[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6128243,"mediaKeyId","5751265-9eefbdcab3027056697852ca32b07866","parentId",5751265,"title","Planning commission recommends approval for car-detailing business at 1048 Dundee Avenue","audioSeconds",755,"startMs",936000,"endMs",1691000,"viewUrl","/Search/View?dp=1&key=5751265-9eefbdcab3027056697852ca32b07866&start=936&end=1691","thumbnailUrl","https://assets.pipeline.soar.com/5751265-9eefbdcab3027056697852ca32b07866/thumbnail_936000.jpg","articleUrl","/articles/6128243/Elgin/Cook-County/Illinois/Planning-commission-recommends-approval-for-car-detailing-business-at-1048-Dundee-Avenue","mediaUrl","https://secure.pipeline.soar.com/6128243-a74424850626d3dc23a2e2948de88462/orig.mp4?Expires=1770421239&Signature=PdM8QxbRgKwoVYuo3hfLzwDs1CrenRc4Qwq0ow0aCTKZuIvRZR3t30~7ddwyarlc~8WfAagNDUFuLg9v1CuAN0GaTsoC~JBtJCC8SsgWXmryRGpqSh9twF1x9sjR8m~PHnZEiVN-yUaUiHNCQP8Y4AGh94SUbOj7bFqFIT~671zZdbGg6623OgcoMSJY23SrzUtrwWkj-wyjk~l8gAeKpw~QIfQfXKdT3KPe-0wsAlExESr8biaHzo8xd~emJtbKbqUaBc85V0QMyQrt~CaCZLf8zPymXIUudRXKtRhFjLEcwI1MWayaf4vVgD0VOL8bj5k-ZFZlX3BweS5E2kKPsQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Elgin, IL","date","2025-09-09T00:00:00Z","article","The Elgin Planning and Zoning Commission on Sept. 8 recommended city council approve a conditional-use plan development to allow an indoor motor-vehicle detailing business at 1048 Dundee Avenue.

City planning staff told commissioners the tenant space is about 1,100 square feet in the rear of a multi-tenant building and the business is classified under the city's car-wash/car-wash-related land use, which requires conditional-use approval in the AB Area Business District. Staff said required parking for the building's tenants is 20 spaces and the site has 21 spaces, though three spaces immediately in front of the service bays cannot be counted toward the required total during operating hours.

The proposal would confine all services to two interior service bays, with the applicant saying only one car would be worked on at a time and appointments would be scheduled. Applicant Mohammed Sufyan said, \"we do the interior and the outside of the wash. Nothing. We don't do any oil changes. Nothing.\" The business lists hours of 9 a.m. to 5 p.m. Monday through Friday and 9 a.m. to 2 p.m. Saturdays, and the applicant said there is typically one employee.

Staff said the petitioner already began operating before conditional-use approval was sought and that code enforcement first notified the property owner about a year earlier, in August 2024. Staff recommended approval with conditions that include a ban on motor-vehicle repair at the site and requirements for a six-foot masonry enclosure for refuse that matches the building. The staff presentation also noted the applicant must obtain building permits and a permit from the Fox River Water Reclamation District for any oil/water separator or similar equipment.

Commissioners asked about existing operations and environmental controls. The applicant, Mohammed Sufyan, said a three-bin oil/water separator has not yet been installed and that the business is awaiting permits: \"We are waiting for to get a permit from the city so that we can install that 3 bin.\" He told commissioners vehicles would not be parked overnight outside; cars would be kept inside the garage if a customer could not pick up the vehicle the same day.

The commission voted 6-0 to recommend approval subject to the packet conditions; the motion and findings will be forwarded to city council.

