of the restaurant space as well as the number of uh chairs within the banquet hall, and as I mentioned, there's only 166 parking spaces on site.

However, as you can see, the shopping center has abundant parking, and uh although there is no shared parking agreement, the applicant has come to terms a verbal agreement with the owners of the property to the south.

Um they're looking to finalize that agreement prior to the issuance of the certificate of occupancy the requested the uh the the application is required to meet the standards for map amendments as well as those for planned developments and those for conditional use.

We have provided our overview of the standards in the packet, and we do believe that all applicable standards are satisfied.

With that, staff recommends approval subject to the conditions outlined in the packet.

And I'm happy to answer any questions.

The applicant's team is here as well, can address the commission.

Okay, um, I'll start to my left.

Commissioner Jones, do you have any questions for staff?

No questions, thank you.

Uh Commissioner Olson uh one question.

Do you know why there was never an egress built on Randall Road there?

Probably King County prohibited that.

So Kane County, Department of Transportation has it in Randall Road under their jurisdiction.

There's a curve in the in Randall Road just to the north.

We would prevent full access to that.

So gotcha.

Thank you.

No other question.

You're welcome.

Uh Commissioner Rubel, any questions?

No questions.

And Commissioner Goska.

No questions.

Uh I don't have any questions.

Thank you for your thoroughness.

We will invite the applicant up now.

Good evening.

Um Chairman and members of the commission.

My name is uh Silpa Yadla, and I'm here today representing the property at 601 South Randall Road.

Thank you for your time and opportunity to present our proposal.

Can you just spell your name and give your address, please?

Sure.

Um first name is Silpa, S-I-L-P-A.

Last name is Yadla, Y A D L A, and my home address or uh business or this address or uh 601 South Randall Road.

Thank you.

Um the subject property is a former Golden Corral restaurant that was originally approved for a higher intensity use.

Our proposed restaurant and banquet concept has uh been intentionally designed to operate within the existing constraints of the site and zoning framework.

The banquet component will operate as a scheduled reservation-based use with defined event times and controlled capacity.

Events will be a professionally managed with on-site staff and operations will conclude with established hours.

The space is intended for private functions such as celebrations and corporate events, and not for open-ended or entertainment uh driven uses.

We are committed to continue work with the city staff as the project moves forward and to comply with all applicable requirements and conditions of approval.

Our goal is to activate an underutilized commercial space with a well-run high-quality establishment that contributes positively to the area while being a responsible neighbor.

We respectfully request your favorable consideration of our application and happy to answer any questions.

Okay, um, I think we're ready for questions then.

Um let's start with Commissioner Olson.

Uh no questions, thank you.

Okay.

Um Commissioner Gasco.

No questions.

Commissioner Jones.

No questions, but I appreciate your um willingness and and thoughtfulness to repurpose the existing uh the existing business.

Thank you.

And Commissioner Rubo.

Just have one question.

Um you formerly uh, if I read right, owned Golden Corral.

That's correct.

Um was it ever at capacity?

Do you know?

Um early on.

Uh I think uh it's 18 years old if I'm not uh mistaken.

So in the early years, yes, we did run full capacity, yeah.

Okay, just never recovered after COVID.

Sure, I understand that.

Um reason I was asking is because of the traffic, and uh, you know, I just wanted to see if if it could handle it then, I'm sure it's gonna handle it now.

And I just wanted to thank you for investing in Algin.

Thank you.

Thanks.

No, no more questions.

I don't have any questions.

Thank you for presenting.

Thank you.

Thanks.

Okay, at this time, we are going to open it up to the public.

Um we don't have anybody signed up, but if anybody would like to discuss this petition, have any comments or questions?

You can feel free to do that now.

Going once, going twice.

All right.

We are gonna close public comment and send it over back to staff for any final comments.

Nothing further to add.

Staff recommends approval subject to the conditions in the packet.

Okay, I will entertain a motion.

I move to recommend that city council approve petitions 44-25 and 45-25, subject to the conditions outlined within our packet, and to adopt as the findings of the commission those findings also provided within our packet.

Second okay, staff please call the roll.

Commissioner Olsen?

Yes.

Commissioner Rubel.

Yes.

Commissioner Gasca.

Yes.

Commissioner Jones?

Yes.

And Chair Pro Ten Abwali?

Yes.

Uh motion is approved five to zero.

Thank you.

Um staff will follow up with you.

You can follow up with them for next steps.

Okay, we're gonna move on to our next petition.

Okay, moving right along.

So the second petition before you tonight, and again, we've provided the required notices on this one as well.

So this is an application by Antunez Group doing business as Casolara as applicant, and Paul and Carol Butera as property owners.

We're requesting approval of an amendment to the PCC2 Plan Center City District established by ordinance number G1202, as amended by ordinance G1024, with any departures from the LG municipal code requirements, and a conditional use to establish an entertainment venue as part of an existing eating place, which is a restaurant at the property, commonly referred to as seven o'clock tower plaza.

And again, we'll start with the general location of the subject property.

So this is a 6,108 square foot uh commercial tenant space, part of a larger shopping center.

This is part of Clock Tower Shopping Center that is uh, as you can see on the south side of National Street, just east of the Fox River.

This tenant space happens to be exactly uh adjacent to the Butera grocery store, which anchors the shopping center.

The entire shopping center is approximately 122,000 square feet and includes multiple buildings and multiple tenants.

And some of the tenants currently include uh Duncan Subway and Buffalo Wild Winks restaurants, as well as the Butera grocery store, and then the family dollar retail store among others.

As you can see, the property to the north is the Grand Victoria Casino, which is owned PCC, Planned Center City District.

To the west is obviously the Fox River and the Fox River Trail adjacent to that.

Uh to the east is a vacant railroad right-of-way, and then beyond that are single family and multifamily residences, which are zone RC3 and uh and MFR.

And then to the south is the River's Landing, a multifamily apartment complex that is zone MFR, multi-family residence district.

Here is a bird's eye view of the of the shopping center.

So the applicant is seeking zoning approval to establish an entertainment venue uh to primarily host concerts and live entertainment as part of the existing restaurant on site Caselara.

The restaurant was established in 2014 as a restaurant and bar, and over the years uh they've started hosting live performances.

Live performances are permitted as part of any restaurant of the city, specifically as an accessory use.

In such circumstances, no more than 10% of the floor area of a restaurant is allowed as live performance or musical act.

The applicant is seeking approval to not have that restriction of 10%.

They're proposing to host live entertainment on Friday and Saturday nights starting at 9 p.m.

until 2 a.m.

And they do plan to continue to serve food throughout the throughout the live performances as well.

The restaurant is open on Sundays, Mondays, Wednesdays, and Thursdays from 8 a.m.

to 10 p.m.

And then a Friday and Saturdays from 8 a.m.

until 2 a.m.

This is the floor plan of the uh restaurant and the entertainment venue.

The maximum capacity would be 274 persons.

That would include they have up to 10 employees, and then up to five live performers are expected of any of any live act.

And then up to four uh security personnel, depending on on the on the live performance.

The entertainment venue uh is required to provide parking based on the maximum capacity because the space is going to continue to operate as a restaurant, uh that parking requirement for the restaurant is actually larger than for the entertainment venue.

So overall, the parking requirement for this space would not increase.

Uh the restaurant is required to have 102 parking spaces, and as an entertainment venue, the facility would be required 83 parking spaces.

So with that, the entire shopping center has 584 parking spaces, which are shared amongst all tenants, and the parking lot is rarely uh even half full.

So it's got abundant parking.

But most importantly, when these events are held uh after 9 p.m., most other tenants within the shopping center are closed, so the the facility would have almost the entire parking lot available for their for their use.

The applicant is proposing some interior modifications, primarily uh to the electrical upgrades uh to accommodate the equipment that's needed for the entertainment uh venue.

They will be required to pull a building permit for that electrical work uh should the zoning application be approved.

