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Record of Proceedings

Elgin Planning and Zoning Commission Meeting - March 2, 2026

Planning and Zoning Commission — Monday, March 2, 2026
BodyElgin, Illinois
SessionPlanning and Zoning Commission
DateMonday, March 2, 2026
StatusFILED
Video Record
0:00 / 26:13

Original source
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0:15

Present.

0:16

Commissioner Boskay.

0:18

Present.

0:19

Commissioner Gasco.

0:21

Present.

0:22

Commissioner Jones.

0:23

Here.

0:24

Commissioner Olson?

0:25

Here.

0:25

Commissioner Rubel?

0:27

Here.

0:27

And Chairman Wildermore.

0:28

Here.

0:29

We have core.

0:30

All right.

0:31

And can we get approval of minutes from the February 2nd 2026 meeting?

0:38

And move to approve.

0:39

Second.

0:41

And staff please call the roll.

0:43

Commissioner Jones.

0:44

Yes.

0:45

Commissioner Olson.

0:46

Yes.

0:47

Commissioner Abwali.

0:48

Yes.

0:49

Commissioner Bosque?

0:50

Yes.

0:51

Commissioner Gaska.

0:52

Yes.

0:53

Commissioner Rubel?

0:54

Yes.

0:55

And Chairman Willem?

0:56

Yes.

0:59

All right.

1:00

Thank you.

1:01

And now we will go to the chairman's opening statement.

1:03

So good evening and welcome everyone to the March 2nd, 2026 meeting of the L Gen Planning and Zoning Commission.

1:11

Tonight we'll be hearing petitions 02-26 and 03-02-25 and 0-3.

1:20

I'm sorry, I'm so 02-26 and 03-26.

1:28

Before we move on to the agenda, I want to briefly discuss the role of the commission and the procedure for tonight's meeting.

1:34

As a reminder, the planning and zoning commission is an advisory and recommending body to city council, except in tonight's case of 03-26, where the planning and zoning commission is the determining body for the requested variation.

1:47

The job of this commission is to review development proposals and determine whether a proposal meets the applicable standard of review.

1:54

So for the process tonight, we will first hear from city staff, followed by questions the commission has for staff.

2:01

Then we will invite the applicant to provide a brief overview of their proposal, and the commission will then ask questions of the applicant.

2:08

And after that, we will open the hearing for the public comment portion of the hearing.

2:13

And then during public comment, please come forward, state your name and add and address, and also spell your name.

2:20

Public comment should be addressed to the commission, who will keep notes on the questions, concerns raised, and then city staff and the applicant will have the opportunity to address those questions.

2:30

And in the interest of time, we ask that those testifying do not reiterate points that have already been made.

2:36

So with that, at this time, um we will then move ahead with the agenda.

2:40

And those of you that wish to speak tonight should now stand and take the oath from the court reporter.

2:55

Thank you.

2:57

All right, we'll look to staff uh to start with our first petition, which is 02-26.

3:07

You have proof of proper notice.

3:09

We do have proof of proper notice.

3:12

Thank you.

3:13

You are welcome.

3:22

Okay.

3:23

So good evening, everyone.

3:25

The first petition before you tonight is the application by International Church of Four Square Gospel as applicant and B and K building partnership declaration of trust as the property owner who are requesting a conditional use to establish a church within the existing building at the property, commonly known as 85 Market Street.

3:46

As usual, we'll start with the general overview of the site location, the subject property outlined here in yellow.

Discussion Breakdown — Share of Meeting
Planning And Zoning█████████████████████████████████████████████85%
Procedural████████15%
Summary of Proceedings

Elgin Planning and Zoning Commission Meeting - March 2, 2026

The Elgin Planning and Zoning Commission met on March 2, 2026, at 6:00 PM to hear two petitions: a conditional use request for a church and a variation request for a sunroom addition. All votes were unanimous 7-0. The commission also received updates on prior development applications.

Consent Calendar

  • Approval of minutes from the February 2, 2026, meeting (moved, seconded, passed unanimously 7-0).

Discussion Items

Petition 02-26: Conditional Use for Church at 85 Market Street

  • Overview: International Church of Four Square Gospel (applicant) and B&K Building Partnership (owner) requested a conditional use to establish a church in an existing 21,000 sq ft building zoned AB (Area Business District). The sanctuary would seat 88, with expected Sunday attendance of 45; Wednesday Bible study from 7:00 PM to 8:30 PM. The property has 23 parking spaces—meeting the requirement of 23 (88 seats plus 1 employee). Proposed interior renovations and enclosure of a vestibule; no exterior changes besides two exit doors. No Christmas service; church meets in Chicago on that day.
  • Staff Recommendation: Approval subject to conditions in packet.
  • Commission Questions: Commissioner Abowali asked about parking; staff confirmed 23 spaces meet requirement for seats and one employee. Applicant noted the existing attorney's office is selling the property. Commissioner Vruble asked about overflow parking for an annual anniversary event (90–100 attendees); applicant stated they are exploring arrangements with nearby Jewel store or a city special event permit.
  • Public Comment: None.
  • Outcome: Motion to approve petition 02-26 subject to conditions in packet passed 7-0.

