Commission recommends map amendment to allow conversion of 860 Summit St. to 34 apartments

The Elgin Planning and Zoning Commission voted 4-0 on Oct. 6 to recommend City Council approve a map amendment and related departures to permit the adaptive reuse of part of the multi‑tenant complex at 860 Summit Street to residential use.

Why it matters: The proposal would convert the northern three of four connected one‑story buildings on the 3.1‑acre site into 34 dwelling units (22 studios, three one‑bedrooms and nine two‑bedrooms). Staff concluded the submission met standards for the map amendment and plan development and recommended approval with conditions. The commission’s recommendation moves the application to City Council for final action.

What staff reported: The site contains about 44,000 square feet of building area and a surface lot with 143 parking stalls. The applicant proposes to reallocate space on the lower (basement-like) and first‑floor levels of the northern three buildings for apartments and keep the front (south) building — approximately 6,000 square feet — for primarily medical office tenants. Staff explained that the zoning code normally permits dwelling units only above the first floor; because the conversion includes first‑floor and lower‑level living spaces, the applicant requested a departure to allow units at those levels. A second requested departure would place an outdoor recreational amenity in a side yard rather than the rear yard due to the existing parking layout.

Parking and utilities: Under the zoning code, the proposed units require two parking spaces per dwelling unit (68 spaces). Staff said the front office tenants require 29 spaces, for a total required supply of 97; the existing site contains 147 stalls after a proposed relocation of the refuse enclosure that frees four spaces. The applicant also plans water‑main work to loop service for sprinklers and hydrants.

Applicant presentation and public comment: Applicant and property owner Sundeep Oberoi and architect Cristian Nicola described the building’s vacancy, the elevated first floor and the adaptive reuse plan (building 2: 10 units; building 3: 12 units; building 4: 12 units). Neighbors attended and one resident, Phil Martinez, urged the commission to preserve commercial zoning rather than allow residential conversion; he cited concerns about past crime and the configuration of U‑shaped complexes that can conceal activity from adjacent streets. Commissioners and staff addressed concerns about parking, surveillance and access; the applicant and architect said the project will include a refurbished parking lot, lighting and consider surveillance systems as part of the site plan.

Outcome and next steps: The commission adopted the staff report and moved to recommend City Council approve Petition 1724 subject to the conditions in the staff packet. On a roll call, Commissioners Jones, Bosque, Olson and Chairman Wildermuth voted yes; the motion passed 4-0. Staff said the applicant will return with detailed site‑plan and building permit drawings and that the map amendment is now scheduled for City Council review.

Ending: Staff advised that proposed departures and construction will require detailed plan review and permitting; water‑main and sprinkler upgrades will need to meet municipal and fire codes. The commission recommended approval but emphasized conditions and subsequent plan‑level review.