Uh the application is required to meet the standards for map amendments, uh applications for plan developments, and then also the standards for conditional use.

We have provided our overview of the standards in the packets.

We believe that all applicable standards are satisfied, and therefore staff recommends approval subject to the conditions in the packet.

And I believe all those are fairly standard conditions that are usually applied to all banquet halls or entertainment venues, I should say.

With that, I'm happy to answer any questions, and the applicant is here as well.

Thank you.

Um let's start with Commissioner Rubel.

Any questions?

Okay, so I have a question about the hours of operation.

Um, because I did read, I read in the packet um that it goes till 2 a.m.

It says like it's late evening hours, but actually that's like late evening is midnight till midnight.

So we're heading into the next day.

Yeah, early morning hours.

So how does that well we it's uh usually we don't regulate hours of operations, they provide them for conditional use applications so that we can evaluate if there's any potential impact on the surrounding businesses.

Uh this being part of a commercial strip mall shopping center.

Um we haven't had any concerns about it.

We reached out to the police department, they haven't had any calls for service based on the hours of operation.

So as is the case with these musical venues, they usually run late, sometimes until midnight, sometimes a little later.

And they can probably answer that question, they probably end at different times depending on how they go.

But so we don't have any concerns with that.

Okay, so so there have been events till that hour?

If it went all the way until 2 a.m.

I'm not sure, but maybe the applicant can answer that.

But they've certainly held some events.

Okay, absolutely.

All right, thank you.

Commissioner Jones.

Um I just wanted to ask, so the property there is I know that's all one parcel of property there that it goes.

As far as we we did receive a letter about um issues in that parking lot and area.

Um is there anything on the city's end that can be done to assist in there?

I do frequent that parking lot.

I'm a uh uh for several of the businesses down there, and it can be a little rough around the edges.

In terms of the um pan handling, solicitations, um propositions, those kind of things.

Sure.

Um, and and I don't know that that's something that a business owner necessarily, because these are other community members in the in the property, so I don't know if that's a business thing, a police thing.

I mean, I guess I'm asking where does that fall?

Well, it I would not it does not fall with this business, so it would not be part of this zoning application and our review.

Uh the the correspondence that we received from one of the other tenants did not specify any sort of challenges in the parking lot.

Um if there are such circumstances, then they're probably very similar to the rest of the area, and so they're not attributed to this particular application.

So no, yeah, no, not related to the case.

Yeah, and so it is a policing matter uh that I'm probably not the right person to comment on, but I'm sure they they are aware of the circumstances if it's out there in the community.

So okay, thank you.

You're welcome.

Commissioner Gosca, any questions?

No questions.

Okay, and Commissioner Olson.

No questions.

And I do not have any questions for you.

Thank you very much.

Thank you.

We will now invite the applicants or applicants to come up and tell us a little bit about this.

Please make sure to state your name, spell it, and address.

Good evening.

My name is Christian Antunez.

Spelled C you need the first or the last name.

A N-T-U-N-E-Z.

Oh.

My name's Francisco Palladinus.

I'm working as our architect on this project on any interior renovations that they're planning on doing.

Um I prepared the drawing for it as an existing as built as we can as we have up there.

Um I've known the the the business home for probably four months now, and um they're they're they're doing what they can to stay above water as far as uh the business is concerned.

They were hit pretty hard by COVID, from what I understand.

And uh the venues are very helpful in in the business sense that they that they were able to uh keep their head above water and keep the doors open.

Um their food is really delicious.

I've I've tried it, um, and I would recommend it to anybody here.

Um and from my understanding is that they're they're they're following the good faith effort of the city of Elgin to do what they can to to uh to comply with whatever it is that they need to do to maintain these this venue open.

Okay, so that's all I have.

Yeah, no, I don't have anything I want to add.

Any questions for this?

Okay, any questions or comments from the commission?

Let's start with Commissioner Jones.

So circling back to the parking lot down there.

I know you're I'm not at all implying that it's related to your business at all.

It's just that parking lot in general.

Is it an issue for you or a non-issue?

Usually we uh ask the vagrants to move further down our security personnel.

We don't let them pan-handle it for any customers while we're operating.

So we try to do our best, you know.

Okay, and I I don't know if you saw the the memo that was sent in, the note that was sent in from one of the other properties.

I don't just looking, maybe you could reach out and and make an attempt to absolutely amend some things there, but I think it's a great I I look forward to having late night entertainment in downtown.

Thank you very much.

Yeah, it's nice, thank you.

Commissioner Olson.

Uh no questions.

Um glad you guys made it through the pandemic and looking forward to seeing entertainment at your business.

Thank you.

Thank you so much.

Commissioner Goska.

I have no questions.

And Commissioner Rubo.

Hi.

Hi.

Um, if I understand correctly, you have had events there.

Correct.

And and how like have you been to capacity?

No, we've never been to capacity.

Um, we we never put more than two seventy.

Have you held events to the magnitude that you're proposing here?

Three to five performers?

Yes, we have.

You have.

Yes.

Um, how is how no problems?

No problems.

Um is that like a regular?

Is this gonna be like a regular occurrence or we intend to operate Friday and Saturday with that many performers?

With that many performers.

Uh no, it's usually one or two bands.

So it's not three to four, like three or four uh performers, like it should be one or two, and we usually end uh around one thirty.

We give people time to clear out because we don't want to go past two, and uh the reason we open that late is because the liquor license pro lets us uh operate till that time.

Okay, but I did understand in the packet that it said that you would have to get a different I think it's yeah, uh that it's liquor license.

That's what the city have asked of us, and you know, we're just trying to follow the correct pr procedure.

Now, in that, I don't know if this is staff or you um or liquor commission, um what if you get the uh different liquor license, like what will that allow past what you're doing now?

Well, I'm not sure how to answer that one.

Sorry, I didn't it just came up, so that'll be that'll be at the sole discretion of the liquor commission.

Okay, um, so I did research this a little.

And you mentioned two to four uh uh security personnel?

Correct.

Um the standard is one security person per 30 attendees.

Okay.

So that would put you at nine security if you're at capacity.

Okay.

So I understand.

Well, if we have more than you know, uh a hundred people, then we obviously wouldn't need three security guards.

And then how how so I understand you're gonna be asking um like a cover charge?

Correct.

Um, do you do you know what that is?

Yeah, uh like uh it varies uh depending on the musical entertainment.

We usually try to provide you know them a fair amount of payment for their services, so you know if it's more known, then you have to charge a little bit more in order to cover their overhead.

Sometimes it's free uh for benefits.

Uh we've done several uh beneficiary events where people donate their time.

Okay, and then um bear with me.

Um so how how with your security, I mean, because I I I mean I get it.

If you're gonna have five performers and you're gonna have an up uh uh a bigger uh for lack of a better word way of saying it, um liquor license.

So how are you going to control that and and not have like loadering in the parking lot?

Um how how are you how do you plan on policing that yourself?

Um well we usually have two security guards like off like from 9 a.m.

depending and then um obviously if they have more people they call a security company uh licensed security company to come and provide more staff.

So uh and our uh security guards usually take uh a lap around our parking lot, you know, during the nights to uh not uh have vagrants break in the cars or anything like that.

So that's what we've been trying to do.

And then you and so like let's say it's say let's just say you're filled to capacity and you have five performers and it's hot, it's summertime and it's a hundred degrees out, and how like are you gonna be opening the doors?

Yes, absolutely, and the place has air conditioning.

But I mean you're but my concern is that you can t that you contain because you have residents to the east of you directly and you have them to the south of you.

Yeah, well, uh you mean contain the noise?

Okay, yeah, yeah.

Like the doors would be closed or kept closed?

Um well we usually keep our doors closed unless, like you said, it's like it's overwhelming hot, which can happen because there's a lot of bodies and plus their uh physical activity, you know.

Right, they're dancing high energy.

