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Ci1lft F
Y
WEST CHIC CAGO
WHERE HISTORY & PROGRESS MEET
DEVELOPMENT COMMITTEE
Monday, October 12, 2020
7:00 P.M. - Council Chambers
During the COVID-19 Pandemic, those wishing to attend public meetings of the Development
Committee are welcome to do so at City Hall. You may attend in person to listen to the audio of the
meeting, or via teleconference from home or another location on the Zoom app. Downloading Zoom
from zoom.us will provide the audio link to the meeting. Anyone wishing to provide comment on a
topic or an agenda item may address the Development Committee by 4:00 p.m. the day of the
meeting. You may do so either by an online form on the City’s website, email to
jburke@westchicago.org or voicemail message at (630) 293-2205 x141. Your comment to the
Development Committee will be read during the Public Participation portion of the agenda.
Meeting ID: 814 1634 1848
Password: 422271
AGENDA
1. Call to Order, Roll Call, and Establishment of a Quorum — Mayor Pineda has determined
that in-person meetings are not practical and prudent.
2. Approval of Minutes
A. September 14, 2020
3. Public Participation
4. Items for Consent
A. 1850 Roosevelt Road — The petitioner requests an extension to their Special Use Permit.
5. Items for Discussion
A. Draft Economic Development Plan — Staff drafted the City of West Chicago Economic
Development Plan. Discussion will occur about the first sections of the Plan up to page
19. Copies of the Draft Plan were distributed last month.
6. Unfinished Business
7. New Business
8. Reports from Staff
A. Mosaic Shopping Center TIF Disbursement — A copy of the lease was received but no
permits are ready to be issued.
9, Adjournment
475 Main Street | T (630) 293-2200 | Ruben Pineda
West Chicago, Illinois F (630) 293-3028 MAYOR
60185 www. westchicago.org Nancy M. Smith Michael L. Guttman
CITY CLERK CITY ADMINISTRATOR

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Draft
MINUTES
DEVELOPMENT COMMITTEE
September 14, 2020 7:00 P.M.
The Development Committee meeting of September 14, 2020 was held part remotely and partly
in person due to the Coronavirus pandemic. Mayor Pineda has determined that in-person
meetings are not practical and prudent.
1. Call to Order, Roll Call, and Establishment of a Quorum.
Alderman Stout called the meeting to order at 7:00 p.m.
All Aldermen in attendance were present remotely. Roll call found Aldermen Melissa
Birch Ferguson, Michael Ferguson, Matthew Garling (in person), Jayme Sheahan
and Rebecca Stout (in person) present. Alderman James Beifuss joined the meeting
remotely at 7:04 P.M.
Also in attendance was Community Development Director, Tom Dabareiner (in person).
2. Approval of Minutes.
A. July 13,2020.
Alderman Garling moved and Alderman Birch Ferguson seconded a motion to
approve the minutes. Voting Aye: Aldermen Birch Ferguson, Ferguson,
Garling, Sheahan and Stout. Voting Nay: 0.
3. Public Participation. None.
4, Items for Consent. None.
5. Items for Discussion
A. City Comprehensive Plan Contract Award — MUSE Community Design LLC is
recommended to prepare a comprehensive plan for the City of West Chicago. Of four consultants
submitting proposals, MUSE was deemed most responsive to the City’s needs.
Development Committee Minutes
September 14, 2020
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Tom Dabareiner provided a staff update. The City’s Comprehensive Plan is 25 years old and the
land use map is 14 years old. The typical timeframe for cities to update these types of Plans is
every 5 years. Updating is needed to ensure it is current with goals and trends. Besides being a
tool for planning, it provides legal protection when defending land use decisions. In addition,
some grant applications require Plans that are more recent as part of the qualification process.
The City received four proposals and Muse Community Design came out on top as they took the
time to learn about West Chicago. They have an experienced planner from Mexico who will
assist with the outreach and provide translation services. The Founding Principal, Courtney
Kashima, will serve as the project lead. Their project cost is not to exceed $123,160.00. The City
already had budgeted for this project over two years, but it will have to adjust its budget for next
year. The project will be completed by the end of 2021. He introduced Courtney Kashima, who
was attending the meeting virtually to answer any questions for the Members.
Alderman Beifuss recognized the need to update the Comprehensive Plan. He asked Mr.
