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WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
Approved May 11, 2020
MINUTES
DEVELOPMENT COMMITTEE
March 9, 2020 7:00 P.M.
1. Call to Order, Roll Call, and Establishment of a Quorum.
Alderman Birch Ferguson called the meeting to order at 7:00 P.M.
Roll call found Aldermen James Beifuss, Melissa Birch Ferguson, Michael Ferguson,
Matt Garling, John Jakabscin, and Jayme Sheahan present.
Also in attendance was Community Development Director, Tom Dabareiner.
Alderman Birch Ferguson welcomed John Jakabscin as a new committee member of the
Development Committee.
Ze Approval of Minutes.
A. December 9, 2019.
Alderman Garling moved and Alderman Beifuss seconded a motion to approve
the minutes. Voting Aye: Aldermen Beifuss, Birch Ferguson, Ferguson,
Garling, and Sheahan. Voting Nay: 0. Voting to Abstain: Alderman Jakabscin.
3. Public Participation. None.
4, Items for Consent.
A. 1655 Powis — Lakeshore Recycling Systems proposes to amend their Preliminary
and Final PUDs to allow for construction of two additions and a new accessory
building, as well as expansion of an existing outside storage area. |
Alderman Garling requested that this item be pulled for discussion.
Tom Dabareiner provided a staff update. The amendments requested would allow for
Development Committee Minutes
March 9, 2020
475 Main Street | T (630) 293-2200 | Ruben Pineda
West Chicago, Mlinois F (630) 293-3028 mayor
yww.westchica Nancy M. Smith Michael L. Guttman
60185 www.westchicago.org fancy M.° fichael L. Guttman
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two new additions and expansion of their current outdoor storage area. The Plan
Commission/Zoning Board of Appeals (PC/ZBA) voted unanimously to approve this
Item at their most recent meeting. Alderman Garling asked what the new buildings
would be used for, and Mr. Dabareiner replied it is an expansion of their current use of
handling construction debris. Alderman Garling asked about the required modifications
to be made to the stormwater management in light of an increase in hard surfaces, and
Mr. Dabareiner replied that while he did not have the details available to share in that
moment, they meet code. Alderman Garling asked how they could learn more about
the required modifications and Mr. Dabareiner assured him that staff has reviewed the
plans and determined they meet code. Alderman Garling asked if the code was changed
to require the bird deterrent wire, and Mr. Dabareiner stated that it was a request from
the Airport Authority because the property is located at the end of a runway. Alderman
Garling then asked for more information regarding the impact on the surrounding area.
Mr. Dabareiner responded that he is not aware of any real impact other than an increase
in the number of trucks, but no other impact outside of the existing use there. Alderman
Garling stated he found it difficult to not have more closure on the questions raised.
K.J. Loerop of Lakeshore Recycling was recognized to address the members. He stated
that because of the increased impervious area, they worked with DuPage County on
their stormwater management and everything was approved by them and provided to
the City.
Alderman Beifuss asked for clarification on the number of buildings, and Mr.
Dabareiner replied that there are two new buildings and an expansion of their outdoor
storage area. Alderman Beifuss asked about the purpose of the fractions building, and
Mr. Loerop answered that this building will enclose the area where they separate out
materials by size. Alderman Beifuss asked what type of materials are fractions, and Mr.
Loerop replied that it varies but can include rock, glass, sawdust, concrete, etc.
Alderman Beifuss asked about the portable toilet building, and Mr. Loerop stated it
would also be used for the maintenance of all of their trucks. Alderman Beifuss then
asked about the purpose of the transfer building and if it is being expanded. Mr. Loerop
replied that they will continue with construction demolition debris there and that it is
an expansion. Alderman Beifuss asked if they intend to use the building for anything
other than construction debris in the future. Mr. Loerop stated that at this point, they
are only permitted to accept construction debris, or Clean Construction and Demolition
Debris (CCDD). Alderman Beifuss also asked about the building with a reduced
setback from 15 feet to 9 feet, and Mr. Loerop said the proposed building would be one
continuous building, which would be used for construction debris transfer and would
be enclosed.