The staff report and recommended conditions remain the governing record for technical requirements, including the refuse enclosure, parking calculations, and the specific prohibition on vehicle repair.","mediaType","Video","parentTitle","Planning & Zoning Commission Meeting - September 8, 2025","oneSentenceSummary","The Elgin Planning and Zoning Commission on Sept. 8 recommended city council approve a conditional-use plan development to allow an indoor motor-vehicle detailing business at 1048 Dundee Avenue.","taxTitle","Elgin, Cook County, Illinois","taxId",2637,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6128232,"Commission recommends Larkin High School stadium upgrades despite neighbor parking concerns; vote 5-1",2593,2976000,5569000,"/Search/View?dp=1&key=5751265-9eefbdcab3027056697852ca32b07866&start=2976&end=5569","https://assets.pipeline.soar.com/5751265-9eefbdcab3027056697852ca32b07866/thumbnail_2976000.jpg","/articles/6128232/Elgin/Cook-County/Illinois/Commission-recommends-Larkin-High-School-stadium-upgrades-despite-neighbor-parking-concerns-vote-5-1","https://secure.pipeline.soar.com/6128232-2e02e306924d692a08b91d7682426ec3/orig.mp4?Expires=1770421239&Signature=XFnO484huHv2C1sAATLJRgBYy~EjpcUaZRSC0cXITdLmeJjEAwt9kP2uwjReVdAtMPpj1XlKwCYIIUNcBZQH5FHUGEtUbWQgvrs2eMp13T7jocdho9-atKa5I-ovSv82l-1Ar2gOoKZLd3vm4ZDo70I0hJLl~9fnpsOgMsAgfn78G0IbVDAS6kf2YRjd2iuu~Am6D-h10gcdN0PuXuDsvn~Lrb8leFGfukgFbo8j0pwKdycr0Qzee9JWDkYPUHS5tVlhh9u~9ZAuJdwyh4zZ7X2fqL8ZHM9-8ScSTU7lwgMnXMwEgRYMYBWh73NWDsB3IAma9FmELdBadrUxV~gw4A__&Key-Pair-Id=KUT5TJCACFTXG","The Elgin Planning and Zoning Commission on Sept. 8 voted 5-1 to recommend city council approve a plan development and master-signage amendment for stadium improvements at Larkin High School, 1475 Larkin Avenue.

City planning staff described a project that would convert the existing athletic field into a formal stadium with synthetic turf, an upgraded track, new bleacher seating totaling 2,250 capacity, a 7,627-square-foot concessions and locker-room building, a 1,500-square-foot covered pavilion, two ticket booths, a scoreboard placed east of the stadium (peak height about 20 feet with a 189-square-foot sign panel but no electronic message center) and new fencing and landscaping. Staff said existing on-site parking is about 540 spaces; the current code requirement with the stadium's capacity would be 430 spaces, so the campus would continue to meet the ordinance's numeric parking requirement.

Jolene Linneman, representing School District U-46, said, \"Larkin is the only high school that does not have a formal stadium. So they share with Elgin.\" She described student enthusiasm for a home stadium and said district transportation is preparing shuttle plans using other district parking lots for rare, very high-attendance events.

Traffic consultant Kyle Sant told the commission he observed typical school-day parking occupancy around 65% before dismissal and about 20% after dismissal. He said the district's estimate for a typical busy varsity game is about 1,000 attendees; using an assumed vehicle occupancy of 2.5 people per car, that scenario would generate roughly 300'20 parking spaces and fit within on-site capacity. A full-capacity event (2,250 attendees) would create an approximate demand near 900 parking spaces; the district proposes to use nearby school parking (Elgin High, Kimball Middle School, Highland Elementary and Creekside Elementary) and shuttle service for those rare occasions.

Commissioners raised concerns about neighborhood parking and circulation. Commissioner Jones described prior experience in the area and warned that students and attendees sometimes park on adjacent residential streets and block driveways. Commissioner Olsen and others asked whether the city can use traffic/parking controls and emphasized enforcement and event staffing; staff noted the city's parking and traffic committee can study targeted measures and that school officials said police and school staff assist with game-day circulation (an athletic director noted eight police officers often staff Larkin events).

Departures requested include permission for accessory buildings and ticket booths in the street yard south of the main building, exceptions for taller fences than usually allowed in street yards and an additional sign (the scoreboard) beyond the two signs allowed under the school's existing master signage plan. Staff recommended approval subject to the packet's conditions. The commission voted 5-1 (Commissioner Jones opposed) to forward a recommendation to city council.

