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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Elgin Planning and Zoning Commission Meeting - November 2, 2026

Planning and Zoning Commission — Monday, November 2, 2026

BodyElgin, Illinois

SessionPlanning and Zoning Commission

DateMonday, November 2, 2026

StatusNEW · FILED

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Speaker numbers apply only to this recording.

Speaker 1

0:10

Everyone, we're gonna go ahead and call the November 2nd, 2026 meeting of the Elgin Planning and Zoning Commission to order.

0:17

Uh, can staff please call the roll?

Speaker 2

0:20

Commissioner Bosque here.

0:23

Commissioner Alson here.

0:25

Commissioner Rubel?

Speaker 3

0:26

Here.

Unassigned speaker

0:26

And

Speaker 2

0:27

Chairman Wildermouth.

Speaker 1

0:28

Here.

Speaker 2

0:29

We have core.

Unassigned speaker

0:30

All

Speaker 1

0:30

right.

0:30

Uh, can I have a approval of the October 5th, 2026 minutes?

Speaker 2

0:35

Move to

Speaker 4

0:35

approve.

Unassigned speaker

0:36

Speaker 1

0:36

there a second?

0:38

Second.

0:39

Staff please call the roll.

Speaker 2

0:41

Commissioner Alton.

0:43

Yes.

0:43

Commissioner Vruble.

Speaker 3

0:45

Yes.

Speaker 2

0:46

Commissioner Boske.

0:47

Yes.

0:48

And Chairman Wildermouth?

0:49

Yes.

0:50

The minutes are approved, 4 to 0.

Speaker 1

0:52

Thank you very much.

0:53

Good evening, everyone.

0:54

Welcome to tonight's planning and zoning commission meeting.

0:58

We'll be hearing petition numbers 17-26, 18-26, and 19-26.

1:06

So before we get into the uh agenda and the petitions, I'll briefly kind of go over the process for tonight's meeting.

1:15

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

1:22

So the job of this commission is to review the development proposals and then determine whether a proposal meets the applicable standard of review as presented in the application.

1:32

So how we're going to run things is that we will first hear from city staff who will present on the petition, and then the commission will have a chance to ask questions of staff.

1:43

From that point, we will then invite the applicant to come forward.

1:46

They will present and provide any other comments regarding the application.

1:51

And then the commission will again have a chance to ask questions of the applicant.

1:56

At that time, we will then open uh the hearing to public comment.

2:01

And at that point, we invite uh those of you in the public that wish to provide um any thoughts and comments on the petition to come forward.

2:10

Um please, when you come forward, state your name, uh spell it, um, and your address for the court reporter.

2:16

So we have a record of that, and then address your comments to the commission.

2:21

And as you're providing your comments, we'll be taking notes and then making sure that uh your questions, thoughts, concerns are um able to be addressed by either staff or by the applicant.

2:33

Um and then we also ask, in the interest of time, um, if uh if someone's already made a point that you have made, um, you know, please try to um not reiterate points that have already been made.

2:46

The commission will then deliberate, vote, and then pass our recommendation on to city council.

2:51

Um so at this time we will move ahead with the agenda.

2:54

And those of you that wish to provide uh comments tonight, please uh stand and take the oath from the court reporter.

Speaker 5

3:04

We raise your hands please.

3:06

Do solemnly swear or affirm the testimony about to give me the truth, the whole truth and nothing but the truth.

3:12

Thank you.

Speaker 1

3:14

All right.

3:14

We will look to staff to uh go ahead with petitions 17-26, 1826, and 19-26.

Speaker 2

3:32

All right.

3:32

Good evening, everyone.

3:34

Thank you, Chairman Wildermouth.

3:36

So tonight, the one petition before you, and we have provided the required notices on this one just for the record.

3:44

So this is the application by HBI Management Incorporated as applicant and BSTP Lake and Lambert LLC as the property owner.

3:52

We're requesting approval of an amendment to the annexation agreement, map amendment to the PNB Plan Neighborhood Business District established by ordinance G1823, that varies departures from the LGM municipal code and conditional use for a motor vehicle service station, car wash, accessory package, liquor sales, and a convenience food store operated on a 24-hour basis, all to construct a new gas station with the convenience store in a car wash at the property commonly known as 1630 Villa Street.

Unassigned speaker

4:25

Discussion Breakdown — Share of Meeting

Planning And Zoning█████████████████████████████████████████████68%

Transportation Safety███████████16%

Procedural███████11%

Economic Development██3%

Public Engagement█2%

Summary of Proceedings

Elgin Planning and Zoning Commission Meeting - November 2, 2026

The Elgin Planning and Zoning Commission convened on November 2, 2026, at 6:00 PM. Chairman Wildermouth presided with Commissioners Olson, Bosque, and Rubel present. The commission unanimously approved the October 5, 2026 minutes and addressed a complex development petition for the Ricky Rockets Fuel Center, the 2027 meeting schedule, and updates on previous development applications.

