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CilTy CA
WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
Approved September 9, 2019
MINUTES
DEVELOPMENT COMMITTEE
August 12, 2019, 7:00 P.M.
1. Call to Order, Roll Call, and Establishment of a Quorum.
Alderman Stout called the meeting to order at 7:00 P.M.
Roll call found Aldermen James Beifuss, Michael Ferguson, Bonnie Gagliardi, Matt
Garling, Jayme Sheahan and Rebecca Stout present.
Also in attendance was Community Development Director, Tom Dabareiner.
2. Approval of Minutes.
A. July 8, 2019.
Alderman Ferguson moved and Alderman Gagliardi seconded a motion to approve
the minutes. Voting Aye: Aldermen Beifuss, Ferguson, Gagliardi, Sheahan and
Stout. Voting Nay: 0. Voting to Abstain: Alderman Garling.
3. Public Participation. None.
4, Items for Consent.
A. 951 West Washington Street — Amendment to the Special Use Permit to
accommodate construction of a 9,146 square foot addition to the existing 3,893
square foot crematorium facility.
Alderman Garling requested this item be pulled for discussion. Tom Dabareiner informed
the members that the applicant is seeking an amendment to their existing Special Use
Permit and lot consolidation in order to expand their building and parking lot. Plan
Commission/Zoning Board of Appeals (PC/ZBA) recommended both items unanimously
at their August meeting.
Development Committee Minutes
August 12, 2019
Page 1 of 7 475 Main Street
West Chicago, Illinois
60185
T (630) 293-2200 Ruben Pineda
F (630) 293-3028 mes
www.westchicago.org Nancy M. Smith Michael L. Guttman
~ ~ CITY CLERK CITY ADMINISTRATOR

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Alderman Garling explained he pulled the item as he had concerns about tripling the size
of the facility this close to a residential area. Mr. Dabareiner agreed there is nearby
residential, but there will be a buffer between the two areas, as this is where Frank’s
Automotive will be relocating to. Alderman Stout pointed out that there are several other
businesses between the two and that the proposed expansion is purely to provide
additional area for people to attend services and to park. She noted that for a business
expanding in West Chicago, this is what needs to happen. Alderman Garling stated it was
unclear from the write-up as to exactly what they hope to expand, and asked if they could
hear from the applicant.
Alex Carbonara, owner of DuPage Cremations, Ltd., addressed the members. He noted
their existing crematorium is sufficient for their needs, but they are doing more and more
services and want to be able to accommodate the families that attend them. Specifically,
they want to add a four-car garage, a coffee area, and a large chapel.
Alderman Garling moved and Alderman Sheahan seconded a motion to approve
this Item for Consent. Voting Aye: Aldermen Beifuss, Ferguson, Gagliardi, Garling,
Sheahan and Stout. Voting Nay: 0.
5. Items for Discussion.
A. 191 West North Avenue — Amendment to the Final PUD for the Shoppes of West
Chicago to allow the sharing of parking within the development to accommodate a
proposed banquet facility.
Tom Dabareiner informed the members about this item. The Shoppes of West Chicago is
a mixed-use commercial building on the north side of North Avenue, west of Neltnor. It
has a total of 8 suites, and currently there are two tenants. The petitioner seeks to amend
the Final PUD to allow for shared parking within the development for a proposed banquet
facility. There are two factors to consider about shared parking—one is the number of
stalls and the other is the timing for the use of those stalls. If demand exceeds supply,
then drivers tend to park illegally or unsafely. The net result of parking stalls for this area
is a deficit of 8 stalls. The petitioner has indicated the banquets would be held on
weekend evenings only, and while it may not present a problem for the time being, there
is the potential conflict in the future if all suites were occupied. The PC/ZBA voted 3 to 1
in favor, but because 4 votes in favor were needed, a final recommendation was not
approved. Staff, however, believes the potential problems of allowing a banquet facility
outweigh any short-term benefits. The essence of planning is to avoid future problems by
acting wisely today. A supermajority at the City Council level would be needed for this to
move forward.
Alderman Beifuss pointed out that any amendment made to the PUD would go into
perpetuity, and Mr. Dabareiner agreed. Alderman Garling asked if the shared parking
would be with other businesses at that center, and Mr. Dabareiner confirmed that. The
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demand for parking of a banquet facility would exceed the number of spaces currently
available by 8 spaces. Alderman Gagliardi asked about the proposed size of the facility,
and Mr. Dabareiner replied it would occupy two of the suites at this center.
The owner of The Shoppes of West Chicago, Mr. Amit Garg, spoke to the Committee.