Exactly.

So, but we haven't had any uh like uh noise complaints from our neighbors while we have had you know these type of events.

Okay, so you you've not experienced that during summer with the doors open?

Uh no complaints, sorry, that's my mother too.

She's yeah, okay.

Um nice to meet you.

Um then so how do you how do you plan to monitor your um your capacity?

Like you're just are you just gonna like oh we have wristbands?

You okay.

Yeah, we have wristbands, so every patron that goes in gets a wristband, that's how we know and when the fire department comes by and what number we can give them.

Like I said, they've been by multiple times, even the Elgin Police Department comp stops by for food every every other weekend, so we haven't had any uh capacity issues.

But we yeah, we do know the number to keep that uh contained.

Okay.

Um more questions.

Thank you.

Thank you.

Okay, um, I think I got everybody.

Okay, any other questions or comments from the commission?

Um I don't have questions, but I bet the full capacity issue is something that you're looking forward to solving.

Absolutely.

Yes.

Um, if that is all from the applicants, you guys can sit down.

Thank you so much.

Thank you for your time.

Thank you.

And this is the time that we are gonna go ahead and open up to public comment.

I do have someone signed up.

Uh looks like a Cassandra Figueroa.

You can come up to give your comments.

If you haven't already sworn an oath, then please start with that, and then give right up here is good, yeah.

And then say your name, spell it, and your address, please.

Would you like uh have you given your oath?

Not just I stood up as well.

All right.

Uh my name is Cassandra Marie Fraguero.

That's spelled C-A-S-S-A-N-D-R-A, M-A-R-I-E F-R-A, G U I R O.

Uh I live in two times square in the River Landings apartment, building two, apartment three seventeen.

Um so yes, hello, my name is Cassandra Marie Faguero.

I live in one of the apartment buildings right behind Casalara.

Um, I feel so strongly about this proposal that I'm here present, even though I was a victim of a hit and run uh last week.

I've had planned to speak as soon as I received the notice in the mail.

I moved into River Landings apartments almost two years ago.

Since then, my understanding of what Casalara is or what it was supposed to be has been misleading and confusing.

Walking past the binds are almost perpetually closed as by being described as a restaurant, and at times there is a taco card outside of the entrance during warmer months.

Reading Google reviews and the photos patrons have submitted um that showcases the information that was included in the letter I received.

The owners were already using the restaurant as an entertainment venue, and I have seen images posted as a part of the Google images that seems to showcase safety issues, which may uh uh corroborate with any electrical renovations that were needed that were in the proposal.

Um I saw this months ago when I was looking for a place to die, and that was very close to home.

Uh between the buildings and my apartment complex, there's a playground, and during the summer months it's often full of children.

Often see kids and teens heading into family dollar or at the Michigana establishment right next to it.

I don't trust that they will employ adequate security during these events that they will now be holding openly.

I feel that the safety of our nearby establishments and households will not be taken into consideration by the owners of Casalara, and I believe that the previous decisions that were made uh to not openly host entertainment in the proper way in the city of Belgian is a clear indication of character.

That's all okay.

Do we have anyone else that would like to come up and give public comment?

Now is your chance.

Then we will go ahead and close public comment.

And at this point, we're gonna pass it back on to staff for five minutes.

Um nothing further to add.

We've provided our overview of the applicable standards for approval in this in the staff report.

We do believe that all standards for approval have been satisfied, and therefore staff recommends approval, subject to the conditions outlined in the bank.

Do we have a motion?

Um I move to recommend the city council approve petition 35-25 and 50-25.

Subject to the conditions outlined within the staff report and to adapt as the findings of the commission, the documents and conditions provided within such staff report.

We have a second.

I second staff, please call the rule.

Commissioner Jones?

Yes.

Commissioner Gasca?

Yes.

Commissioner Olsen?

Yes.

Commissioner Abrubble?

No.

And Chair Party?

Yes.

The motion is approved four to one.

Okay, thank you.

Um, and please follow up with the city staff for next steps.

Thank you.

Thanks for what moving right along.

Let's get to our third petition.

Thank you, Chair Pro Tem Abuali.

So the last petition, and again, we have provided the required notices on this one as well.

So this is the application by school district U46 as the applicant and property owner who is requesting approval of a plan development as a map amendment.

From PGI Plan General Industrial District, it was established by ordinance G 5199 to PCF Planned Community Facility District with departures from the LG Municipal Code requirements to demolish the existing light industrial building and construct a new approximately 88,500 square foot building with accessory parking and outdoor open space areas for a new school district U46 elementary school, all of the properly commonly known as 850 North Grove Avenue.

Again, we'll start the general location of the subject property.

Again, property outlined in yellow.

As you can see, this is about uh nine-acre property that is on the west side of North Grove Avenue between Slade on the north and Lincoln Avenue on the south.

Um let me see if I can use the pointer.

So Slade Avenue on the north side of the property, and then east of Grove Avenue, Slate is kind of offset, and that ends into the property, and then Lincoln Avenue on the south.

The properties improved with a former DC Cook Publishing House manufacturing and printing plant that's about 145,000 square feet in floor area.

Um all the properties on the north, east, and south that are shaded in yellow are zone RC2 or RC3 residence conservation district, and those are improved with single family homes.

And then to the west, as you can see, is the Fox River Bike Trail, some open space, and then a few single family homes, all of which are zone CF Community Facility District.

The DC Cook Publishing House was first established on this property back in 1901.

And it also included a front building seen here on the top, uh that was their sort of office building that's about 30,000 square feet, and then the back building, which is the light industrial building on the bottom of the screen, that still stands.

Uh this building was added on to over the years.

The most recent addition was in about uh 2000 when an addition of 45,000 square feet was added on the south end of the building.

This was the addition that was approved by ordinance in 1999.

Uh the company produced non-denominational Sunday school literature, and at one time was the largest company that did so in the world.

The front building was demolished in 2021.

Uh company relocated its headquarters to Colorado Springs back in 1994, but continued some operations on the property until recently.

The school district uh has acquired the property in back in uh 2024.

I understand the property is currently vacant.

So U46 is requesting the zoning approval to demolish the existing building and construct a new elementary school on site.

That would this so this is the site layout for the proposed school.

Uh the north is on the right, Grove Avenue is on the bottom.

This new elementary school would uh replace the existing McKinley Elementary School that's four blocks to the east at 258 Lobell Street.

Um this new school would be uh approximately 88,000 square feet in area.

It's a two-story building that as you can see is generally situated in the center of the site.

The building would be constructed and designed for up to 680 students.

Uh however, they expect to open up with attendance of about 450 students.

They expect to open in 2028 should this zoning application be approved.

It's worth noting that the McKinley Elementary School currently has 300 324 students.

The school start and dismissal time would not change.

The school starts at 8.20 a.m.

and uh dismissal time is at 240 p.m.

Uh the exterior of the building would feature a sawtooth roof design that resembles the existing light industrial building on site, and it would also be used for future installation of solar panels on the roof.

And it would also be used for future installation of solar panels on the roof.

The exterior of the building would be primarily brick masonry and sort of modern contemporary design that generally matches other new schools in the district.

The main entrance to the building is on the north end facing Grove Avenue.

That's generally right here.

This is the proposed landscape plan, shows two parking lots.

One would be on the north end and then one on the southeast side of the building.

The two parking lots have a total of 101 parking spaces.

The school anticipates having up to 50 staff members at full capacity.

The main entrance to the site, the vehicle entrance would be for the north parking lot.

This is lined up and is serves as the extension of Slade Avenue that dead ends into the property.

And then the there's a second driveway on Grove Avenue that's just to the south.

This would be the ingress-only entrance driveway for school buses to line up as well as staff members to use the Southeast Parking lot.

This school bus lane exits onto Lincoln Avenue.

This is the exit-only lane that's also used by uh or for this parking lot southeast of the building.

