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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: a
Special Use Permit and Lot Consolidation, 1817 Black-
hawk Drive FILE NUMBER:
COMMITTEE AGENDA DATE: Apr. 8, 2019
Ordinance No. 19-O-0015 COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
Nicoleangela Building LLC, d/b/a Rai Concrete, requests a Special Use Permit and Lot Consolidation
for its business located at 1827 Blackhawk Drive. The Special Use would allow ancillary outdoor stor-
age on an adjacent lot in accord with Section 11.2-4(T) of the Zoning Ordinance. The Lot Consolida-
tion falls under the Subdivision Regulations Code and would turn the two lots into one, making it con-
sistent with the requirement found in Section 6.10 of the Zoning Ordinance.
Rai Concrete was granted a Special Use Permit in 1998 to allow a contractor's office and outside
storage at 1827 Blackhawk Drive, and it was subsequently developed along those lines. In 2018, the
City became aware that Rai Concrete was using a neighboring property (currently addressed as 1817
Blackhawk Drive) for the storage of vehicles and materials related to its business, as well. A code en-
forcement action was initiated, prompting the owner to begin the new Special Use application pro-
cess. The activity on the neighboring lot also necessitates the lot combination with the property at
1827 Blackhawk Drive.
In considering the action, several conditions are included with the recommendation for approval:
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.
3. 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, 2018.
4. 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 be-
tween the shade trees or grouped in an appropriate manner as determined by the applicant's
landscape architect.
5. 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.
6. The petitioner shall apply for a Site Development Permit within sixty (60) of City Council ap-
proval 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

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01-21-301-020 or code enforcement action will be undertaken.
7. 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.
The property is zoned M, Manufacturing, as are all its neighboring properties. The Comprehensive
Plan shows the area as Industrial.
No Plat of Consolidation was received in advance of preparation of this report, so the Lot Consolida-
tion will be handled at a later date.
The Plan Commission/Zoning Board of Appeals members considered Special Use Findings of Fact
and voted 5-0 in support of both the Special Use Permit, handled by the attached Ordinance, and the
Lot Consolidation, to be handled at a later date. The Ordinance approval includes the conditions.
ATTACHMENTS:
Draft Ordinance
ACTION PROPOSED:
Consideration of Special Use Permit and Lot Consolidation for 1817 Blackhawk Drive.
COMMITTEE RECOMMENDATION:

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ORDINANCE NO. 19-0-0015
AN ORDINANCE GRANTING A
SPECIAL USE PERMIT FOR ANCILLARY OUTDOOR STORAGE AT
1827 BLACKHAWK DRIVE
WHEREAS, on or about August 17, 2018, Nicoleangela Building LLC, d/b/a/ Rai Concrete
Inc. (the “APPLICANT”), filed an application for a special use permit to establish ancillary outdoor
storage to a special use at the property legally described on Exhibit “A” attached hereto and
incorporated herein (the “SUBJECT REALTY”); and,
WHEREAS, a Notice of Public Hearing on said special use application was published in the
Daily Herald on March 18, 2019, as required by the ordinances of the City of West Chicago and the
statutes of the State of Illinois; and,
WHEREAS, a Public Hearing was conducted by the Plan Commission/Zoning Board of
Appeals of the City of West Chicago, commencing on April 2, 2019, pursuant to said Notice; and,
WHEREAS, at the Public Hearing, the APPLICANT provided testimony in support of its
application, and all interested parties had an opportunity to be heard; and,
WHEREAS, the corporate authorities of the City of West Chicago have received the
recommendation of the Plan Commission/Zoning Board of Appeals which contains specific
findings of fact, pursuant to Recommendation No. 2019-RC-0007, a copy of which is attached
hereto as Exhibit “B” which is, by this reference, incorporated herein.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of West Chicago,
Du Page County, Illinois, in regular session assembled, as follows:
Section 1. That a special uses permit in conformance with Section 11.2-4(T) of the Zoning
Ordinance is hereby granted for the SUBJECT REALTY, to establish ancillary outdoor storage to a
special use.
Section 2. That the special use permit is hereby granted subject to compliance 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.
3. 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, 2018.
4. 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.