Dabareiner about the expenditures for this year. Mr. Dabareiner replied they have $50 K budgeted
for this year and perhaps 25% of that would be used. Alderman Beifuss asked Ms. Kashima about
her firm’s philosophy with respect to preparing a Comprehensive Plan. Ms. Kashima introduced
herself and stated she has 20 years of experience in the field. Her firm’s approach is to create
documents that need to evolve in order to guide policies. They look to create Plans that are ready
to be put to work in performing analyzes and making recommendations. They are also a firm that
is inclusive, diverse by nature, and therefore interested in a process that is bilingual and bicultural.
Alderman Beifuss asked if her firm had looked at the City’s current map, and she replied they
had considered it. He also asked where they are based out of, and Ms. Kashima replied Chicago.
He asked whom they would look to talk to, and Ms. Kashima responded that they see this as an
opportunity to engage the community. They will design their activities relevant to everyday life,
conducted in both Spanish and in English and include both community partners and individuals
as well. Not knowing when people can come together again, she stated they are good with both
virtual and in-person tools and are ready to pivot to meet demands at any moment and still obtain
rich feedback.
Alderman Garling asked Mr. Dabareiner about the other finalist firm considered, and Mr.
Dabareiner replied they interviewed two firms. The other one was Teska Associates, who
although very capable, staff thought Muse Community Design was stellar in their interview.
Alderman Garling asked Ms. Kashima how Antero group would be involved. Ms. Kashima
replied that they are a comprehensive engineering and planning firm. They would be responsible
for anything related to engineering, like open spaces, and market analysis. They would
subcontract with them. Alderman Garling stated that with COVID going on and budget cuts for
next year, he is hesitant to embark on something like this where they would have to spend more
than budget for the next two years. He suggested putting off the project for a few months until
they have a better picture of what is happening in the COVID environment and from a budget
and planning perspective. He asked his fellow members to consider this.
Mr. Dabareiner replied there are grant applications that could bring additional revenue into the
community, but without a more recent Plan, they cannot meet the requirements. He also cautioned
about being sued with an outdated Comp Plan. Staff thinks it is important to start this process
now. It would not be much more than budgeted for this year. They run the risk of changing
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September 14, 2020
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contract amounts if the contract date slips. He mentioned he was a consulting planner for 10 years
and he has never seen a Comprehensive Plan this old.
Alderman Stout confirmed that staff is looking for recommendations from the members at this
time. Alderman Birch Ferguson stated that looking over the scope of their proposal, she is
impressed with the amount of planned engagement with their community. She then read aloud
many of those proposed engagements. She thinks they should move forward and start working
on it now as it will take until the end of next year to get this done.
Alderman Birch Ferguson moved and Alderman Sheahan seconded a motion to
approve Item for Discussion 5.A. Voting Aye: Aldermen Beifuss, Birch
Ferguson, Ferguson, Sheahan and Stout. Voting Nay: Alderman Garling.
B. Mosaic Shopping Center TIF Disbursement — The owner seeks Tax Increment Financing
reimbursement for a portion of their costs for repaving and other repairs to the parking lot.
Tom Dabareiner informed that members that the owners of Mosaic Crossing have entered into a
10-year lease agreement with Planet Fitness, who would occupy the former Hobby Lobby space.
As part of the lease negotiations, the tenant obtained a promise that improvements to the parking
area and aisles located in front of the space would be made. He then described the scope of the
parking lot repairs, stating the repairs were already completed at the cost of over $200 K. The
City’s approved budget for this TIF District is $100 K. This budget did not earmark specific
improvements, but TIF funds are generally used to update property or buildings rather than
perform routine maintenance. The parking lot was allowed to deteriorate over time. The owners
were invited to attend tonight’s meeting, but they have not done so. Staff is recommending
covering 20% of the total cost, or just over $58 K. This leaves additional TIF funds for potential
use in upgrading Mosaic Crossing for other possible tenants. Staff also recommends adding two
conditions: 1) proof of a lease with Planet Fitness and 2) upon approval of the first associated
building permit for Planet Fitness.
Alderman Garling asked Mr. Dabareiner for clarification if the owner came to the City for funds
after the improvements were made in order to gain a lease. Mr. Dabareiner replied that the owner
knew TIF funds were available and he wanted all of them. However, staff believes to do so would
be rewarding an owner who should have been done a better job with the parking lot upkeep. In
addition, the parking lot work already completed represents only a small portion and there is still
much work to be done. He added that the parking lot repairs were made because Planet Fitness
asked him to do so. Alderman Garling stated that his opinion is that the owner should have come
to the City ahead of time to ask for funding before making the repairs. He would rather not
approve any TIF funds and save them for plans made in advance and not retroactively.