Alderman Birch Ferguson stated that it was important the DuPage Airport Authority
signed off on the bird wire because this area is under one of their runways, and in light
of that, she stated she would be in favor of moving this forward.
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Alderman Sheahan moved and Alderman Jakabscin seconded a motion to
approve Item for Consent 4.A. Voting Aye: Aldermen Birch Ferguson,
Ferguson, Jakabscin and Sheahan. Voting Nay: Aldermen Beifuss and Garling.
Voting to Abstain: 0.
B. Zoning Ordinance Text Amendment — This is a City-initiated amendment to
Section 7.13 to clarify that the staining of brick and stone is prohibited on all
commercial buildings.
Alderman Beifuss asked that this item be pulled for questions.
Mr. Dabareiner provided the update stating the intention of the text amendment is to clarify
the City’s intent to prohibit the painting and staining of brick and stone buildings. PC/ZBA
approved this item unanimously at their last meeting.
Alderman Beifuss asked if this applies only to commercial buildings and not anything
residential, and Mr. Dabareiner replied affirmatively.
Alderman Ferguson asked if this is from this point forward, and Mr. Dabareiner replied that
it would not affect any buildings retroactively.
Alderman Garling moved and Alderman Beifuss seconded a motion to approve
Item for Consent 4.B. Voting Aye: Aldermen Beifuss, Birch Ferguson,
Ferguson, Garling, Jakabscin and Sheahan. Voting Nay: 0. Voting to Abstain: 0.
5. Items for Discussion.
A. 1800 Joliet Street — Umiya Mataji Santha Chicago Midwest proposes to amend
their Preliminary and Final PUDs to accommodate construction of a 67,000 square
foot, two-story place of worship. A Plat of Consolidation is also under consideration.
Tom Dabareiner updated the members on this Item. The petitioner is seeking an amendment
to a PUD to allow construction of a two-story worship facility and added parking. A Plat of
Consolidation is also needed. The work would be completed in four phases. The first phase
does not require zoning approval. The second phase would add 192 parking spaces along with
a new full access drive onto Joliet Street. In addition, the required stormwater detention basin
would be constructed at this time. The third phase would include the construction of the 67,000
square foot worship facility. The fourth phase involves removing the existing building and
parking lot and then adding 114 parking stalls. Staff raised two concerns with regards to traffic
and parking. The traffic concerns, however, have been resolved as the petitioners agreed to the
traffic-related enhancements recommended by staff. The outstanding issue is parking. They
require a large deviation (80%) from the City’s parking requirement. Only 306 parking stalls
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are proposed when a 67,000 square foot facility would require 1,500 parking stalls. A building
of this size could accommodate 3,000 people. Current attendance at their existing place of
worship is 300 persons, which requires 133 parking spaces. PC/ZBA voted unanimously in
favor of the large parking deviation and traffic enhancements. Staff recommends continued
consideration of this project so that additional discussions can be held with the petitioner about
the size of the building and parking requirement.
Alderman Beifuss asked if there were any issues with the Plat of Consolidation, and Mr.
Dabareiner confirmed there were not. Discussion ensued among them about such topics as the
history of the property as a place of worship, traffic control enhancements, and the remaining
concern over parking and in particular, if land-banking parking is feasible. Mr. Dabareiner
explained that at best, only 50 additional parking spaces could be created by land banking.
Alderman Beifuss stated that they always want to work with churches and petitioners to find
workable solutions.
A representative for the applicant, Rich Garrard, was recognized to speak to the Committee.
He explained the parking requirement vis-a-vis the worship practices at the temple, whereby
never more than half of the building would be utilized at the same time. The current building
is 9,150 square feet with 42 parking spots. If that same ratio were applied to the proposed
67,000 square foot building, the parking spots would equal 307. Their proposed plan currently
provides for 306 parking spaces. He pointed out a similar temple in the area where a parking
study was conducted, and for the 41,000 square foot building with maximum attendees of 400,
there are 177 parking spaces. There is a house on the property they agreed to land-bank for
parking. Several times a year, they have special events, where they can have as many as 3,000
attendees. When that happens, they have arranged for parking at other parking lots in the City
and provided shuttle buses. Mr. Garrard concluded they do not need additional parking for an
event they have only a few times per year.