The property has a substantial change in topography in the grade.

So the applicant will be installing substantial retaining walls, which are indicated here in red.

Actually, the retaining wall kind of wraps around the whole building, but it's uh much smaller as you move east away from the west property line, so on the north side, and then here on as you get closer to Grove Avenue.

But this retaining wall would obviously contain the soil and level the field.

Uh it would also have a five-foot-high ornamental fence all along this retaining wall all along.

Uh and the area outlined in red would include 15-foot netting on top of the 15-foot ornamental fence.

The applicant is proposing extensive landscaping throughout the site that would include 81 new trees.

That includes new shade trees, street trees along Slade on the top, some infilled new trees along Grove Avenue, and then additional trees along Lincoln Avenue.

The plan indicates they were planning to save four existing mature trees, however, apparently one of those uh was recently damaged and fallen.

So three trees would be saved.

These these trees range, they're substantial trees.

Uh they range from 30 inches to 44 inches in diameter.

Now, traffic and parking.

So the applicant has submitted uh a traffic study for the project that was uh conducted by a third party, and I I think they're gonna be able to answer questions a little bit better, but I'll try to summarize as best I as best I can.

Uh so they the study provides an overview of the of the parking situation and then the uh general traffic impact of the school on the neighborhood.

Uh first, in regards to parking, the proposed uh the two parking lots with 101 parking spaces will satisfy the parking requirement of the school.

The school parking requirement is based on the largest assembly space within the building, which uh would be able to contain 454 seats, and then they expect to have 50 employees.

With that, the school is required to have 95 parking spaces, and they are proposing one-on-one, so they will satisfy that.

Now, the traffic impact study was generally based on the observations at the McKinley Elementary School, particularly during the morning drop-off and afternoon pickup times.

The in summary, the study uh states that the school's layout will be able to accommodate anticipated drop-off and pickup traffic and school bus traffic on site without with minimal impact to the adjacent roadways.

It's worth noting that obviously the the morning drop-off and afternoon pickup are usually about 20 minutes before the start time and it about 20 minutes around the dismissal time in the afternoon.

So the the consultant, the traffic consultant observed the general uh traffic configuration during the pickup and drop-off times at McKilney Elementary School.

They've noted that the pick-up time is generates more vehicles during that time, more so than the morning drop-off.

They've determined they've they've looked at cars that are waiting in queue to pick up students, as well as those that are parked and waiting for students to come out.

They've then determined the number of vehicles per student and then extrapolated that number for the proposed school based on the maximum capacity.

Again, the school is not anticipated to reach the full capacity when they open up, but nonetheless, the traffic study assumes when the school is at full capacity.

Currently in McKinley School, there is 39 vehicles in queue between those that are waiting and then those that are parked and waiting for the for the students.

And then at new school, the study anticipates that up to 66 vehicles would be waiting in queue between those that are in line as well as those that are parked, waiting for students to come out.

The north parking lot includes a drop-off and pickup lane for parents and guardians to kind of go counterclockwise and you know drop off or pick up students, and that line on the on the outer ring of the parking lot can accommodate about 35 vehicles.

The study also anticipates that uh at least 12 parking spaces within the parking lot would be available for those parents and guardians that want to park and wait for their kids to come out or to out to you know to get out of the vehicle and then uh get the children, and then additional 22 vehicles can queue up internal to the parking lot between the two drive drive aisles.

Overall, that's a total of 69 vehicles that can queue up on site, and that obviously exceeds the anticipated 66 vehicles that are anticipated at max full capacity.

Um as I mentioned at open, the school is anticipating 450 students.

Uh using the same math that would lead to approximately 43 vehicles that would be lined up in queue and those that are parked.

It's also worth noting that the uh there will be only 50 employees for the school, and there's 101 parking spaces proposed, so there would they should be more than 12 parking spaces for any parents or guardians that wish to park and um and and wait for their children.

So overall, that site design can adequately accommodate all necessary uh vehicular traffic for uh for the parents and guardians during the morning drop-off and the afternoon pickup.

Then the school buses would be lining up away from the north parking lot.

This would be a school drop-off lane only.

Uh it's it's designed to accommodate up to eight school buses, which would meet the needs of the school.

The app will also implement the traffic management plan.

Uh this diagram illustrates they will have staff members stationed in the north parking lot to to manage the internal queue, the spacing between the cars, and just to make sure that the line keeps moving.

Uh, they will also have crossing guards obviously at the main entrance here, and then the one at Grove at the intersection of Grove and Lincoln.

Uh this plan indicates they plan to stripe high visibility crosswalks at you know on all legs of this intersection of Lincoln and Grove, as well as the intersection of Slade and Grove at the entrance into the north parking lot.

One more crosswalk will be painted on the west leg of Slate Avenue just north of the site.

The proposal does require uh three departures from the standard site design requirements.

Um the layout of the parking lot is such that uh the southeast parking lot is about two and a half 2.8 feet from the south property line, and then the north parking lot is about five feet from the north property line.

Uh minimum vehicle use area street yard setback, as you can see is 13 feet.

Um within the street yards, so an area between a building and a street, which is a street yard, uh, we do not allow uh fences that are taller than four feet.

In this case, they're proposing five foot high fences along that retaining wall or on top of the retaining wall, plus the 15-foot netting that are along the south and west property lines.

Um then the the school, the proposed school would have a the same type of monument graphic that was recently installed at the other middle and elementary schools that sign exceeds the overall sign surface area for this area 40 square foot sign is allowed.

That sign exceeds the overall sign surface area.

For this area, 40 square foot sign is allowed.

They're proposing 99 square foot sign.

They are not proposing an electronic message center at this time.

However, this approval would allow them to have one to match the other monument signs at the other schools.

The application application is required to meet the standards for map amendments, planned developments, and we have provided our overview of the standards in the packet.

Staff recommends approval, subject to the conditions of the packet.

With that, I'm happy to answer any questions.

Obviously, the U-46 team and design team are here.

Thank you.

Commissioner Olson, any questions for staff?

No questions.

I know big developments like this are a lot for you guys, so thank you for the thorough presentation.

Sure.

Thank you.

Commissioner Gasca.

I have no questions.

Commissioner Bruble.

Yeah, can we can we just go over that?

The fence again?

So is it like a retaining wall?

And then a fence on top of that.

That's correct.

So there's a big grade change in the property that necessitates these retaining walls.

So I think I calculated, although the grading plans are preliminary.

I think these retaining walls at the southwest corner will be about 15, 70 feet, 15 to 17 feet high.

And then there's a five-foot fence on top of that.

And because this is a playground area, they would have 15-foot netting on top of that.

So that's that's where the it's outlined in red.

And then the blue is just a five-foot ornamental fence on top of the retaining wall.

So how tall is the retaining wall?

Well, it depends.

So at the tallest point in the southwest corner, it's about 15 to 17 feet high.

And then as you progress to the east, then the retaining wall is shorter and shorter.

Got it.

Well, but you mean like total 15, right?

No.

Oh, just the retaining wall is about, like I said, 15 to 17 feet, and then plus the fence on top of it, and then the netting on top of that.

Okay.

All right.

Thank you.

You're welcome.

Commissioner Jones.

Um for the for the change in traffic in the neighborhood.

Um, I am not familiar with those with those streets and how it looks on a daily basis.

Will you be implementing, will the city be implementing any no parking sections?

Will they be revising the parking allowed in the neighborhood right now?

Um I know they've had to make changes like around Elgin High School and some of those places, but will you guys be doing anything proactively for the neighborhood residents?

At this point, nothing is planned because the the site is designed such that it should accommodate everything on on premises.

Currently, there's no parking allowed along Grove Avenue, and then on Slade and Lincoln, there are no parking restrictions, so parking is allowed.

Uh but at this point we don't anticipate any challenges, so there's no changes to the parking restrictions.

