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ECIlTFY OF
WEST CHICAGO
WHERE HISTORY G& PROGRESS MEET
Approved July 2, 2019
MINUTES
CITY OF WEST CHICAGO
PLAN COMMISSION/ZONING BOARD OF APPEALS
APRIL 2, 2019 7:00 P.M.
1. Call to Order, Roll Call and Establishment of a Quorum
Acting Chairperson Hale called the meeting to order at 7:00 p.m. Roll call found commissioners
Faught, Hale, Devitt, Kasprak, Henkin and ex-officio members Jakabcsin and Banasiak present.
Chairperson Laimins and Commissioner Dettman were excused. A quorum was established.
Also in attendance was City Planner John Sterrett.
2. Pledge of Allegiance
Acting Chairperson Hale led everyone in the Pledge of Allegiance.
3. Chairman’s Comments
Acting Chairperson Hale had no comments.
4. Approval of Meeting Minutes
Commissioner Kasprak made a motion, seconded by Commissioner Devitt, to approve the draft
meeting minutes of the March 5, 2019 Plan Commission meeting. With a voice vote of all ayes the
motion carried.
5. Review of Case PC 19-03, Lot Consolidation
Mr. Sterrett stated the petitioner, Patrick Edgerton, is seeking approval of a lot consolidation for his
property at 125 Wood Street. The subject property currently consists of two parcels. The total area
of the subject property to be consolidated is 25,367 square feet. Parcel 1 is 19,863 square feet in
area. Parcel 2 is 5,504.28 square feet in area. There is a single-story office building occupied by
Edgerton and Edgerton Attorneys at Law on Parcel 1 while the parking for the office building is
mainly located on Parcel 2. The property owner recently completed paving the parking lot and
installing a 168 square foot wooden gazebo and a 288 square foot storage building.
Mr. Sterrett stated that the request complies with the City’s Zoning Code and Subdivision
Regulations Code and therefore staff recommends the Plan Commission/Zoning Board of Appeals
pass a motion recommending approval of the proposed Lot Consolidation.
475 Main Street | T (630) 293-2200 | Ruben Pineda
West Chicago, Illinois | F (630) 293-3028 | “MANGE
60185 | www.westchicago.org Nancy M. Smith Michael L. Guttman
CITY CLERK CITY ADMINISTRATOR

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Patrick Edgerton stated that all of the improvements to the property had been completed and that the
City of West Chicago was a pleasure to work with. Acting Chairperson Hale asked for comments or
questions from the Commission. There were none.
Commissioner Faught made a motion, seconded by Commissioner Devitt, to recommend approval
of the Plat of Consolidation. With a voice vote of all ayes the motion carried. Mr. Sterrett stated this
item will be discussed at the April 8, 2019 Development Committee meeting.
6. Public Hearing Case PC 19-08, Final Planned Unit Development Amendment
Commissioner Devitt made a motion, seconded by Commissioner Henkin, to open the public
hearing. With a voice vote of all ayes the motion carried.
Mr. Sterrett stated that the City of West Chicago is seeking approval of an amendment to the Final
Planned Unit Development for the City’s Water Treatment Plant located at 1400 West Hawthorne
Lane in the M Manufacturing District to construct a proposed salt storage building. Staff
recommends the Plan Commission/Zoning Board of Appeals pass a motion recommending approval
of the proposed amendment to the Final PUD with the following conditions:
1. The site layout shall be in substantial conformance with the plans prepared by Christopher
B. Burke Engineering Ltd. dated January 28, 2019, attached as Exhibit D.
2. The salt storage structure shall be in substantial conformance with the plans prepared by
Bulk Storage dated February 20, 2019, attached as Exhibit E.
Public Works Director Robert Flatter was sworn in and provided background information on the
development of the existing water treatment plant. Mr. Flatter stated that the purpose of the new salt
storage building is to relocate the existing salt storage operation which is currently located at the
site of the future City Hall.
Acting Chairperson Hale asked for comments or questions from the Commission. Commissioner
Faught asked a question on water billing. Mr. Flatter stated that Public Works is not involved in
water billing and that Administrative Services would need to answer any billing questions. Acting
Chairperson Hale asked if there were any comments from the public. There being none, Acting
Chairperson Hale asked for a motion to close the public hearing. Commissioner Kasprak made a
motion, seconded by Commissioner Devitt to close the public hearing. With a voice vote of all ayes,
the motion carried. The public hearing was closed after all testimony was received from the
petitioner and all interested persons in the audience.