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5. 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.
6. 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.
7. 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.
Section 3. That all ordinances and resolutions, or parts thereof, in conflict with the
provisions of this Ordinance are, to the extent of such conflict, hereby repealed.
Section 4. That this Ordinance shall be in full force and effect from and after its passage,
approval and publication in pamphlet form as provided by law.
PASSED this__ day of April, 2019
Alderman J. Beifuss ee Alderman L. Chassee —_—:
Alderman J. Sheahan a Alderman H. Brown _
Alderman A. Hallett _ Alderman M. Ferguson —
Alderman M. Birch-Ferguson_____ Alderman S. Dimas a
Alderman C. Swiatek — Alderman M. Garling —
Alderman R. Stout _ Alderman J. Short _
Alderman N. Ligino-Kubinski_ Alderman B. Gagliardi a
APPROVED as to form:
City Attorney
ADOPTED this day of April, 2019.
Ruben Pineda, Mayor
ATTEST:

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NancyM.Smith,City Clerk
PUBLISHED:

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EXHIBIT “A”
Lots 2 & 3 in Batavia Land Co. Plat of Resubdivision of Lot 10 in West Chicago Industrial
Center Unit No. 4, being a Resubdivision of part of the East Half of the Southeast Quarter of
Section 3, Township 40 North, Range 9 East of the Third Principal Meridian, according to the
plat thereof recorded November 17, 1997 as Document R97-76426, in DuPage County II.
P.I.N.s: 01-32-301-019 and 01-32-301-020

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EXHIBIT “B”
RECOMMENDATION NO. 2019-RC-0007
TO: Honorable Mayor and City Council
SUBJECT: PC 18-12
Special Use Permit and Lot Consolidation
Rai Concrete
1827 Blackhawk Drive
DATE: April 2, 2019
DECISION: The Plan Commission/Zoning Board of Appeals unanimously (5-0 vote)
recommended approval of a Special Use Permit for ancillary outdoor storage
associated with the existing permitted contractor’s office at 1827 Blackhawk
Drive and to consolidate two parcels, 01-32-301-020 and 01-32-301-019, into one
lot.
RECOMMENDATION:
After holding a public hearing and after review of the requested special use permit and lot
consolidation, the Plan Commission/Zoning Board of Appeals recommended approval of the lot
consolidation and recommended approval of the special use permit according to the following
findings of fact:
(1) Is necessary for the public convenience at that location or, the case of existing noncon-
forming uses, a special use permit will make the use more compatible with its
surroundings:
(This standard should be interpreted as indicating whether or not the proposed use is good
for the public at that particular physical location, and not whether the use itself is needed
there).
The proposed outside storage expansion is best suited for an industrial area. The subject
property is located within one of the City’s industrial areas and is compatible with the
surrounding industrial and manufacturing uses.
(2) Is so designed, located and proposed to be operated that the public health, safety and
welfare will be protected:
The proposed use of the subject property should not adversely impact the public health,
safety and welfare of the community. The adjacent parcel is developed as an outside
storage yard and this is an expansion of that use. The proposed outdoor storage will be
screened and located on a hard surface.

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(3) Will not cause substantial injury to the value of other property in the neighborhood in
which it is located:
The proposed outside storage yard should not cause substantial injury to the value of other
property in the neighborhood in which it is located. The proposed use is best suited for a
industrial area and the subject property is located within one of the City’s industrial areas
and is compatible with the surrounding industrial uses.
(4) The proposed special use is designated by this code as a listed special use in the zoning
district in which the property in question is located:
The proposed outside storage/parking areas ancillary to the existing contractor’s office is
listed as a special use under Section 11.2-4(T) of the Zoning Code.
The Plan Commission/Zoning Board of Appeals recommended approval of the special use
permit subject to the following conditions of approval:
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.
Respectfully submitted, .
Steve Hale
Acting Chairman

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VOTE:
For Against Abstain Absent
Devitt Dettman
Hale Laimins
Kasprak
Faught
Henkin