And it looks like with this self-contained, everything is going to be coming in and out right off of that side entrance.

Um is that riverside going?

What is the street going along about the road?

So this is Grove on the bottom.

South side.

That's Grove.

Uh, and then this is Slade that extends east down this way.

Over at the far and so down this way, this is Lincoln Avenue.

So this would be uh driveway for school buses, so they would enter here and proceed to exit on Lincoln Avenue.

Obviously, make a there is no exit to the to the west here.

That's the the river, so all traffic comes to Grove and then goes north-south.

So it would not go down to the river, and then I guess uh Lincoln, the name of the street that is in pretty rough shape.

Will the city be to accommodate bus traffic and uh dump truck, you know, garbage trucks and things that will have to service that facility.

Will there be improvements made to the street?

Um I don't believe we have any plans, and I I whatever improvements are needed will be done by the applicant, although nothing is anticipated at this point because the driveway is not further down on Lincoln.

Their trash pickup is off of the north parking lot, so at this point there's no anticipated improvements by the city.

Okay, so no improvements to the street and the no um parking changes to the community, the residents that are already there.

Correct.

Okay, thank you.

You're welcome.

I have no questions.

Okay.

I think it is time to invite the applicant up to give us your thoughts.

Hi.

I'm Brian Lintholm, B-R-I-A-N, L-I-N-D-H-O-L-M, representing the school district.

So thank you, Demir, and uh thank you to the commission for considering our development application this evening.

We view the construction of this new elementary school as a generational investment in both the children of Elgin and School District U-46, but also the surrounding neighborhood.

McKinley Elementary is one of four elementary schools in U-46 that actually date back to the late 1800s.

It served us very well, but it is no longer meeting the modern standards for accessibility, safety, instructional programming, or site functionality.

So part of our promise through the Unite U-46 initiative is that when we decide to close a school, which we've decided for McKinley, the students will be reassigned to a more modern school that is within a reasonable distance.

So we looked at several options for renovating McKinley, including tearing it down and rebuilding a new school at the same location.

But we found it was impractical due to site constraints that will not accommodate modern safety circulation or accessibility requirements.

Rather than reassigning students from the McKinley attendance area to other neighboring schools, which is what we've done in other parts of the district, we worked hard to identify a site within walking distance of McKinley to build a new school while preserving neighborhood continuity and providing an equitable future-ready learning environment.

We've held a few community meetings with the Northeast Neighborhood Association of Belgian and have heard their questions and concerns surrounding our plans.

Throughout the planning process, we focused on protecting the quality of life for the neighboring residents, ensuring student and pedestrian safety, and respecting the environment.

We know that traffic operations and the preservation of the mature oak trees were specifically identified as concerns by residents.

I can assure you we've taken those concerns to heart and address them by commissioning professional traffic engineering and arborist studies that you will see reflected in the plans that we've submitted.

We accept that there is a careful balance between preserving what the community values while also investing responsibility for the responsibly for the future.

We feel this project will v will transform a vacant industrial site into a beautifully landscaped campus with a modern U-46 elementary school that will strengthen neighborhood stability and serve as a point of pride for many generations.

U46 has not built a new elementary school in this part of our district for decades.

So we view this as an investment in helping to build a better Elgin.

Are there any questions we can answer at this time?

Are we ready for questions or any other applicants want to say anything at this time?

Okay.

Let's go to questions.

I'll start with Commissioner Jones.

So the tree is so just to clarify, you've had I read that in the package.

You've had community meetings with Nina, the neighborhood, and they're in support of the proposal.

I think uh conditionally in in support of the proposal.

They, as I mentioned, they had concerns specifically around uh traffic flow around the site, which we which we've tried to address in our plans, and then they have asked about preserving the trees, which right now um are in our plans to to preserve those those three mature oak trees.

The ones that the pitchforks came out several years ago are those the the three largest trees in the front of the property.

Exactly, yep, on the northern.

Okay.

Um, and then I just struggle with the schools with elementary schools.

I love it in the neighborhood, and I also sympathize for the neighbors because it's difficult when the parents and it's not the kids, it's not the schools, it's the parents and the drop-offs and the pickups.

And I so I just worry about the impact on those surrounding homes right there.

Um is there any possibility to have school crossing or some kind of patrol to make sure because what I have seen is they black the driveways and they leave their cars to go take precious Joey into school, they park illegally.

Is there anything that you guys can do to help alleviate that?

Um, you know, that impact on the neighborhood.

I think the biggest thing we can do, especially when we open this new school or at the beginning of every school year is to have more staff on site to basically help um direct parents to where they can and cannot queue up to pick up or drop off their children.

Okay, yeah, that's a tough one.

But it looks like a great exciting project.

It's nice to see U-46 investing in the community.

So thank you.

Okay, Commissioner Gasca.

I have no questions.

Okay, Commissioner Rubel.

Hi.

Um I have a couple questions.

Um originally the plan was to tear down the old school and rebuild a new one, right?

Is that correct?

On the same property.

We initially looked at that and I think fairly quickly ruled it out as the the location just simply was not large enough.

It it's about two acres.

Um as you'll see here, we have almost 10 on this side.

Yeah, I did look at that.

It looks nice.

Um the plan.

Um I was just asking because I think that was was that wasn't that on the referendum for or I don't remember, so well, maybe don't quote me on that.

Um let's just jump into the trees.

So I read there's five hundred and forty-one trees on the property, and how many will you end up with please state your name for that?

Leo Moran Gawald Hamilton Associates.

We did commission a tree study by Davy Tree.

They're not here representing uh their tree impact study.

There's a significant amount of trees along the west side or the top of this plan beyond the retaining wall, that's still the school district's property.

So the majority of those trees are in that embanked area before you get to the trail.

We are saving three trees though on the front of the site.

Okay.

So a lot of those trees then are not going to be impacted at all.

Is that true?

Okay.

Our goal is to not impact any trees on that slope because we do not want to undermine that slope stability.

Erosion.

Exactly.

Okay.

All right.

Um then I did read uh somewhere about the speeding, um, and then some talk about signage and education.

Um, can someone speak to that more?

Hi, Lynn Means with BLA.

Um, yes, as part of our study and um working with the neighborhood group, um, it had brought to our attention that there was some concerns from the neighborhood regarding existing travel speeds um along Grove and around River Bluff Um as well, which grove becomes liver river bluff to the north of Slade.

Um and as part of our study, we reviewed historical speed data um and found that the average speeds along Grove were consistent with the postage speed limits.

However, the 85th percentile speeds, which that's at speeds at which 85% of your um public are traveling at or below um were slightly elevated.

Um so they were at I believe 33.3 miles per hour, I believe.

And typically once you get above eight miles per hour over the posted speed limit, you typically look to um install some type of traffic calming measures.

Right.

Um just by nature of this development, um, that will help to calm some traffic by bringing some activity.

Um we are proposing some safety and um for vehicle and pedestrian um improvements as um described by the city staff, um, the marked crosswalks, but also always stop control at the Lincoln and Grove as well as at the Slade Um that South where the uh new driveway aligns always stop control there.

So we believe just by in itself that will help um to naturally calm traffic in addition to your typical um school zone um posted speed limits.

However, you know, with any um thing it's important to have that education as um you know they mentioned, you know, early on um with the spart of the school year having you know plans implemented where these are you know recommended procedures for drop-off, pick up, you know, education indicating you know, speeding and such.

Typically, sometimes we find that speeding is often existing residents in that area, but it's never enough to keep to giving opportunities to remind on the dangers of speeding.

So those types of educational um measures are recommended, but also too um, you know, with the city we could also work with um possibly working with um the police department, which having um enforcement.

Um you could come out and do those spot enforcement checks um if speeding was to be a concern, and there's also two um like variable you can do like the speed feedback signs where you could do temporary and or permanent ones too.

We found those to be relatively effective as well.