7. Review of Case PC 19-08, Final Planned Unit Development Amendment
With no further discussion by the Commission, Commissioner Kasprak made a motion, seconded
by Commissioner Henkin, to recommend approval of the proposed Amendment to the Final
Planned Unit Development for the City of Chicago’s Water Treatment Plant with staffs
recommended conditions. With a voice vote of all ayes, the motion carried. Mr. Sterrett stated this
petition will be placed on the April 8, 2019 Development Committee agenda.
8. Public Hearing Case PC 18-12, Special Use Permit and Lot Consolidation

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Commissioner Devitt made a motion, seconded by Commissioner Kasprak, to open the public
hearing. With a voice vote of all ayes the motion carried.
Mr. Sterrett stated that RAI Concrete was granted a Special Use Permit on September 8, 1998 to
allow a contractor’s office and outside storage at 1827 Blackhawk Drive. The site was subsequently
developed with a 4,000 square foot building and outside storage area. In 2018, it came to the City’s
attention that RAI Concrete was using the undeveloped adjacent parcel for parking and storage of
vehicles and materials associated with the concrete business. Such use of the vacant parcel was not
permitted and code enforcement action was initiated. The enforcement action was put on hold after
the petitioner began the special use permit application process.
On March 30, 2018, in an effort to address the code enforcement action, the property owner applied
for a Special Use Permit to allow outside storage and parking on the vacant parcel. In reviewing the
existing conditions of 1827 Blackhawk Drive, staff determined that the property owner had not
completed some of the improvements required by Ordinance 4125, specifically, there was not
adequate landscaping installed and the approved parking configuration had not been installed. Mr.
Sterrett stated that Section 6.10 of the Zoning Code requires a plat of consolidation for all
applications involving more than one parcel of property. Consolidation is therefore required since
the proposed use of the vacant parcel is only permitted as an ancillary use to a permitted or special
use. The applicant, therefore, has submitted a plat of consolidation.
Staff recommends the Plan Commission/Zoning Board of Appeals pass a motion recommending
approval of the proposed Special Use Permit and Lot Consolidation with the following conditions:
1. The outside storage yard is permitted only as an ancillary use to the existing contractor’s
office.
2. A Plat of Consolidation consolidating Parcels 01-32-301-020 and 01-32-301-019 into one
(1) parcel shall be recorded prior to the issuance of development permits.
4. The property shall be developed in substantial conformance with the Preliminary
Engineering Plans prepared by Craig R. Knoche & Associates dated August 17, 2018,
revised November 29, 2019.
5. Shrubs shall be added between the five (5) trees on the south side of the storage area, west of
the driveway. Shrubs shall be three (3) to five (5) gallons in size and either equally spaced
between the shade trees or grouped in an appropriate manner as determined by the
applicant’s landscape architect.
6. The applicant’s engineer shall verify that the comments in the Kane-DuPage Soil & Water
Conservation District’s Land Use Opinion 18-032 dated March 6, 2018 have been
adequately addressed.
7. The petitioner shall apply for a Site Development Permit within sixty (60) of City Council
approval for the Special Use Permit and Lot Consolidation. If a Site Development Permit is
not applied for within this timeframe, all storage/parking shall be removed immediately
from Parcel 01-21-301-020 or code enforcement action will be undertaken.
8. Development of the expanded storage yard shall be completed no later than December 31,
2019, unless an extension is approved by the Community Development Director.
Plan Commission/Zoning Board of Appeals
April 2, 2019
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Commissioner Kasprak asked if there has been engineering review of the paving of the vacant lot.
Mr. Sterrett stated that preliminary engineering has been reviewed and that a site development
permit will be required as part of the permitting process for the actual pavement work to conduct.
Nick Raimondi of Rai Concrete explained the need for additional space to store equipment and
vehicles.
Acting Chairperson Hale asked for any additional comments or questions from the Commission.