Mr. Dabareiner pointed out that parking challenges would result if a new user ever wanted to
use the facility for the full capacity of 3,000 people. While he understands their needs and logic,
it only applies to their situation. Staff recommends that they increase their parking capacity and
reduce the building size. Future special event parking in lots around the City cannot be
guaranteed, as circumstances change.
Mr. Garrard stated then there would be no way to have a temple like this, as there is no way to
provide for enough onsite parking for their special events. He maintained that no area temples
provide enough parking for their special events. This property has a Special Use as a church
and that use cannot be changed.
Alderman Garling said they need to consider potential future uses if the property were to
change hands again. He also has concerns about the traffic pattern on Joliet as it is a very busy
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street and traffic can back up all the way to Rte. 59. He is not convinced the traffic solution
proposed is sufficient.
Alderman Beifuss stated that he would like to see a way to make it work, but it seems like a
“heavy lift” with respect to the City’s code. He expressed wanting the applicant to continue to
work with staff. He asked about the land-bank potential of the adjacent property with the house
on it. Mr. Dabareiner said there would not be that many more additional spaces. If the parking
is maximized and the building size brought down, it could result in a less significant deviation
of say, 50%. What they are currently proposing has an 80% deviation. He pointed out that he
has seen other properties change use, and the parking would max out very quickly for another
use such as a nightclub or a banquet facility. Mr. Garrard remarked that it is a Special Use, and
so it can only be a church. Mr. Dabareiner replied that while a Special Use was granted for a
church, it does not mean it can only ever be a church.
Alderman Beifuss asked about the zoning, stating that if it is residential, it could never become
a nightclub and would have to be a residential use. He stated he would be in favor of having
staff continue working with the applicant to find a solution. Aldermen Garling and Sheahan
agreed. Alderman Birch Ferguson stated they appreciate the traffic enhancements, but they
have concerns about the parking deviation. She agrees to have staff continue working with the
applicant.
B. 2575 Enterprise Circle — Greco DeRosa is building two speculative
distribution/warehouse buildings totaling nearly 600,000 square feet. Approval
is required for the Final Development Plan for the first building of 295,640
square feet at 2575 Enterprise Circle.
Tom Dabareiner stated the applicant is requesting final approval to allow for construction
of a distribution building and related site improvements. This is the first phase of a two-
phase effort. The first building will be 295,640 square feet and is designed to host up to
four tenants, which may include divisions of Greco and Sons. The DuPage Airport
Authority (DAA) Board is considering this plan at their March 18 meeting. City Council
will then consider the matter at their April 6" meeting. Staff acknowledges that the
proposed developments comply with all controlling documents and they are recommending
approval. No variances or deviations are required.
Alderman Beifuss moved and Alderman Sheahan seconded a motion to
approve Item for Discussion 5.B. Voting Aye: Aldermen Beifuss, Birch
Ferguson, Ferguson, Garling, Jakabscin and Sheahan. Voting Nay: 0.
Voting to Abstain: 0.
6. Unfinished Business. None.
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7. New Business. None.
8. Reports from Staff.
Tom Dabareiner provided a status update with respect to the installation of new LED
lights at commercial locations. Starting in December, the inspectors started looking at
commercial buildings adjacent to residential areas to see if lighting has an impact. They
were allowed onto 17 properties, scattered throughout the City. Sixteen of those properties
passed in terms of their foot-candles at the property line. The one property that did not pass
was able to adjust the light shield to meet code. It was a valuable exercise, but they did not
find LED lights to be a problem. The foot-candles were at or below the level required by
code.
9. Adjournment.
Alderman Ferguson moved and Alderman Sheahan _ seconded the motion to
adjourn the Development Committee meeting at 7:37 P.M. The Committee
members unanimously agreed and the motion carried.
Respectfully submitted,
Jane Burke
Development Committee Minutes
March 9, 2020
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