Okay, but I mean it is gonna be zoned school, uh I don't know if that helps to uh answer Yeah, I was just kind of wondering um how that was gonna if that was yeah with the signs and stuff.

Um answers that question.

Um then I just wanted to go back to the trees again.

Sorry.

So there was a letter from someone about some trees on Lincoln.

So will there be so there will there be trees in that corner?

I mean, besides the two big ones, is that so I'm saying so as part of the city's rules we have to install uh parkway trees.

I think there's another plan that showed those trees.

Uh yeah, so the parking lot.

You can see those those dots with the circle around them.

Most of those are all brand new trees that are going to be installed as part of this project.

Okay.

And you see on Lincoln and then on Slade, as well as uh I think Demir mentioned that we're going to infill some of those locations on Grove that don't have trees.

Okay, great.

All right, thank you.

You're welcome.

Commissioner Olson.

All right, I got some questions for you guys and comments.

Number one, um, thank you for this big presentation.

Um I went to McKinley's and grew up in this neighborhood, so it's very near and dear to me.

Um first question is what's the plan for McKinley?

I'm guessing demolition and vacant land, but I don't know if you guys have gotten that far yet.

We we haven't.

I I would say the the near-term plans for McKinley.

I mean, we would need to operate it for two more years while this school is being constructed, but then there would be no immediate plans to to demolish the building.

I think we would like to work with um other local organizations about potentially adaptive reuse.

Um until then we would continue to maintain it.

We would keep the playground open to to the community.

So no no immediate plans to demolish.

Okay.

And then um I remember this coming up a while ago when this whole idea of of building a school there came up with the Riverside Club right there on Lincoln Avenue.

Is there any restrictions with that being uh uh you know a business there with with the school district?

I would defer to Mark and Bear, but when we looked into it, there was not, correct?

Not to our analogy.

Great, okay.

Um that main driveway for the buses that pull in, is that lined up with Esmeraldo Place there on the other side of Grove Avenue?

Do you guys is it not?

It's it's not exactly lined up Okay.

Okay, okay, thank you.

And then um you guys mentioned installing solar plan panels in the future.

Is there a timeline for that after school the schools opened, or is it just kind of a future prepare for it kind of a plan?

We are uh designing it such that they could be added uh at a point in the future.

Um in all transparency, we're kind of managing the budget on this project right now, so that's one of the things that that we want to make sure that uh if we do decide to uh to pursue that that we would be uh able to do that.

Um but if the budget doesn't allow it, it'd be something that we could look to do later.

Okay, and then I know you mentioned beyond that retaining wall is is still your property and that there will be some trees maintained there, but do you know what the distance is between those retaining walls and say the bike path that's there roughly?

I'd have to guess.

I'd have to measure it off information if you'd like.

Um my guess is it's at least 20, 25 feet, if not more.

Okay.

Okay, I don't think I have any other questions.

Um great job.

We didn't get a lot of negative feedback from from the community at this, which tells me that you guys did your jobs well on on the planning.

So thank you, and um looking forward to it.

Any other questions or comments from my commissioners?

Okay.

Thank you for the presentation.

You guys can have a seat and we'll open up to public comment.

There's no one signed up, but if anybody would like to give any kind of comments on this petition, now is the time, please.

Please come on.

Good evening, everybody.

My name is Mike Hook.

Uh last name is C-O-O-K.

And you've already been sworn in.

Pardon me.

Have you been sworn in?

Uh no.

Do you suddenly swear or affirm the testimony about to give will be the truth, the whole truth, and nothing but the truth?

Yes.

Thank you.

Uh I have really no concerns or anything.

Looking at your I would like a packet or a schematic that you have here so I can share it with uh the rest of the officers and members of the club if it's possible.

I'd like to have that.

My question is I'd like is that S mean it's a four-way stop at the intersection?

Oh, good.

That would that that's my question.

Uh into the city.

Uh we use the back way to leave sometimes instead of coming down to Grove.

Is there any plans in the future to take Lincoln all the way down and do some repairs on the road?

Because it's it's in uh very rough shape.

Not to our immediate knowledge, but we can reach out to public services and find out that information for you.

Okay.

Before you leave, we'll give you Mr.

Latinovich's business card, and you guys can have further conversations.

Thank you.

Thank you.

Do you anybody here have a question for me representing the riverside?

So we need to have your your comments are directed to the planning and zoning commission.

Okay.

That's okay.

Do you have any questions for us?

Um we can definitely let you know if we have questions.

Um anybody from the commissioners have any questions?

Okay, please, Commissioner Jones.

Yeah, you guys are gonna be the most impacted probably on that on that stretch.

Do you have plans?

Uh because we're all and I'm I am familiar with the river Riverside Club, but not um.

Do you guys have plans to black off your parking lots, your anything like that in preparation for the school to be there?

No.

No, we're just gonna wait and see.

You know, we don't mind a school going in as long as this.

I mean, we we're good neighbors.

We uh we don't have very many complaints.

Yeah.

I bet I've been a member since uh 1995.

I've been an officer in the club for probably 20 years.

It's a great little place.

You guys have a great lot there, great property.

Um, but Lincoln Avenue is I I attend a few events at the Riverside Club, and Lincoln Avenue gets parked on both sides, up and down all the parking lots are filled with several events.

Um and Lincoln is I mean that street needs to be looked at.

It you could fall off the side of it when you're parking your car on the curb.

I don't even think there's curbs left on on this street.

Is there any curbs?

The only curves are uh right here to right there.

Yeah.

And this right here.

We'll need the comments up here just for the audio visual sake.

Yeah, okay.

Over there where the the three houses are from the corner.

You've got there's cars parked there, probably a dozen cars every night.

So I guess my concern is more about the street condition heading into it when you're getting bus service coming down that street that's not in a condition right now to really support cars.

So thank you for your comments.

Then that's back to staff, I guess.

All right, any other questions or comments?

Okay, thank you.

Please come on up.

Have you been sworn in, sir?

Okay.

No?

Okay.

You scared them.

I tried.

Do you sound please wear over from the testimony about to give would be the truth, the whole truth and nothing but the truth?

I do.

Thank you.

All right.

Uh, thanks, Commission, for your your time this evening.

Um, and I regret if there's been other forums to uh give this kind of feedback.

I'm sorry, can you state your name?

Oh, sure.

Uh Travis Lynnville, it's L I N V I L L E.

Um, if there's been other forums for this, and I've I've missed them, uh well then I've I've missed them.

I would have liked to have been there.

Um I'm in that neighborhood.

I'm on the southwest corner of um Brook and Slade.

And um, as many of you may know, it's a lovely quiet neighborhood.

It's the neighborhood where we shovel each other's sidewalks and know each other's dogs' names.

Um it I've been there over 16 years now.

Um, but I'm also in a prime spot to be affected by this, and I really uh respect and appreciate all the work uh that's gone into kind of doing the traffic studies and looking into that.

Um of the aspects, the margin, uh so let's say uh a 69 umber to cover a 66 capacity seems like a small margin to me.

Um that I'm wondering if it is future-proofed.

Um the same would go for maybe not soon, but inevitable expansions for which more parking might be necessitated in the future and how that will impact the neighborhood.

Um, you know, I I'm a teacher myself, and so I'm I'm very much in support uh of school initiatives.

Uh it sounds like a wonderful project, but as a um a neighbor and someone who lives a block away, I am quite concerned about, you know, I don't know what the traffic study says specifically, uh, but I don't know if I'm being too modest, but like a tenfold increase in the traffic that goes past uh my property.

Um, my car has been hit in the past and significantly damaged.

Uh there's been theft.

I don't have off-street parking on that southwest corner.

And so I know everybody loves a good queue, but I'm thinking of those parents who don't want to be even in the most efficient sort of system that the school provides.

And the first place they're going to go to is the curb where I've been parking for 16 and a half years.

