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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: Ds
Amendment to the Final PUD at 191 West North Ave-
nue to allow two or more uses to share required parking | FILE NUMBER:
within the Shoppes of West Chicago to accommodate a
proposed banquet facility COMMITTEE AGENDA DATE: Aug. 12, 2019
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE AS
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
The Shoppes of West Chicago (“Shoppes”) is a 12,093 square foot mixed-use commercial building
located on 1.5 acres on the north side of North Avenue, west of Neltnor. The Shoppes received its
PUD approval in 2005, was designed with eight suites of various sizes, and currently contains two
tenants. The petitioner seeks to amend the Final PUD for the Shoppes to allow for shared parking
within the development to accommodate a proposed banquet facility.
Two factors come into play when considering shared parking: (1) the number of available stalls, and
(2) the timing of the use of those stalls. Where parking demand exceeds supply, drivers begin to park
illegally or unsafely by using driveway aisles or neighboring parking lots, in addition to using the park-
ing stalls intended to benefit other businesses in the same shopping center.
Regarding the number of parking stalls, the Shoppes offers 58 total stalls. With the addition of a ban-
quet facility, total demand reaches 66 parking stalls, assuming the Shoppes is fully occupied. This is
because banquet facilities have a higher parking demand than do typical shopping centers. The net
result is a parking deficit of 8 stalls.
The timing of the use of parking stalls is another factor. The petitioner indicates they will hold ban-
quets on weekend evenings only, outside the operating hours of the existing tenants. Consequently,
the banquet facility, which requires 29 spaces, may operate without causing parking issues. However,
future tenant hours cannot be predicted, especially at full occupancy, and future peak parking de-
mand times could present significant conflicts.
The Plan Commission/ZBA reviewed the proposed amendment at its meeting held August 6, 2019
and members failed to generate a recommendation by their vote of 3-1, as four votes in favor or
against would be needed. Of those voting in favor, while there was agreement on the potential prob-
lems associated with a lack of adequate parking, the consensus was it was better to have the space
leased.
Staff believes the potential problems associated with allowing the banquet facility outweigh any short-
term benefits. The essence of planning, which relies on zoning as its primary enforcement tool, is to
avoid future problems by acting wisely today. Staff therefore opposes allowing the shared parking ar-

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rangement with the banquet facility.
The failure to obtain a minimum of four votes means a supermajority of the City Council will be re-
quired for an approval. Should the Council wish to support the banquet facility's request for shared
parking, Staff requests that a condition to any approval be added to limit the banquet hall’s operating
hours to weekend evenings only from 6:00PM to midnight, as had been indicated by the petitioner.
ACTION PROPOSED:
Because there is no official recommendation that came out of Plan Commission/ZBA, a draft ordi-
nance will be prepared for City Council based on the discussion from Development Committee.
COMMITTEE RECOMMENDATION:
Pc: Recommendation No. 2019-RC-0014

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RECOMMENDATION NO. 2019-RC-0014
EXHIBIT
Honorable Mayor and City Council
“B ”
Final PUD Amendment to reduce the required number of parking stalls from
sixty-six (66) to fifty-eight (58) which will allow eight (8) parking stalls to be
shared between two (2) or more users of the development in order to allow a
proposed banquet facility to operate in the development.
With a vote of three (3) “yes” and one (1) “no”, the Plan Commission/Zoning Board of
Appeals’ motion to recommend approval of the request failed because a majority of the
commissioners currently holding office did not vote in the affirmative.
TO:
SUBJECT: PC 19-17
DATE: August 6, 2019
DECISION:
RECOMMENDATION:
After holding a public hearing and after review of the requested amendment to the Final PUD Plan of the
Shoppes of West Chicago, the Plan Commission/Zoning Board of Appeals’ motion to recommend
approval of the request failed because a majority of the commissioners currently holding office did not
vote in the affirmative.
Respectfully submitted,
Barbara Laimins
Chairperson
For
Devitt
Kasprak
Laimins
Ordinance 19-O-0028
Page 4 of 4
Against
Dettman
VOTE:
Abstain
Absent
Hale
Faught
Henkin