Elgin Planning and Zoning Commission Meeting – July 6, 2026

The Planning and Zoning Commission met on Monday, July 6, 2026, to consider four petitions and to discuss other business. The commission heard from staff, applicants, and the public on proposals including a variation for a bar within a beauty salon, a planned development for a new single-family lot, a conditional use for package liquor sales at a tobacco store, and a conditional use for a haunted house attraction. Decisions were made on each item.

Consent Calendar

• The minutes from the June 1, 2026 meeting were approved unanimously (7-0).

Public Comments & Testimony

• Petition 14-26 (Casa de Estilos parking variation): No public comments were offered.
• Petition 09-26 (1056 Logan Avenue lot split): No public comments were offered.
• Petition 10-26 (Friday Tobacco package liquor): Two residents spoke in opposition. Leanne (no last name given, address not recorded) stated she has lived in the neighborhood for 30 years and worried that a new liquor store would harm an existing well-run liquor store one block away. Jonathan Best (918 Hill Avenue) said several neighbors are not thrilled about the idea due to parking and the number of liquor establishments already in the area.
• Petition 11-26 (Evil Intentions haunted house): No public comments were offered.

Discussion Items

• Petition 14-26 – Casa de Estilos parking variation (301 Dundee Avenue): The applicant requested a variation to reduce the required parking for a bar (with six video gaming terminals) proposed in the rear of an existing beauty salon. Staff explained that the zoning code requires 30 spaces (14 for the salon, 18 for the bar), but only 14 on-site spaces exist. The applicant submitted parking counts from three similar venues, showing actual demand rarely exceeds six spaces, and offered to limit bar hours to the salon’s hours (9 a.m.–5 p.m., 7 days a week) and to have no separate signage. Commissioners discussed the rationale for the signage restriction, the nature of the operation, and the proximity to a school. The applicant (Oscar Zamudio) clarified that the bar would serve beer and wine only, be limited to ages 21 and older, and would not be a full tavern. The commission voted 3-4 against approval (Commissioners Jones, Bosque, and Gaska in favor; Commissioners Abwali, Olson, Rubel, and Chairman Wildermore opposed). Chairman Wildermore explained his no vote, stating the proposal did not align with surrounding land use, the comprehensive plan, or the zoning district.

• Petition 09-26 – Planned development for a new single-family lot (1056 Logan Avenue): The applicant (Catherine Fournier) requested approval to split a 12,198-square-foot corner lot into two parcels (east: 6,699 sq ft, west: 5,499 sq ft) to build a 677-square-foot, one-bedroom, one-bath home with a one-car garage. The west parcel would be 501 square feet short of the minimum lot area. Staff noted that five of seven existing lots on the block are under 6,000 square feet and that the proposal is in character with the neighborhood. The applicant’s representative stated the home will be a retirement residence. The commission voted unanimously (7-0) to recommend approval.

• Petition 10-26 – Conditional use for package liquor sales at Friday Tobacco (968 Dundee Avenue): The applicant (Joe Mamusa) sought to add beer, wine, and liquor sales to his existing tobacco store, which lost about 40% of its inventory due to regulation changes on hemp-derived products. The store is rated the top smoke shop in Elgin on Google. Staff confirmed no parking increase is needed, and no interior or exterior changes are planned. The applicant stated that no consumption on premises would be allowed, hours would extend to 10 p.m., and safety measures would be maintained. Several commissioners expressed support for the adaptation. The commission voted 6-2 to recommend approval (Commissioners Jones, Olsen, Bosque, Gaska, Rubel, and Chairman Wildermore in favor; Commissioner Abwali opposed; one vote not tallied). Chairman Wildermore urged the city council and liquor commission to review the concentration of liquor licenses in the area and consider distance requirements.

• Petition 11-26 – Conditional use for Evil Intentions haunted house (80 North State Street): The applicant proposed a seasonal haunted house (six weeks, mid-September to first weekend in November) in the historic, vacant five-story Hyder Electric building. The attraction would operate Thursday–Sunday evenings, employ about 120 people, and anticipate up to 2,500 customers on peak nights. A future bar and year-round escape rooms are planned. The proposal includes a queuing area on the north side of the building, shuttle service from remote parking lots (up to 360 spaces), and coordination with public lots. Staff and the applicant described crowd management via online ticketing, parking attendants, and a real-time parking app. The commission voted unanimously (7-0) to recommend approval.

Key Outcomes

• Petition 14-26 (parking variation): Failed (3-4). The motion to approve did not pass; the applicant may continue working with staff.
• Petition 09-26 (lot split): Approved unanimously (7-0) and recommended to city council.
• Petition 10-26 (package liquor): Approved 6-2 (Commissioner Abwali opposed) and recommended to city council.
• Petition 11-26 (haunted house): Approved unanimously (7-0) and recommended to city council.
• Other business: Staff provided an update on a gas station at Liberty, stating the city will pursue enforcement due to lack of financing and contractors. Commissioner Jones and others raised concerns about panhandling, trash, and disrepair along the Dundee Avenue corridor, urging the city to invest in cosmetic improvements. Commissioner Jones also noted the number of large packaged-liquor stores on the west side and asked about the demolition at Kimball and Brook Street (staff indicated it appears privately owned).
• Adjournment: Motion passed unanimously (7-0).