And you know, that's a pretty significant impact on me, both in terms of safety, um, just easy access to parking when I'm leaving for work or coming home from work.

Um, I don't know how many other neighbors are going to be affected in this similar fashion, uh, or what provisions or possibilities there are for assistance to create off-street parking for me on my property.

Um I know being in a historic district that has other concerns as well, uh, but those are the things I'm I'm certainly concerned about having been in this location for a long time.

Um I just want to thank the commission for their time.

But being in that that location just a block away, many of the things that are going to be implemented, I think they're they're great, but I don't think they're gonna come close to mitigating the day-to-day significant impact that this has on me and my ability to come and go or feel that my vehicle is safe in that location.

Thank you.

Thank you for your comments.

Is there anyone else in the public that would like to make any comments?

Okay, we're going to close public comment then and pass it back over to staff for some final notes.

One nothing further to add unless there's questions for staff.

Uh we have provided our overview of the applicable zoning standards in the packet, and we stand by our recommendation uh for approval subject to those conditions.

Thank you.

In that case, I will entertain a motion on this petition.

Petition 32-25 I move to recommend that city council approve petition 32-25, subject to the conditions outlined within our packet, and to adopt as the findings of the commission, those findings also will provided within our packet.

Do I have a second?

A second.

Staff, please call the roll.

Commissioner Olson?

Yes.

Commissioner Jones?

Yes.

Commissioner Gaska.

Yes.

Commissioner Bruble.

Yes.

And Chair Protem Abwali.

Yes.

Motion is approved.

Five to zero.

Thank you.

That will be our recommendation to City Council.

Thank you guys for coming.

And we are moving on now to a text amendment.

Uh petition zero zero one-twenty-six.

Staff, please take it away.

One second, please.

Make some quick adjustments.

All right.

Just as a quick side note, all of our packets are available online, so then you could see the paperwork that you wanted to see as well.

Staff has prepared and is recommending approval of one amendment to the text of the zoning ordinance tonight that would allow property owners in the NB neighborhood business and the CF community facility zoning districts to put a mural on their building.

Murals are currently only allowed in the C C1 and C C2 Center City districts and the AB area business district.

This zoning map shows the city divided into its zoning districts.

The C C1 and C C2 districts are generally in the downtown.

I think Demir had turned on the proper.

There we go.

Shows up here in the middle.

And the A B districts are generally along our busy arterial streets.

The NB districts, those that are in the light pink and admittedly somewhat infrequent on this map, are generally applied along the edges of neighborhoods and commercial streets like Dundee Avenue here and Liberty Street along Villa.

There are some pockets over here.

Larkin Avenue, there are a couple of stretches on Larkin up in here, and then on McLean as you go down towards uh Elgin Community College.

And then on McLean as you go down towards uh Elgin Community College.

They're also found around intersections by established neighborhoods, like at National Street or Walnut Street and State Street, among some others.

The purpose of NB zoning districts is to provide for commercial areas that supply daily convenience commodities and services to their neighborhood populations.

The CF zoning districts, on the other hand, those are in the green and appear to be much more substantial in nature on our maps.

Typically include governmental buildings, parks, and recreational facilities, schools, and religious institutions.

But when you start backing out the amount of green on the map that is owned by local governments or taxing districts, it's not quite as numerous.

For example, and I'm starting here in the lower right.

This is the Bluff City Cemetery and the Bluff Spring Fenn Nature Preserve.

This is the Elgin Sports Complex, the Highlands Golf Course, and the State Mental Health Property.

Moving continuing west, this is Elgin Community College.

Further west to the far west area residential neighborhoods.

These are city neighborhood parks or Kane County Open Space within residential neighborhoods.

This is the Hawthorne Hills Nature Center.

This is Larkin High School here.

You've got Eagles and Burn Ridge Park.

You've got Wing Park.

You've got Judson University, Cobblers Crossing Lake here.

Oh, sorry, Mr.

Trout Park, Trout Park here, sorry, Trout Park, Cobblers Crossing here, down to Lords Park, and then Elgin High.

And then other big holdings that are not local governments, but certainly large public institutions.

You've got St.

Joseph High School on the near West Side, Harvest Bible, and Westminster Presbyterian off of Randall Road there, and then on the top left, that big campus there is Advocate Sherman Hospital.

No other changes are proposed to the mural regulations as we have when we last considered this in December.

Buildings can have only one mural.

Murals cannot cover architectural features, major architectural features, and murals cannot include more than 3% text.

Again, we most recently amended the mural regulations in December, adding the A B area business district as a zoning district, in which murals are allowed.

Ecker Center on Larkin Avenue had expressed interest in Peter mural on the front of their building, and they're hoping to do so still this spring.

During the presentation of that text amendment to City Council to City Council, Councilmember Rose Martinez let me know that American Legion Post 57 at 820 North Liberty Street, the image here on your left, has long wanted to put a mural on the Chester Avenue side of their building facing the property that was formerly occupied by Simpson Electric.

And the American Allegiant is zoned NB.

Also, since that presentation, it was discovered that a graphic on the Wildwood Commons building, the new Wildwood Commons building for the Association for Individual Dullet, more commonly known as AID.

Their campus on Strait State Street was painted directly on the building when it was intended to be painted onto panels, which would then be attached to the exterior wall of the building.

This distinction, while not readily apparent to most passers by, changes the zoning classification of that graphic from a wall graphic that was approved in their plan development to a mural, which is not currently allowed in the CF district, and this amendment would bring the Wildwood Commons graphic into compliance.

Both Councilmember Martinez and the executive director for AID Lori Baker are here tonight.

Staff recommends approval of the amendment and offers for your consideration that the amendment advances certain purposes and intents of the zoning orders and goals and objectives of the comprehensive plan that have been provided in your packet.

I'd be happy to try and answer any questions that you have.

Okay, Commissioner Rubel, do you have any questions for staff?

Yeah, I just have one little question.

So I'm reading here.

So this is coming about because of what is it?

The building at Spring wants to do a 70-year celebration mural.

No, that was what was before you in December.

That was for Larkin Center to add AB area business district.

And so that one already has been through City Council and passed.

Okay.

All right.

Um then they would be allowed to put these on the wall, just paint them.

It would they wouldn't have to have.

They would still need to get a permit, but they would be allowed to to petition and request that permit from the city.

Okay.

All right.

No questions.

Okay.

Commissioner Jones.

Just out of curiosity, how did you discover that the mural over there was painted on the building and not on panels?

It came in on a complaint.

Oh, it came in on a complaint.

Okay, thank you.

You're welcome.

Commissioner Olson.

No questions, thank you.

And Commissioner Gasca.

No questions.

I do not have any questions for you.

Thank you.

Okay, we're gonna open up to public comment.

Um we are getting the sign up sheet if anybody signed up.

Okay, is there anybody who would like to?

Nobody signed up, but if anybody would like to come up and give us your thoughts on this matter, we would love to hear them.

I think we do have a volunteer.

Come on up.

I came up for you.

I won't say it for uh please.

I'm Lori Baker, uh BAKERM president and CEO of the Association for Individual Development, um, who uh somehow um during our building process inadvertently um put the uh mural um on the wall of the one building.

The other building is uh correct and is on a board, so we appreciate um the city um coming to us after an inspection realizing that it was on the building and offering this uh fix for that and ask that you would approve the uh zoning variants for CAP community facility districts.

Thanks.

Thank you for your comments.

All right, anyone else?

Well, then let us move on.

Do we have any further comments from staff before we move for approval?

No, ma'am.

Okay.

I will entertain a motion to approve 01-26 is what we're looking for approval on.

All right.

I move to recommend city council approved text amendment petition number one zero one age twenty-six, subject conditions outlining within the state report, and to adapt as the findings of the commission documents and conditions provided within such staff report.

Second staff, please call the roll.

Commissioner Jones?

Yes, and I actually love the murals on the AID building, just for the record, I want to say that I love them.