Consent Calendar

Approval of Minutes: The minutes from the October 5, 2026, meeting were approved by a 4-0 vote.
2027 Meeting Schedule: The commission approved the proposed 2027 meeting schedule via a unanimous voice vote.

Public Comments & Testimony

Jessica Astrog (816 Beach Drive): Speaking on behalf of over 200 residents of the Oak Ridge community, Ms. Astrog formally requested the commission deny the proposed building size increase and the addition of the car wash. She argued these additions benefit the applicant's profitability at the direct expense of the adjacent community. She detailed severe safety hazards at the Route 20/Lambert Lane intersection, noting its IDOT critical safety rating of 5 out of 5 and a projected 33% increase in traffic volume from the IDOT Shells Parkway project. Ms. Astrog described surviving a T-bone crash at the intersection on July 2, 2026, caused by a motorist running the red light.
Andrew Maysky (address not clearly stated in audio): Mr. Maysky endorsed Ms. Astrog's comments. He voiced strong opposition to the proposed video gaming terminals, characterizing them as gambling machines that invite criminal behavior, citing a reported burglary targeting terminals at a Ricky Rockets in Buffalo Grove.

Discussion Items

Petitions 17-26, 18-26, 19-26: Ricky Rockets Fuel Center (1630 Villa Street)

Staff Presentation (City Planner Damir): The application by HBI Management Inc. and property owner BSTP Lake and Lambert LLC requests approval to construct a 6,814-square-foot fuel center on an 8.3-acre site at the northeast corner of US 20 and Lambert Lane. The proposal replaces an expired approval for a Thornton's station. The plan includes 20 auto fueling stations, 4 diesel stations, a single-bay automated car wash, a 24-hour convenience store, and accessory package liquor and video gaming. Staff highlighted that the building is larger than the previously approved plan (5,612 sq ft). IDOT-mandated intersection safety improvements include a new protected left-turn phase on eastbound US 20, turn lane extensions, and signal optimization, with an estimated cost of $500,000 to $750,000. Staff found the proposal met the standard of review and recommended approval subject to standard conditions (e.g., no single-container sales, no on-premise consumption).
Applicant Presentation (Drew Zizovsky, Bluestone): The applicant detailed the extensive prior approvals for the site and argued the current proposal is closely aligned. Zizovsky presented an updated traffic analysis demonstrating the project remains within conservative projections. He framed the intersection upgrades as the single most significant safety improvement possible for the area. He clarified the economic incentive agreement is a separate matter for City Council.
Commission Deliberation: Questions from the commission focused on the sales tax rebate mechanism (applicant clarified it is time-capped), landscaping behind the perimeter fence (trees and shrubs confirmed), and site maintenance (in-house).

Key Outcomes

Recommendation for City Council: The commission voted 4-0 (Olson, Bosque, Rubel, Wildermouth) to recommend approval of Petitions 17-26, 18-26, and 19-26, subject to the conditions outlined in the staff report.
City Council Reversals Acknowledged: Staff reported the City Council recently reversed two PZC decisions: a parking variance denial on Dundee Road (approved with conditions by council) and a condition regarding a grocery store dumpster location (moved back to original location). Commissioner Rubel expressed concern over the decisions being overturned.
Upcoming Agenda: The next PZC meeting is scheduled for December. A proposal for accessory package liquor sales at 1389 Dundee Road is likely to be on the agenda.

