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Clty C
WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
Approved October 1, 2019
MINUTES
PLAN COMMISSION/ZONING BOARD OF APPEALS
AUGUST 6, 2019 7:00 P.M.
1. Call to Order, Roll Call and Establishment of a Quorum
Chairperson Laimins called the meeting to order at 7:00 p.m. Roll call found commissioners
Laimins, Dettman, Kasprak, Devitt and ex-officio member Jakabcsin present. Commissioners
Faught, Hale, and Henkin and ex-officio member Banasiak were excused. A quorum was
established.
Also in attendance was City Planner John Sterrett.
2. Pledge of Allegiance
Chairperson Laimins led everyone in the Pledge of Allegiance.
3. Chairman’s Comments
Chairperson Laimins had no comments.
4. Approval of Meeting Minutes
Commissioner Kasprak made a motion, seconded by Commissioner Dettman, to approve the draft
meeting minutes of the July 2, 2019 Plan Commission meeting. With a voice vote of three ayes,
zero no, and one abstention, the motion carried.
5. Public Hearing Case PC 19-17, Final PUD Amendment
Commissioner Dettman made a motion, seconded by Commissioner Devitt, to open the public
hearing. With a voice vote of all ayes the motion carried.
Mr. Sterrett stated that Yolanda Vasquez is requesting approval of an amendment to the Final PUD
for the Shoppes of West Chicago at 191 North Avenue. The property is located in the B-2 General
Business District on the north side of North Avenue just west of Neltnor Boulevard. The
amendment is being requested to allow a proposed banquet facility within the development to share
the required parking facilities with other users within the development to accommodate the parking
requirement for the banquet facility. The proposed banquet facility will create a parking deficiency
of 8 parking stalls by requiring 29 of the existing 58 parking stalls in the shopping center.
The Shoppes of West Chicago is a 12,093 square foot mixed-use commercial building with 8 suites.
Developed as a general commercial building, the site requires 4 parking stalls per 1,000 square feet,
475 Main Street | T (630) 293-2200 Ruben Pineda
‘ — MAYOR
West Chicago, Illinois F (630) 293-3028
wwiwestchics Nancy M. Smith Michael L. Guttman
60185 www.westchicago.org | CITY CLERK CITY ADMINISTRATOR

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or in this case based on the square footage 49 stalls — a 9 stall surplus. The development currently
has 2 tenants including Chance Light Education and The Pampered Pup.
The petitioner is proposing to occupy two suites, totaling of 2,895 square feet, for the banquet
facility and would operate Monday through Friday 9:00 a.m. to 5:00 p.m. for office management
and Saturday and Sunday from 6:00 p.m. to midnight for events. A banquet facility is a permitted
use in the B-2 District but the use has more stringent parking requirements than general commercial
uses. This requirement is 10 parking stalls per 1,000 square feet of floor area. With a square footage
of 2,895 square feet, the proposed banquet facility would require a total of 29 parking stalls.
If the remainder of the building outside of the space to be used by the banquet facility were fully
occupied with general commercial uses, the remainder of the building would require 37 parking
stalls to serve those general commercial users. That amount, plus the 29 required stalls for the
banquet facility, would put the total amount of required parking stalls at 66. With only 58 parking
stalls on the site, the site would be deficient by 8 stalls.
The 2 existing tenants do currently operate at different times than when the banquet facility is
proposing to operate. Staff does have concerns that these hours could change or that additional
tenants could occupy the building that have hours similar to the banquet facility, which may result
in a parking issue on the site if multiple businesses, including the banquet facility are operating at
the same time. Because of these concerns, staff cannot recommend approval of the proposed
amendment.
Yolanda Vasquez was sworn in. Ms. Vasquez stated that the existing business will operate at
different times than her business. She stated that the banquet facility will operate from 6:00pm to
midnight on Saturdays and Sundays. The Commission discussed other alternative parking options
such as off-site parking. Mr. Sterrett stated that nearby parking facilities would not be within the
minimum distance required by code. There was concern from the Commission that the business
could expand operations beyond what is currently proposed for hours but acknowledged the
shopping center has struggled to find tenants.
Commissioner Dettman 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.
6. Review of Case PC 19-17, Final PUD Amendment
The Commission discussed other potential options, such as no parking signs and addition additional
parking. Mr. Sterrett stated that “No Parking” signs for specific businesses would not be
enforceable and a parking problem would still exist. The Commission also discussed the possibility
of placing hours of restriction on the proposed banquet facility. This option, however, was not
supported by the Commission.
With no further discussion by the Commission, Commissioner Dettman made a motion, seconded
by Commissioner Devitt, to recommend approval of the proposed amendment to the Final Planned
Unit Development for Lot 5 the Franciscan Way Shoppes of West Chicago to allow to allow two (2)
or more uses to share required parking facilities within the development to accommodate a
proposed banquet facility.

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With a roll call vote of three (3) ayes and one (1) no, the motion failed without having a majority of
the Plan Commission. Mr. Sterrett stated this petition will be placed on the August 12, 2019
Development Committee agenda for discussion.
7. Public Hearing Case PC 19-13, Special Use Permit Amendment and Lot Consolidation
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 Alex Carbonara of DuPage Cremations is requesting approval of an
amendment to a Special Use for the DuPage Cremations facility at 951 West Washington Street as
well as a lot consolidation. The property is located in the M Manufacturing District on the north
side of the street between Town Road and Fenton Lane.
The amendment is being requested to allow a proposed 9,149 square foot addition to the existing
3,893 square foot crematorium building. The proposed addition will be located on the east side of
the building predominately on an adjacent vacant tract of land east of the existing building. The
petitioner is proposing to install 71 parking stalls to serve the addition and will consolidate the
parcel containing the existing facility with the east vacant parcel. The proposed addition will match
the existing building with the same style and materials. The petitioner is proposing installing
landscaping within both the front and rear required landscape yards as well as landscaping along the
east property line. Foundation landscaping and the required landscape parking islands will also be
addressed.
Both Public Works and the City’s Civil Engineer have reviewed the preliminary engineering plans
for development of the site. All preliminary engineering comments, including stormwater, have
been addressed by City staff. Stormwater management for the site will be served by the existing
regional detention facility to the north of the property.
Staff recommends the Plan Commission pass a motion recommending approval of the proposed
amendment to the Special Use Permit and Lot Consolidation with the condition that the site is
developed in substantial compliance with the submitted plans.
Alex Carbonara of DuPage Cremations was sworn in. Mr. Carbonara explained that they have
begun to outgrow their area for services and need additional floor space to accommodate the
services and parking.
Commissioner Dettman 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.
8. Review of Case PC 19-13, Special Use Permit Amendment and Lot Consolidation
With no further discussion by the Commission, Commissioner Kasprak made a motion, seconded
by Commissioner Devitt, to recommend approval of the proposed amendment to the Special Permit
and Lot Consolidation with staff's recommended conditions. With a roll call vote of four (4) aye
and zero (0) no, the motion carried.
Plan Commission/Zoning Board of Appeals
August 6, 2019
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Mr. Sterrett stated this petition will be placed on the August 12, 2019 Development Committee
agenda.
9. Other Commission Business
None.
10. Previous Petitions and General Development Update
None.
11. Adjournment
Commissioner Dettman made a motion, seconded by Commissioner Devitt, to adjourn the meeting.
With a voice vote of all ayes, the motion carried. The Plan Commission, at 8:02 p.m., was
adjourned.
Submitted by: John Sterrett, City Planner
Plan Commission/Zoning Board of Appeals
August 6, 2019
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