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EXHIBIT "C"
Scole 1"=20'
LI Lyte : 15° LANDSCAPE
: [om xs [scr lb PARKING REQUIREMENTS
Existing Building Area ~ 4,000 sf
Office Area ~ 325 sf
PROPOSED 8 HIGH Warchowe Area ~ 3.475 sf
MINYL FENCE is
=r Parking Reqd
(SEE DETAIL) Office Area = 4 Spaces per 1.000 sf
- & = 4 * (525/100) = 2.1 Spaces
Warehouse Area: 1 Space per 1,000 sf
= 1 * (3475/1000) = 3.475 Spaces
1
Total Parking Required = 2.1 + 3.475 = 5.575 Spaces = 6 Spaces
| EXSTING 8° HGH
WNL FENCE
LEGEND
i & PROPOSED EXISTING
“CURB & GUTTER
aa CONCRETE
=
= !
z| | & ! oe |
Q = PROPERTY UNE —_ --——
e wa) 1 Pee esoentT
' OVER 4° COMPACTED STONE
B LANDSCAPE SETBACK ee me
2 ‘ SITE NOTES
ALL DUENSIONS ARE BACK OF CURB UNLESS OTHERWISE NOTED.
ALL CURE RADI ARE BACK OF CURS UNLESS OIMERMSE NOTED.
CONTRACTOR TO VEREY DIVENSONS PRIOR TO STARTING WORK ANO NORFY ENGINEER IF ANY
DISCREPANCES ARE FOUND,
SDEWALK AROUND PERIMETER OF BULDING SHALL BE WALK/PAVEMENT UNLESS OTHERWSE SPEOFED OV
SOURACTOR MUL. BE RESPONSLE FOR REPAIRNG ALL DUSTING PAVEMENT DAUACED DURING
CONSTRUCI
‘SEE CETALS FOR BITUMINOUS AND CONCRETE PAVEMENT SECTIONS.
CONTRACTOR TO PROVIDE TEMPORARY TRAFFIC CONTROL MEASURES DURING CONSTRUCTION OF DxTRANCE
OF ROW. IN ACCORDANCE W/ RUNOYS 0.0.1. RECUREMENTS.
ADA HANDICAP RAMPS SHALL BE INSTALLED AT ALL LOCATIONS CELINEATED ON PLANS AS WELL AS AT ALL
LOCATIONS WHERE SOEWALK ABUTS DRIVES OR ROADWAYS.
15° LANDSCAPE SETBACK
SBe @ Ne ® A ENE
E
rt
:
!
5
& IMPERVIOUS CALCULATIONS
Existing Impervious Area ~ 31,882 sf of 0.73 acres
Proposed Imperv 62,949 sfor_1.44 acres
Net Impervious Area Increase = 31,067 sfor 0.71 acres
20" LANDSCAPE
SETBACK
161.7"
BLACKHAWK DRIVE
WEST CHICAGO, ILUNOIS
ee SITE PARKING LOT ADDITION Craig R Knoche & Associates :ertmeen | aynpa
NEC BLACKHAWK DRIVE & HOWARD DRIVE Civil Engineers, P.C, hee ars cual C1. |
Ts Pa Sa = — PLAN WEST CHICAGO, ILLINOIS exc somsrat «Ger Leos + lel eain efertonduasezs | spor aurea
RAL CONCRETE, INC,

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EXHIBIT "D"
'=20°
Scale 1”:
Toe : REAR YARD - 222 FT
: PONTS REQD = 222 * 5 = 1,110
1 ; Seog ee Le rr Perr:
| BOSTING 8’ HiGd a a . a Loital
VIL FENCE ne ns ee Coed ; eS Ef
_ of ea, : von
:
i
8 Dwar
a an Deciduous Tree Plonting
_— so
a4 ns
5
=
Q s " —
xe LANDSCAPE POINT TOTALS PER YARD
g FRONT YARD ~ PONTS REGO = 1,110
Fa FENCE LENGTH = 207 FT # 25 = S75 POMTS
BS TOTAL PONTS PROWOED = THI25 PONTS
‘SOE YARD ~ PORTS REQD = 735
ie) FENCE LENGTH = 147 FT #25 = 3625 PONTS
SHADE TREES = 4 TREES * 100 = 400 POTS
LL TOTAL PONTS PROVED = 7875 PONTS
REAR YARD — PONTS REOD = 1,110
FENCE LENGTH = 147 FT 25 = 3575 PONTS
TOTAL PONTS PROVOED = 1175 PONTS
Plont List
ey’ "ome sax_ owen mae con Mat nouns,
(4).3.0" ULM CS 8 ST le te ww, bee yee Sym Ter Momo a
OL 7 SF Ome mateo prenerey =
8 ie Vert” pectode Ore J
Bete
y Si ed — i
-- me 1 -- —— es fr 3¢ Rompe tums rent = Sova ope =
20° LANDSCAPE (6) 3.0” GTS
SETBACK a Comean are Lita
a
FRONT YARD — 222 FT.
POINTS REO = 222° 5 = 1,110
BLACKHAWK DRIVE
REVISTON S
LANDSCAPE PARKING LOT ADDITION Craig R. Knoche & Associates :ortoemen|l"" spss
————— PLAN NEC BLACKHAWK DRIVE & HOWARD DRIVE Civil Engineers, P.C, atten lass cual C4. |
Bie aOR Saran TEEEIOT WEST CHICAGO, ILLINOIS 2426 Set Sut» Ger koa + hora) tsi afer od tsinrs | a6 orl err na
WEST CHICAGO, ILLINOIS
RAI CONCRETE, INC,