Alderman Beifuss stated Alderman Garling raises an interesting question. His initial
understanding is that the funding was to be provided upon completion. In actuality, it would be
rewarded once the requirements are met. He asked Mr. Dabareiner to review the conditions for
the members, which Mr. Dabareiner did. Alderman Beifuss stated that because the asphalt work
has already been done, it puts it in a different light. He then asked Mr. Dabareiner what would
have happened if the property owner had asked for the funding prior to starting the work, and
assuming the two conditions were met. Mr. Dabareiner replied that the request would still have
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September 14, 2020
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needed to go through this process, but they would have tried to settle on some amount that
rewards a new tenant coming.
Alderman Beifuss moved and Alderman Garling seconded a motion to table
Item for Discussion 5.B. until the conditions recommended by
staff are met. Voting Aye: Aldermen Beifuss, Birch Ferguson,
Ferguson, Garling, Sheahan and Stout. Voting Nay: 0.
C. Draft Economic Development Plan — Staff drafted the City of West Chicago Economic
Development Plan, which will be distributed and introduced only. Discussion will occur at
future meetings.
Tom Dabareiner provided an overview of this Item. The first Action Item of the City’s Strategic
Plan requires that a 5-year economic strategy be drafted and adopted. The Economic
Development Plan is very data-heavy and technical by nature. Staff wishes to introduce the Plan
tonight and then hold discussions next month. The Plan was drafted prior to COVID-19 and there
no recent models on how pandemics affect economic development. However, staff will continue
to monitor this and bring it to light when and if it does. Then Mr. Dabareiner provided a quick
overview of the Plan. It includes sections on residential, manufacturing, and retail aspects. As for
residential, little land remains in West Chicago for development. In terms of demographics, the
City continues to experience some population growth and has a younger population. This is in
contrast to the State, which is losing population and has an aging population. Residential
development is an important component to any economic development plan and the City plans to
bring as many as 1,000 new residences to the downtown area. He then touched on manufacturing,
noting that it is a key strength in West Chicago. It provides 25% of the jobs for West Chicago
residents, whereas only 11% in DuPage County. They would hope to have policies in place to
embrace and support manufacturing in the next five years. As for retail, it is challenge for many
communities nation-wide because of online purchasing. COVID has only increased online
purchases. West Chicago has been able to experience a modest increase in sales tax revenue since
the Great Recession, but only up until this year. Much of the City’s retail building stock is dated
and functionally obsolete. There are policies that could be considered to address those difficulties.
Mr. Dabareiner continued that once the information has been gathered, there are points of decision
making that follow. The first isa SWOT analysis (Strengths- Weaknesses-Opportunities-Threats).
Staff performed this analysis, but they additionally want the Development Committee’s input.
The second point is the ultimate outcome, which is to create a set of tasks to meet the City’s
economic development goals. An example of one such task is to create an economic development
task force or committee. Staff has provided some suggestions of other tasks to be created, but
they look for the Committee’s input before sending the Plan to City Council for final approval.
This document, once completed, would be turned over to Muse Community Design for their use.
Alderman Garling thanked Mr. Dabareiner and his team for putting this together. One of the most
important components is the creation of the Economic Development Task Force. He commented
that the idea of reaching out to community members from specific sectors such as manufacturing,
real estate, etc. should be one of the first steps to take. It does not cost much and it would broaden
everyone’s horizons. He asked about the timeline and whether the five-year plan would be dated
2020 or 2021. Mr. Dabareiner said it is a good suggestion to make it 2021.
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September 14, 2020
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Alderman Stout asked the members to review the document for next month’s meeting when they
will discuss it further.
6. Unfinished Business. None.
7. New Business. None.
8. Reports from Staff.
Tom Dabareiner reported that Amazon is open and Frank’s Automotive was granted
occupancy. There is quite a bit going on as DuPage Business Center continues to close on
land, and the projects are keeping staff busy.
9. Adjournment.
Alderman Birch Ferguson moved and Alderman Garling seconded the motion
to adjourn the Development Committee meeting at 7:48 p.m. Voting Aye:
Aldermen Beifuss, Birch Ferguson, Ferguson, Garling, Sheahan and Stout.
Voting Nay: 0.
Respectfully submitted,
Jane Burke
Development Committee Minutes
September 14, 2020
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: +A.