Acting Chairperson Hale asked if there were any comments from the public. There being none,
Acting Chairperson Hale asked for a motion to close the public hearing. Commissioner Kasprak
made a motion, seconded by Commissioner Devitt, to close the public hearing. With a voice vote of
all ayes, the motion carried. The public hearing was closed after all testimony was received from the
petitioner and all interested persons in the audience.
9. Review of Case PC 18-12, Special Use Permit and Lot Consolidation
With no further discussion by the Commission, Commissioner Kasprak made a motion, seconded
by Commissioner Faught, to recommend approval of the proposed Special Use Permit and Lot
Consolidation for Rai Concrete, Inc. with staff's recommended conditions. With a voice vote of all
ayes, the motion carried. Mr. Sterrett stated this petition will be placed on the April 8, 2019
Development Committee agenda.
10. Public Hearing Case PC 18-22, Special Use Permits and Variances
Commissioner Devitt made a motion, seconded by Commissioner Henkin, to open the public
hearing. With a voice vote of all ayes the motion carried.
Mr. Sterrett stated that AAHH2 LLC doing business as CMI Auto is requesting approval of several
special use permits and variance for the property at 1850 West Roosevelt Road in the M
Manufacturing District for internet based motor vehicle sales, a motor vehicle care center, a motor
vehicle repair shop, and outside storage ancillary to the proposed special uses. The petitioner is also
proposing variances to allow pavement for parking in the front and side yard setbacks as well as to
allow pavement for storage in the rear yard setback.
Staff recommends the Plan Commission/Zoning Board of Appeals pass a motion recommending
approval of the proposed Special Use Permits and Variances with the following conditions:
1. The subject property shall be used in substantial conformance with the Plat of Survey
prepared by Steinbrecher Land Surveyors, Inc. dated July 12, 2018, including the hand
drawn parking layout improvements and septic field location.
2. All vehicles to be sold or repaired, or that are in the process of being sold or repaired, shall
be parked and stored inside the fenced storage area.
3. All business related vehicles (i.e. tow trucks, vehicle transports, etc.) shall be parked within
the fenced storage area.
4. All employee parking shall be located within the fenced storage area.
Plan Commission/Zoning Board of Appeals
April 2, 2019
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5. Slats shall be added to the existing chain-link fence to decrease the visibility of the storage
area.
6. No vehicles shall be parked within the Roosevelt Road right-of-way.
7. All gravel surfaces shall be removed or paved prior to the issuance of a final certificate of
occupancy.
8. The existing building on the eastern portion of the property shall be used only for storage of
items related to the approved special uses on the property. No storage from any offsite uses
may occur within the building.
Commissioner Kasprak asked if there was an engineering review on the proposed paved parking
area. Mr. Sterrett stated that there has been an initial review but that no new impervious surfaces
were being added from what is already there and that an additional review will occur as part of the
permitting.
Mohamed Anis Ghaniwala of CMI Auto was sworn in. This will be their second facility. They have
an existing one in Chicago. Acting Chairperson Hale asked if there were any comments or questions
from the Commission for the petitioner. There were none. Acting Chairperson Hale asked if there
were any comments from the public. There were none. Commissioner Devitt asked about additional
information concerning landscaping on the property. Acting Chairperson Hale asked about possible
contamination. Mr. Sterrett stated this would not be done through the City but through the IEPA.
Commissioner Henkin stated contamination and potential remediation would be the responsibility
of the petitioner when they purchased the property. With no additional comments or discussion
Commissioner Devitt made a motion, seconded by Commissioner Henkin to close the public
hearing. With a voice vote of all ayes, the motion carried. The public hearing was closed after all
testimony was received from the petitioner and all interested persons in the audience.
11. Review of Case PC 18-22, Special Use Permits and Variances
With no further discussion by the Commission, Commissioner Henkin made a motion, seconded by
Commissioner Devitt, to recommend approval of the proposed Special Use Permits and Variances
for CMI Auto with staff's recommended conditions. With a voice vote of all ayes, the motion
carried. Mr. Sterrett stated this petition will be placed on the April 8, 2019 Development Committee
agenda.
12. Public Hearing Case PC 19-06, Variances
Commissioner Faught made a motion, seconded by Commissioner Henkin, to open the public
hearing. With a voice vote of all ayes the motion carried.