Commissioner Olson?

Yes.

Commissioner Gaska?

Yes.

Commissioner Rubel.

Yes, and I did o what Commissioner Jones said.

Pretty, very pretty.

And Chair Pro Tem Abwali?

Yes.

The motion is approved.

Five to zero.

Okay, thank you.

That will be our recommendation.

Thank you for the presentation tonight.

So we will move on now to any other business.

Is there anyone on the commission that has any other business to discuss?

Commissioner Jones.

I'm so sorry.

I just want to make an observation that in the course of my doing business with what I do for a living, I come in contact with many business owners, members of the community, different various communities, different things.

Um, and so oftentimes, and again this week, I have heard um, and I was really sad to hear it, uh, complaints about dealing with the community development department and getting things processed for businesses and not having a clear process and not having not feeling like they're being informed and educated and knowing you know how this process works to do business in Elgin.

Um, and it was really really disappointing to me because they they have left Elgin now and gone to another community after uh you know um and so I guess I just um I know the processes are in place for a reason, and I know that the staff does an excellent job in community development and getting these proposals and the work that you do into putting into all this.

Why is there such a disconnect?

Because I hear this very regularly that the city is very difficult.

So, what is the disconnect between the community and our department that this conversation is repeated so often?

I know.

Oh no, it makes me want to cry.

Well, it's a it's a broad statement.

I mean, you can have people express their displeasure for a variety of different reasons.

They they were told that they couldn't do what they wanted to do, which our folks are trained to say yes but and offer alternatives.

It could be a myriad of different it could be that uh that a that the the matter was brought to their attention because of code enforcement, and they have to do something.

Um so without any specific specificity, it's difficult for me to say what is the unilateral disconnect.

I can tell you that just this fall we have hired a new position, a business development coordinator, and her sole and her sole put her sole responsibility is to be the one point of contact initially with downtown business owners for this is not uh this is not a downtown issue, this is an elgin issue.

Yeah, yeah.

I I'll tell you that more often than not, when I do hear those complaints and and have the opportunity to investigate them one on one and get to the details, more often than not, people are it's those persons in the downtown.

And it tends to be, and this is not, and again, I'm gonna I'm gonna counter your your sweep your sweeping generalization with the sweeping generalization of my own, right?

Is that those persons who look to open a business in downtown may not have the same level of experience with someone who's looking at a tenant space or building a brand new building on, say, Randall Road, and so the entire concept to them is new, and let's be honest, can be depending on the scope of what they want to do, overwhelming.

And so, in an effort to try and begin to counter that narrative, we've brought this person on and are trying to get her up to speed to be able to address where I have at least heard those types of concerns expressed in the downtown.

Once she gets more comfortable, we'll certainly expand her out and make her available to other businesses so that at least from their perspective, it will be the the proverbial duck on the water, right?

They'll see smooth sailing, and if there happens to be any mad paddling, we'll do that under the water where no one sees it.

If I may add to that, if you know, next time that happens, if it sounds like it's happens on fairly frequently, I would encourage you to bring it up to our attention.

You you have our contact information, and we would I would welcome uh to any you know extend the invite to you, Commissioner Jones to uh we often have meetings with this with these individuals at the city hall, and and anybody's welcome, you can attend, you can see how we tend to these, how we talk to the business people.

So uh like I said, Demir, I appreciate that very much.

And I think we would be more than you in the highest regard, and you know that.

Um and this is not a downtown business, but it's uh but for me to hear that repeatedly, and I'm dealing with contractors who have had to come get permits.

I'm dealing with um homeowners, I'm dealing with business owners, I'm dealing that have to come in here and interact with the city at the at that counter, and I don't hear good things, and it I I'm surprised by it because when I reach out to you or I have questions, I have such great feedback and such great information and such great educational opportunities.

It is easier to deal with specificity.

So if you do get those or if you do get a person, please encourage them to reach out to either Demir or to me, and we and we will talk with them.

Yeah, and and reassure them.

There's no reservations about ramifications because no all feedback.

Is the you know that what will happen then?

What if I say I'm not happy with the city?

Nothing will happen, nothing will happen with them.

If the if there is something that you know, look, I've been here 15 years and I've been doing this for 30 years.

I'm not gonna say that I I may or may not have a blind spot.

And if there's something that we're missing, and or we can do better, by all means we need to know that.

How about um how about like when I call into 311 or police non-emergency, I get an automated text within you know, 30 minutes or 24 hours.

Did we resolve your issue?

Did we address the problems?

Did we so the city has the technology in place?

And when I call and I call non-emergency bus stuff, they ask me first thing, what's your cell phone number?

What's the number we can contact you at?

That's how it's put in, and I get a survey within 24 hours.

I think that I think that that would be a really important process.

Really great feedback and great way to develop the department and connect it so that the community is dealing with you the way that everybody should be dealing with.

I don't disagree.

And we've looked at if we've looked into some of those technology issues and are working through some of the things that don't make it quite as easy for some of the other departments.

Yeah, yeah, I would love to see that.

So thank you.

That's my comment.

My only comment is you can't please everybody all of the time.

And I've been an Elgin for over 20 years and have had businesses, and I haven't had these issues come up.

So there are obviously everybody could use improvement, but there's good and bad and everything.

So any other information, any other business that anybody wants to discuss.

Okay, we will close the portion for other business.

And at this point, anybody left in the public that would like to say anything about anything other than the petitions we covered.

Okay.

So Demir, if you want to go over summary of pending development applications.

Yeah, I will provide an update on that application for the temple on the east side at 890 Gulf Boulevard.

That application was approved by the city council.

Um their next step is to petition the circuit court of the Cook County to amend that the judgment.

And if that is successful, then they will proceed with the final meeting of the city council.

Um but there's no timeline for that.

It depends on the kind of the procedure of the court.

Um other than that, we've had some movement on the Waterford subdivision.

Uh that is uh the the final two or neighborhoods of that subdivision are the developers looking to kind of get final up final approvals on those.

Um we have had a new building.

I think I've it's it's been on here, but I don't think I've mentioned that at uh 909 or excuse me, 990 St.

Charles Street.

That southeast part of the town does not see new buildings very often.

So this albeit small building uh is proposed by a uh a contractor, so it's gonna be a little warehouse.

It should be fairly nice and an improvement along St.

Charles Street.

And uh Quick Drip is active in the community.

They are under construction of that new facility on Randall Road and Alf Lane, uh, and they are in works on two other locations.

One is at 505 South McLean, that's southeast corner of McLean, and uh Fleetwood, and uh they're also working on another one on on Randall.

And I think that's probably about it in terms of updates, unless there's any specific questions on any of those.

Um do we have any questions about any upcoming?

I I know you answered this question uh couple months ago, but there's nothing new on the Liberty Gas Station.

No, have not.

No, and in fact, I reached out after the meeting for another update.

Um, they're kind of the same answer, they're trying to get uh bids that fall within the budget.

Okay, I have a question.

Um the 990 St.

Charles, is that that um that plumbing company just to the north of there, they've acquired a property to build another another small light industrial building.

Is it the same company though?

They're it is although they're not gonna use it for the same business operation, but I think they're venturing into different businesses, so they're gonna use this other building for a different business.

Because I was looking over there.

Um they could use like a whole lot of to put all that stuff under some kind of structure because it's pretty just kind of laying out there in the yard.

Talk to them, tell them to build some more.

We certainly will try.

Okay, thank you.

You're welcome.

Any other questions or comments?

In that case, we will entertain a motion to adjourn.

Move to adjourn.

Second.

Commissioner Olson?

Yes.

Commissioner Rubel?

Yes.

Commissioner Gasca, yes.

Commissioner Jones?

Yes.

And Chair Pro Tem Abwali.

Yes.

We are adjourned.

Thank you all for your hard work and dedication.

Here, dear.

Thank you.

Have a good night.

Leading the meeting.