Meeting Transcript

Everyone, we're gonna go ahead and call the November 2nd, 2026 meeting of the Elgin Planning and Zoning Commission to order. Uh, can staff please call the roll? Commissioner Bosque here. Commissioner Alson here. Commissioner Rubel? Here. And Chairman Wildermouth. Here. We have core. All right. Uh, can I have a approval of the October 5th, 2026 minutes? Move to approve. Is there a second? Second. Staff please call the roll. Commissioner Alton. Yes. Commissioner Vruble. Yes. Commissioner Boske. Yes. And Chairman Wildermouth? Yes. The minutes are approved, 4 to 0. Thank you very much. Good evening, everyone. Welcome to tonight's planning and zoning commission meeting. We'll be hearing petition numbers 17-26, 18-26, and 19-26. So before we get into the uh agenda and the petitions, I'll briefly kind of go over the process for tonight's meeting. So as a reminder, the planning and zoning commission is a uh primarily a recommending body to city council. So the job of this commission is to review the development proposals and then determine whether a proposal meets the applicable standard of review as presented in the application. So how we're going to run things is that we will first hear from city staff who will present on the petition, and then the commission will have a chance to ask questions of staff. From that point, we will then invite the applicant to come forward. They will present and provide any other comments regarding the application. And then the commission will again have a chance to ask questions of the applicant. At that time, we will then open uh the hearing to public comment. And at that point, we invite uh those of you in the public that wish to provide um any thoughts and comments on the petition to come forward. Um please, when you come forward, state your name, uh spell it, um, and your address for the court reporter. So we have a record of that, and then address your comments to the commission. And as you're providing your comments, we'll be taking notes and then making sure that uh your questions, thoughts, concerns are um able to be addressed by either staff or by the applicant. Um and then we also ask, in the interest of time, um, if uh if someone's already made a point that you have made, um, you know, please try to um not reiterate points that have already been made. The commission will then deliberate, vote, and then pass our recommendation on to city council. Um so at this time we will move ahead with the agenda. And those of you that wish to provide uh comments tonight, please uh stand and take the oath from the court reporter. We raise your hands please. Do solemnly swear or affirm the testimony about to give me the truth, the whole truth and nothing but the truth.

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Elgin Planning and Zoning Commission Meeting - November 2, 2026

Consent Calendar

Approval of Minutes: The minutes from the October 5, 2026, meeting were approved by a 4-0 vote.

2027 Meeting Schedule: The commission approved the proposed 2027 meeting schedule via a unanimous voice vote.

Public Comments & Testimony

Jessica Astrog (816 Beach Drive): Speaking on behalf of over 200 residents of the Oak Ridge community, Ms. Astrog formally requested the commission deny the proposed building size increase and the addition of the car wash. She argued these additions benefit the applicant's profitability at the direct expense of the adjacent community. She detailed severe safety hazards at the Route 20/Lambert Lane intersection, noting its IDOT critical safety rating of 5 out of 5 and a projected 33% increase in traffic volume from the IDOT Shells Parkway project. Ms. Astrog described surviving a T-bone crash at the intersection on July 2, 2026, caused by a motorist running the red light.

Andrew Maysky (address not clearly stated in audio): Mr. Maysky endorsed Ms. Astrog's comments. He voiced strong opposition to the proposed video gaming terminals, characterizing them as gambling machines that invite criminal behavior, citing a reported burglary targeting terminals at a Ricky Rockets in Buffalo Grove.

Discussion Items

Petitions 17-26, 18-26, 19-26: Ricky Rockets Fuel Center (1630 Villa Street)

Staff Presentation (City Planner Damir): The application by HBI Management Inc. and property owner BSTP Lake and Lambert LLC requests approval to construct a 6,814-square-foot fuel center on an 8.3-acre site at the northeast corner of US 20 and Lambert Lane. The proposal replaces an expired approval for a Thornton's station. The plan includes 20 auto fueling stations, 4 diesel stations, a single-bay automated car wash, a 24-hour convenience store, and accessory package liquor and video gaming. Staff highlighted that the building is larger than the previously approved plan (5,612 sq ft). IDOT-mandated intersection safety improvements include a new protected left-turn phase on eastbound US 20, turn lane extensions, and signal optimization, with an estimated cost of $500,000 to $750,000. Staff found the proposal met the standard of review and recommended approval subject to standard conditions (e.g., no single-container sales, no on-premise consumption).

Applicant Presentation (Drew Zizovsky, Bluestone): The applicant detailed the extensive prior approvals for the site and argued the current proposal is closely aligned. Zizovsky presented an updated traffic analysis demonstrating the project remains within conservative projections. He framed the intersection upgrades as the single most significant safety improvement possible for the area. He clarified the economic incentive agreement is a separate matter for City Council.

Commission Deliberation: Questions from the commission focused on the sales tax rebate mechanism (applicant clarified it is time-capped), landscaping behind the perimeter fence (trees and shrubs confirmed), and site maintenance (in-house).

Key Outcomes

Recommendation for City Council: The commission voted 4-0 (Olson, Bosque, Rubel, Wildermouth) to recommend approval of Petitions 17-26, 18-26, and 19-26, subject to the conditions outlined in the staff report.

City Council Reversals Acknowledged: Staff reported the City Council recently reversed two PZC decisions: a parking variance denial on Dundee Road (approved with conditions by council) and a condition regarding a grocery store dumpster location (moved back to original location). Commissioner Rubel expressed concern over the decisions being overturned.

Upcoming Agenda: The next PZC meeting is scheduled for December. A proposal for accessory package liquor sales at 1389 Dundee Road is likely to be on the agenda.

Meeting Transcript