Petition 03-26: Variation for Sunroom at 687 Carleton Drive

  • Overview: Applicant Zach Zelinski (MV Home Services) and property owner Michael Cool requested a variation from Section 19.20.135 to allow a three-season sunroom addition 27.6 feet from the rear property line, where 30 feet is required (RC1 district). The proposed sunroom is the same size (12.5 ft deep x 10.5 ft wide, 131 sq ft) and location as an existing non-conforming sunroom being replaced. A similar sunroom on the adjacent property received a variance years ago. Staff found all standards satisfied.
  • Staff Recommendation: Approval subject to conditions; commission is the final determining body.
  • Commission Questions: Commissioner Jones asked why they sought a variance; applicant explained they must follow code for a new structure, even though the old sunroom was non-conforming. Commissioner Vruble clarified that taking out a permit requires bringing everything up to code, including zoning, hence the need for the variance.
  • Public Comment: None.
  • Outcome: Motion to approve petition 03-26 subject to conditions and adopting findings from packet passed 7-0.

Other Business

  • Update on Prior Applications: City Council approved under consideration: new elementary school at 850 North Grove, entertainment venue at Seven O'clock Tower Plaza, banquet hall (Indian fusion restaurant at old Golden Corral), and a text amendment allowing mural signs in NB and CF districts. Final ordinance approval expected March 11, 2026. A self-storage facility at 2401 Weld Road (previously denied) submitted a new proposal for a three-story interior storage building; applicant worked with neighbors in unincorporated King County. First phase of Pinkary Creek subdivision (69 single-family homes) received for review. A temple (previously discussed) was approved under consideration but requires Cook County Circuit Court consent decree amendment before final council approval; it remains on pending commission list.
  • Commission Clarification: Commissioner Vruble confirmed the sunroom permit requires compliance with all codes, including zoning—hence the variance.
  • Adjournment: Motion passed 7-0.

Key Outcomes

  • Petition 02-26 (church conditional use): Approved unanimously 7-0.
  • Petition 03-26 (sunroom variation): Approved unanimously 7-0.
  • All prior applications from previous month received city council approval under consideration; final ordinance vote set for March 11, 2026.
  • New applications received: self-storage facility (2401 Weld Road) and Pinkary Creek subdivision first phase (69 homes).

Meeting Transcript

Present. Commissioner Boskay. Present. Commissioner Gasco. Present. Commissioner Jones. Here. Commissioner Olson? Here. Commissioner Rubel? Here. And Chairman Wildermore. Here. We have core. All right. And can we get approval of minutes from the February 2nd 2026 meeting? And move to approve. Second. And staff please call the roll. Commissioner Jones. Yes. Commissioner Olson. Yes. Commissioner Abwali. Yes. Commissioner Bosque? Yes. Commissioner Gaska. Yes. Commissioner Rubel? Yes. And Chairman Willem? Yes. All right. Thank you. And now we will go to the chairman's opening statement. So good evening and welcome everyone to the March 2nd, 2026 meeting of the L Gen Planning and Zoning Commission. Tonight we'll be hearing petitions 02-26 and 03-02-25 and 0-3. I'm sorry, I'm so 02-26 and 03-26. Before we move on to the agenda, I want to briefly discuss the role of the commission and the procedure for tonight's meeting. As a reminder, the planning and zoning commission is an advisory and recommending body to city council, except in tonight's case of 03-26, where the planning and zoning commission is the determining body for the requested variation. The job of this commission is to review development proposals and determine whether a proposal meets the applicable standard of review. So for the process tonight, we will first hear from city staff, followed by questions the commission has for staff. Then we will invite the applicant to provide a brief overview of their proposal, and the commission will then ask questions of the applicant. And after that, we will open the hearing for the public comment portion of the hearing. And then during public comment, please come forward, state your name and add and address, and also spell your name. Public comment should be addressed to the commission, who will keep notes on the questions, concerns raised, and then city staff and the applicant will have the opportunity to address those questions. And in the interest of time, we ask that those testifying do not reiterate points that have already been made. So with that, at this time, um we will then move ahead with the agenda. And those of you that wish to speak tonight should now stand and take the oath from the court reporter.

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