He explained the types of tenants currently occupying two of the suites. One is an
educational facility that buses students to and from during the school year. The other is a
dog-grooming facility that operates from 9 AM to 5 PM Monday through Friday. The
banquet facility owner intends to operate on Friday and Saturday evenings only. This
would leave only 3 vacant suites. He added, however, that they happen to be in
negotiation with State Farm about opening an office in one of those suites. That business
would only have two total employees. He does not view an issue with shared parking at
all. The banquet facility is an interesting idea, and the applicant seems to have strong ties
to the community.
Alderman Beifuss asked for clarification on the hours of the proposed business, and the
applicant, Ms. Yolanda Vazquez, replied it would be from 5 PM to midnight on the
weekends. She mentioned there has also been recent interest from community members
to use the banquet facility during the week as well. As the business owner, she envisions
working there during the day doing office work. The suites they wish to occupy total
2800 square feet, but they will be adding restrooms, a kitchen, and an office. Once that
buildout is complete, the square footage of the overall banquet area would be reduced,
which would decrease the number of parking stalls they would be required to have. She
stated the maximum capacity would be 230 people.
Alderman Gagliardi expressed concern that the parking requirement of 58 stalls as it
seems too low given the maximum capacity. Alderman Garling asked if 230 was the
maximum per fire code, and Ms. Vazquez confirmed that it was. He added they would
not be at full capacity every time they have a banquet. Mr. Garg added that the school
hardly uses any of the parking spaces, and the majority of their students are bused in. He
doesn’t foresee any parking problems.
Alderman Beifuss asked if the request for the PUD could have a restriction with regards
to the hours of operation. Mr. Dabareiner replied that staff was recommending a limit of
the operating hours to weekend evenings. Staff's concern is that the hours may be
expanded to daytime hours during the week once the business has more reservations. He
stated they were relatively comfortable with the weekend evening hours, but if it were 5
PM on Fridays, that start time could overlap with the existing businesses at the center.
When the center was built, it provided for an adequate ratio of parking stalls based on
studies, and they even went above and beyond by having 9 more stalls. The banquet
facility parking demand, however, would exceed even that number. Staffs concern is that
the demand would place unnecessary constraints on the other tenants, and could result in
guests parking where they are not allowed to, such as in neighboring lots.
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Alderman Garling asked if the kitchen and office buildout would change the parking
requirements. Mr. Dabareiner replied it would not, as the requirement already accounts
for these facilities within a banquet hall. Alderman Gagliardi stated that weddings may
have limos, buses or trolleys dropping off at a banquet facility, and she asked if there
were any such area for this type of drop off at this location. Mr. Dabareiner stated there is
no oversize parking there.
Alderman Beifuss asked if a requirement were added to limit the banquet facility’s hours,
what would happen if code enforcement found out the hours were being exceeded. Mr.
Dabareiner stated it could result in a Notice of Ordinance Violation, and a possible
citation with fines up to $750 per day per offense. Alderman Garling asked if there is any
other place nearby where other parking could be added, but Mr. Dabareiner stated there is
not.
Alderman Ferguson asked if the number of parking stalls is based on the footprint of the
building or on the usable area within the building itself? Mr. Dabareiner replied the
overall footprint of the building is what the studies have used to calculate parking
demand.
Alderman Stout pointed out that any amendment to the PUD would be in place in
perpetuity, and this is something that could be an issue for future businesses. She stated it
is something they need to also look out for.
Alderman Beifuss remarked that they generally like to find a way to work with applicants
to achieve what they are looking for, but this is a tough one. Operation rules would need
to be added to the PUD, but while those rules would relate to the business and not to the
property, they would remain in effect even after the business left. Furthermore, if the
business wanted to change their business model, they would be back to amend again. Mr.
Dabareiner added it would be like setting them up to fail, for if they are successful, there
is no room for them to expand.
Yolanda Vazquez added there are two doors in the back for deliveries, and this is also
where limos could drop off guests.
Alderman Garling pointed out there is only a difference of 8 stalls, and asked if they
should not just go ahead and approve it. Alderman Stout asked if they would limit the
operating hours, and Alderman Garling stated he would prefer not to limit a new
business, but he wanted to hear from his fellow members. Mr. Garg, indicated that their
newest tenant is looking at a potential 12-year lease, and the other tenant is a long-term
and is federally funded. Neither tenant uses much parking.
Alderman Beifuss asked if a vacancy lapse in tenancy would change a PUD amendment,
and Mr. Dabareiner responded it would not. Mr. Dabareiner stressed that it is the issue of
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the shared parking more than the banquet facility use. A shared parking arrangement
would remain part of the PUD.
Alderman Sheahan agreed with Alderman Garling as it is only a difference of 8 spots,
and she believes it will not be a problem. She does not want to limit their hours as she
does like the idea of weekday hours for private events.