If council approves, the project will proceed to permitting and construction; staff specified that fencing, lighting, landscaping species and exact traffic-control measures will be refined through permit review and coordination with police and public works.","The Elgin Planning and Zoning Commission voted 5-1 on Sept. 8 to recommend city council approve master-signage and plan-development amendments for stadium upgrades at Larkin High School, including a 2,250-seat bleacher, concessions building and scoreboard.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6128237,"Commission backs monument sign with electronic panel at 2125 Pointe Boulevard",742,2192000,2934000,"/Search/View?dp=1&key=5751265-9eefbdcab3027056697852ca32b07866&start=2192&end=2934","https://assets.pipeline.soar.com/5751265-9eefbdcab3027056697852ca32b07866/thumbnail_2192000.jpg","/articles/6128237/Elgin/Cook-County/Illinois/Commission-backs-monument-sign-with-electronic-panel-at-2125-Pointe-Boulevard","https://secure.pipeline.soar.com/6128237-5c9a3161b2aff81f8e0e83c273c90bc1/orig.mp4?Expires=1770421239&Signature=Q7i5XZKITOTKyiKxCu0g4V2ZOaFi5HGm-gw57s7tVRq3A0wJE9nY-2TkSqgxm2gzLvEjENthBY0vZ-WrVb30S7t0h0wO7xVKplD9vO2XOTpFwdc67za4zr3xu9I15bFmlE--q3orxUZ4Xc6fhNDTgu97lWz~-eUAFKFU7mcYMFrcOhrEmOknjXad5zLEcxmOxS21~SARLog6mldldNZCJv2v~yBhGs4wQ3l16CtPfqwoN2H2nXM0h~27iYzGIHASTwa23TeGcAJv6fOOe9hkE57unUXmAevxWkqIhZlUwlEu2B9diU6v8hoBe2HRtft-XHtAHtwevE4ax7eK4IIJCA__&Key-Pair-Id=KUT5TJCACFTXG","The Elgin Planning and Zoning Commission on Sept. 8 recommended city council approve an amendment to special sign regulations to permit a 10-foot-high monument sign with a 65-square-foot electronic message center at 2125 Pointe Boulevard.

City staff said the property, a roughly 5.2-acre site with a 52,000-square-foot office/light-industrial building, is in a planned office/research/industrial (POR I) zone and lies along the I-90 Tollway. The proposed sign would total 122.5 square feet (10 feet tall) with a 65-square-foot electronic message center; city code currently allows 120 square feet with a 40-square-foot electronic panel in the standard allowance. Staff described partial visual obstruction from vegetation growing on the Tollway fence and explained the applicant will set the sign slightly west to preserve stormwater flow and will add required landscaping at the base.

Applicant representative Karen Dodge said the sign would be set back about 13 feet from the tollway and would serve ATEC Ambulance and the other tenant(s) on the site: \"We would like to install a 5 by 12 electronic message center ground sign. They would like to install it on the south end of the property facing I-ninety.\" Staff advised the sign must comply with city limits on brightness and message frequency.

Staff recommended approval subject to standard conditions in the packet. The commission asked about maintenance and the source of the obstruction on the Tollway fence; staff said the property owner is responsible for landscaping interior to the fence and that vegetation on the Tollway side partially obstructs visibility.

The commission voted 6-0 to recommend approval; the matter will move to city council for final action.","The Elgin Planning and Zoning Commission voted 6-0 on Sept. 8 to recommend city council approve a 10-foot monument sign with a 65-square-foot electronic message center at 2125 Pointe Boulevard.","actionData","errors"]

Article not found

Planning commission recommends approval for car-detailing business at 1048 Dundee Avenue

Commission recommends Larkin High School stadium upgrades despite neighbor parking concerns; vote 5-1

Commission backs monument sign with electronic panel at 2125 Pointe Boulevard