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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: lo. A.
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: Sept. 9, 2019
COUNCIL AGENDA DATE: October 7, 2019
Ordinance No. 19-O-0028
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE ej AS
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
At the September 16, 2019 City Council meeting, staff was asked to explore the potential for the ap-
plicant to add parking spaces to the west side of the building to help reduce the parking deficit identi-
fied below in this Item Summary. Upon examination, there is insufficient width to allow for both parallel
parking and a fire lane. Staff remains concerned about having insufficient parking and encouraged the
applicant to find shared parking arrangements with nearby businesses, should the PUD Amendment
be approved.
+++
At the August 12, 2019 Development Committee meeting, members tabled this item to allow Staff to
meet with the petitioner to gain a firmer understanding of what is being proposed because the hours
of operation had changed from their original proposal, along with the tenant make-up for the property.
During that meeting, Staff learned the following:
e The banquet facility location has changed within the shopping center. It now would occupy
Units 6 and 7, a slightly smaller combination than Units 5 and 6, which was the location first
proposed. The net change in parking demand is a decrease of one space.
e The desired hours of operation have increased. Instead of weekend evenings from 6pm to
midnight, the petitioner seeks 5pm to midnight Monday through Friday and 10am to midnight
on Saturday and Sunday.
e Anew tenant, State Farm Insurance, has signed a lease for Unit 5. Its operating hours are an-
ticipated to be 9am to 5pm, Monday through Friday.
e The two other tenants have the following operating hours: Pampered Pup, a dog groomer, (Unit
8), 9am to 5pm, Monday through Friday, and 9am to 3pm on Saturday; ChanceLight, a behav-
ioral health, therapy and educational use, (Units 1-4), 8am to 2:30pm, Monday through Friday.
As stated in the original Staff Report, while the current mix of tenants and their operating hours pose
little concern with the addition of a banquet facility, the tenant mix and operating hours could change,
presenting challenges for parking. Effectively, the proposed banquet hall hours constrains the poten-
tial for expanded hours for the Pampered Pup and other tenants. Also, should the ChanceLight lease
end, for example, and a restaurant show interest in just two of their four units, the evening parkin

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availability could become quickly exhausted. 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
parking stalls intended to benefit other businesses in the same shopping center.
The text of the original Staff Report follows, however the recommendation is modified somewhat.
Should the Development Committee wish to recommend approval of the Final PUD amendment re-
quest to allow shared parking, Staff recommends adding a condition to limit the banquet hall hours to
5pm to midnight Monday through Friday and 10am to midnight on Saturday and Sunday. Staff will
draft an ordinance based on the Committee’s recommendation.
+++
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-
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.

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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:
At their meeting held September 9, 2018, Development Committee members voted three (3) in favor
of and two (2) opposed to the attached Ordinance which includes the following amendments:
e aparking deviation of seven (7) spaces
e operating hour restrictions on the banquet facility of 5pm to midnight, Monday through Friday,
and 10am to midnight, Saturday and Sunday
The concerns centered on whether there would be sufficient parking in the future. The failure to earn
a minimum of four (4) votes from Development Committee members means a supermajority of the
City Council is needed to pass the Ordinance.
Pc: Ordinance No. 19-O-0028