Mr. Sterrett stated that Scannell Properties is seeking the following variances to construct a 250,000
square foot speculative cross-dock warehouse facility at 555 Innovation Drive in the DuPage
Business Center:
1. To allow loading areas between the proposed building and Innovation Drive and to allow
loading areas between the proposed building and Roosevelt Road.
Plan Commission/Zoning Board of Appeals
April 2, 2019
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2. To allow loading areas to be closer to the Innovation Drive right-of-way than the south
facade of the proposed building and to be closer to the Roosevelt Road right-of-way than the
north facade of the proposed building.
3. To allow a five (5) foot pavement setback along the west lot line in lieu of the minimum
required fifteen (15) foot setback required for to accommodate an access drive.
Mr. Sterrett stated the variance requests for the loading docks as presented meet the standards for a
variance in the Zoning Code provided certain conditions are met. Staff is of the opinion that the
variance request for the reduced side yard setback for the access drive on the west lot line does not
meet the standards required for approval of a variance in the Zoning Code.
Staff recommends the Plan Commission/Zoning Board of Appeals pass a motion recommending
approval of the proposed Special Use Permits and Variances with the following conditions:
1. The subject property shall be used in substantial conformance with the Plat of Survey
prepared by Steinbrecher Land Surveyors, Inc. dated July 12, 2018, including the hand
drawn parking layout improvements and septic field location.
2. All vehicles to be sold or repaired, or that are in the process of being sold or repaired, shall
be parked and stored inside the fenced storage area.
3. All business related vehicles (i.e. tow trucks, vehicle transports, etc.) shall be parked within
the fenced storage area.
4. All employee parking shall be located within the fenced storage area.
Slats shall be added to the existing chain-link fence to decrease the visibility of the storage
area.
6. No vehicles shall be parked within the Roosevelt Road right-of-way.
7. All gravel surfaces shall be removed or paved prior to the issuance of a final certificate of
occupancy.
8. The existing building on the eastern portion of the property shall be used only for storage of
items related to the approved special uses on the property. No storage from any offsite uses
may occur within the building.
Amanda Henry of Scannell Properties was sworn in. Commissioner Banasiak asked about the sight
line exhibit illustrating the berm and if the elevation of Roosevelt Road shown is the high elevation
point or the low elevation. Mr. Sterrett stated it is the low elevation point at the eastern portion of
the property before Roosevelt Road begins to incline to the west. Commissioner Kasprak asked Ms.
Henry why the building was not shifted as asked by staff to eliminate the need for the side yard
setback variance. Ms. Henry stated this variance may no longer be needed and deferred to Phil
Luetkehans, attorney for the DuPage Airport Authority. Mr. Luetkehans stated that in the DuPage
Business Center, there are not lot lines like a typical subdivision, only parcel lines from assessment
plats, and therefore the lot line creating the non-compliant setback would not exist. Mr. Luetkehans
also stated that the proposed size of the building is the smallest the building can be to make it cross
docked. Acting Chairperson Hale asked if there were any other questions from the Commission.
There were none. Acting Chairperson Hale asked if there was any public comment. Hearing none,
Plan Commission/Zoning Board of Appeals
April 2, 2019
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Commissioner Faught made a motion, seconded by Commissioner Devitt, to close the public
hearing. With a voice vote of all ayes, the motion carried.
13. Review of Case PC 19-06, Variances
The consensus from the Commission was to not take action on the variance request regarding the
setback because the variance had been withdrawn in accordance with Section 10.5 of the Zoning
Code. With no further discussion by the Commission, Commissioner Faught made a motion,
seconded by Commissioner Devitt, to recommend approval of the remaining variance requests with
the conditions recommended by staff. With a voice vote of all ayes, the motion carried. Mr. Sterrett
stated this petition will be placed on the April 8, 2019 Development Committee agenda.
14. Other Commission Business
None.
15. Previous Petitions and General Development Update
Mr. Sterrett stated that there will be no meeting on April 16, 2019.
16. Adjournment
Commissioner Devitt made a motion, seconded by Commissioner Henkin, to adjourn the meeting.
With a voice vote of all ayes, the motion carried. The Plan Commission, at 8:09 p.m., was
adjourned.
Submitted by: John Sterrett, City Planner
Plan Commission/Zoning Board of Appeals
April 2, 2019
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