Proposed Extension to Approved Special Use Permits
1850 W Roosevelt Road — AAHH2, LLC FILE NUMBER:
COMMITTEE AGENDA DATE: Oct. 12, 2020
Ordinance No. 20-O0-0022 COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE,
ITEM SUMMARY:
On April 15, 2019 the City Council approved Ordinance No. 19-O-0012 which granted three (3) special use permits
for the property located at 1850 West Roosevelt Road in the M Manufacturing District. The petitioner, AAHH2,
LLC, received approval to operate an internet based motor vehicle sales facility, a motor vehicle care center, and a
motor vehicle repair shop. The petitioner has yet to begin operations on the property and has spent the last
eighteen (18) months working towards finalizing permit plans to perform the required improvements on the
property. The ordinance approving the special uses did not establish a deadline for when the property must
become operational. In cases such as this, the Zoning Code stipulates that the permit shall expire one (1) year
from the date of approval, per Section 5.5-8. The special uses approved for the property have thus expired.
The petitioner has a desire to continue moving forward with improving the site to establish the three (3) special
uses originally granted and has provided a written request to staff for an extension. Section 5.5-8 of the Zoning
Code provides the City Council the ability to grant extensions to expired special uses. There are no specific
requirements as to when a request shall be made in relation to the expiration date of the special use. The
petitioner has requested one (1) additional year to perform the necessary improvements on the property and begin
operations. Although the petitioner received approval in April of 2019, they have indicated they spent much of 2019
working with their engineer to address remaining issues with the permit plans. This process came to a halt early in
2020 with the onset of the Covid-19 pandemic, according to the petitioner.
Staff recommends that the approval for the special use permits be extended until May 1, 2021 to allow enough
time at the beginning of the 2021 construction season to initiate and complete the work. Because a permit has not
been issued yet for this work, this extension will also give the petitioner additional time through the winter months
to work through any remaining items prior to the issuance of the permit before construction season begins in 2021.
ACTIONS PROPOSED:
Approve the proposed extension to the approved special use permits.
COMMITTEE RECOMMENDATION:
Pe: Ord. 20-O-0022

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ORDINANCE NO. 20-0-0022
AN ORDINANCE GRANTING AN EXTENSION
TO SPECIAL USE PERMITS FOR AN INTERNET BASED
MOTOR VEHICLE FACILITY, A MOTOR VEHICLE CARE CENTER,
AND A MOTOR VEHICLE REPAIR SHOP
1850 WEST ROOSEVELT ROAD
WHEREAS, on or about April 15, 2019, AAHH2 LLC (the “APPLICANT”), was granted
approval for an internet based motor vehicle sales facility, a motor vehicle care center, and a motor
vehicle repair shop with respect to the property legally described in Exhibit “A” attached hereto and
incorporated herein (the “SUBJECT REALTY”), pursuant to Ordinance 19-O-0012; and,
WHEREAS, the approved special uses have not yet become operational on the property; and
WHEREAS, Section 5.5-8 of the Zoning Code states that special use permits shall expire in
one (1) year if they do not become operational within this timeframe; and
WHEREAS, Section 5.5-8 of the Zoning Code further states that an extension may be granted
with approval of the City Council; and
WHEREAS, on or about September 23, 2020 the APPLICANT filed a request for an
extension of the approved special use permits; and
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of West
Chicago, Du Page County, Illinois, in regular session assembled, as follows:
Section 1. There is hereby granted an extension to the approved special use permits for the
SUBJECT REALTY granted by Ordinance 19-O-0012 until May 1, 2021, at which time the special
use permits shall expire if they do not become operational.
Section 2. That all conditions contained in Section 2 of Ordinance 19-O-0012 shall remain
in full force and effect.
Section 3. That all other ordinances and resolutions, or parts thereof, to the extent not
expressly modified by the terms and conditions of this Ordinance shall remain in full force and
effect as therein provided.
Section 4. That this Ordinance shall be in full force and effect from and after its passage,
approval and publication in pamphlet form as provided by law.
Ordinance 20-O0-0022
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PASSED this day of
, 2020.
Alderman J. Beifuss
Alderman J. Sheahan
Alderman A. Hallett
Alderman Birch Ferguson
Alderman C. Swiatek
Alderman R. Stout
Alderman N. Ligino-Kubinski
Alderman L. Chassee
Alderman H. Brown
Alderman Ferguson
Alderman S. Dimas
Alderman M. Garling
Alderman J. Short
Alderman J. Jakabcsin
, 2020.
APPROVED as to form:
City Attorney
APPROVED this day of
Mayor Ruben Pineda
ATTEST:
City Clerk Nancy M. Smith
PUBLISHED:
Ordinance 20-O0-0022
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