Alderman Beifuss indicated that he is inclined to grant an amendment, but he would limit
the hours as this would eliminate much of the conflict with the other businesses’ hours of
operation. He also asked if the PUD would revert back if this business leaves and another
type of business occupies the space. Mr. Dabareiner responded that the shared parking
agreement would still be part of the PUD, and it would not revert back without changing
the language. If need be, the owner would have the right to change the language back
again.
Alderman Garling asked if weekday use could limit the number of parking slots, so as to
eliminate the need for shared parking from 9 to 5, while weekend use would use shared
parking. Mr. Dabareiner replied he has not seen that type of ordinance. Staff has only
considered the variables for a business operating on the weekend evenings; weekday use
was not previously discussed. Alderman Garling suggested staff take another look.
Alderman Sheahan asked about the number of dogs at the business. Mr. Garg responded
that it is a new business, and it is difficult to say. He added that rideshare services, such
as Uber or Lyft, are becoming more prevalent in the suburbs. It is possible a lot of people
would utilize these services to attend parties, which would further decrease the need for
parking.
Ms. Vazquez indicated that they do not intend to host events during the daytime hours
during the week. They foresee having events starting at 5 PM on the weekdays. She
mentioned the types of businesses there, and how most tenants will have left for the day
by that time. She stated that while it was not part of their original plan, she has since
learned that there is demand for small, weekday evening events.
Alderman Gagliardi stated that if they are going to be at full capacity then there is not
enough parking. They will end up having to encroach on parking spots from their
neighbors. She stated she likes the concept, and she thinks it is a great spot. However, she
has concerns about the parking.
Alderman Beifuss recommended this be sent back to staff to take a look at limiting the
hours of operation, and how this could be handled through an amendment to the PUD. A
discussion ensued between Alderman Beifuss, Alderman Garling and Mr. Dabareiner
about the aspects for staff to consider. It was noted this location has struggled to find
tenants, and so the Aldermen want to remain open to looking at this idea. Alderman
Gagliardi stated she does not want to see their hours of operation limited. Some events,
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such as baby showers, are typically held during the day. Alderman Garling suggested
staff look at a PUD limitation on the hours and/or days that be appropriate both for the
business and from the City’s perspective. Alderman Beifuss agreed.
Alderman Stout stated that with the amount of questions and reservations expressed, she
said it would be the best to have the applicant meet with staff again to decide the best
course of action. Staff would then bring the item back for discussion at their next
meeting. Alderman Stout asked the applicant to provide a business model of their
proposed hours.
6. Unfinished Business. None.
7. New Business. None.
8. Reports from Staff.
Mr. Dabareiner indicated the City is reviewing the three proposals received in response to
the RFP for the Central Main Street Redevelopment project. Staff plans to interview all
three applicants the week of August 26", 2019, and they will present updates to the
Committee as soon as possible.
Mr. Dabareiner also reported that Forming America has paved the remaining area of their
lot. However, they did not obtain a permit and will be ticketed as a result. He also
indicated that they have not changed out the area previously paved with the unapproved
material. This will be pursued via code enforcement.
Alderman Beifuss asked about the status of the Asian restaurant planned for the
downtown and what type of restaurant is going in at the former Dominick’s on Main St.
Mr. Dabareiner replied there is no new information regarding the Asian restaurant, and
the Main Street restaurant will be a juice bar. The owner of this new restaurant was in
attendance and she was recognized to speak.
Mercedes Arroyo addressed the members. She talked about her and her husband’s plans
to open a natural juice bar, which also offers some healthy food options. She described
the many problems with construction they have encountered since they purchased the
building. They had planned to open a restaurant initially, but given the many unplanned
expenses they experienced during the initial remodeling phase of the building, they
decided to sell it instead. Later, however, they changed their minds and decided to open a
juice bar. She then mentioned that problems remain as the roof also leaks and there are
other construction and financial obstacles they need to overcome. As they continue to
complete the remodeling, they are asking the City to provide assistance to help offset the
costs incurred. Mr. Dabareiner asked if they had thought about applying for the
retail/restaurant grant. Ms. Arroyo replied they thought it would not apply as this is not
going to be a full service restaurant. Alderman Garling asked if the retail/restaurant grant
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would cover this type of business, and Mr. Dabareiner stated that it would. He provided
Ms. Arroyo with staffs contact information so that she can inquire about the
retail/restaurant grant.
9. Adjournment.
Alderman Ferguson moved and Alderman Beifuss seconded the motion to adjourn
the Development Committee meeting at 7:55 P.M. The Committee members
unanimously agreed and the motion carried.
Respectfully submitted,
Jane Burke
Development Committee Minutes
August 12, 2019
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