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ClTY OF
WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
DEVELOPMENT COMMITTEE
Monday, December 14, 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: 823 0505 9333
Passcode: 909217
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.
2s Approval of Minutes
A. November 9, 2020
3. Public Participation
4. Items for Consent
A. Zoning Text Amendment — The amendment would provide a definition for the use of
“Private Garage Vehicle Condominiums” and would add this use to the B-2 General
Business District as a Special Use.
B. Special Use Permit Amendment — Frank’s Automotive seeks an amendment to their
recently approved Special Use to replace the approved wood screening fence with an
already installed chain link fence.
5. Items for Discussion
A. 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. Previously, Committee Members sought evidence of a lease for a new tenant
and the issuance of a building permit prior to consideration and both have occurred.
B. Draft Economic Development Plan — Staff drafted the City of West Chicago Economic
Development Plan. Discussion will occur on the TASKS section. Staff distributed copies
of the Draft Plan in September.
475 Main Street
West Chicago, Illinois
60185
Ruben Pineda
MAYOR
Nancy M. Smith Michael L. Guttman
CITY CLERK CITY ADMINISTRATOR
T (630) 293-2200
F (630) 293-3028
www.westchicago.org

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6.
Unfinished Business
7.
New Business
8.
Reports from Staff
9.
Adjournment

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Draft
MINUTES
DEVELOPMENT COMMITTEE
November 9, 2020 7:00 P.M.
The Development Committee meeting of November 9, 2020 was held part remotely and partly
in person due to the Coronavirus pandemic.
1.
Call to Order, Roll Call, and Establishment of a Quorum.
Alderman Stout called the meeting to order at 7:00 p.m. and announced that Mayor
Pineda has determined that in-person meetings are not practical and prudent.
All Aldermen in attendance were present remotely unless indicated otherwise. Roll call
found Aldermen James Beifuss, Melissa Birch Ferguson, Michael Ferguson, John
Jakabscin, Jayme Sheahan and Rebecca Stout (in person) present.
Also in attendance was Community Development Director, Tom Dabareiner.
Approval of Minutes.
A. October 12, 2020.
Alderman Beifuss moved and Alderman Sheahan seconded a motion to approve
the minutes. Voting Aye: Aldermen Beifuss, Sheahan and Stout. Voting to
Abstain: Birch Ferguson, Ferguson and Jakabscin. Voting Nay: 0.
Public Participation. None.
Items for Consent.
A. Process for Re-establishing Nonconforming Uses — The City seeks to alter Section
8.9 of the Zoning Ordinance to eliminate the amortization period and define a
process for re-establishing formerly legal nonconforming uses under certain
conditions.
B. Final Development Plan — Greco DeRosa Investment Group seeks approval of its
Final Development Plan for 2575 Enterprise Circle in the DuPage Business Centers.
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November 10, 2020
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C. Renaissance Square PUD Extension — Central Development Corporation seeks an
extension to its Special Use for a PUD, originally approved by Ordinance 12-O-
0038.
Alderman Beifuss requested that Item 4. A. be pulled for discussion.
Alderman Beifuss moved, and Alderman Ferguson seconded the motion to
approve Items 4. B. and 4. C. Voting Aye: Aldermen Beifuss, Birch Ferguson,
Ferguson, Jakabscin, Sheahan and Stout. Voting Nay: 0.
Tom Dabareiner provided a staff update of Item 4.A. This proposed change resulted from
discussions about how to allow Cascade Drive-In Theater to reopen. Staff is proposing to
add a section to the Zoning Code to allow the resumption of a legal nonconforming use that
has been discontinued for a period of 12 consecutive months or longer. The current section
8.9 would be replaced with this Text Amendment. It would allow 36 months to get the
nonconforming use restarted, assuming certain conditions are met. These conditions are laid
out in the draft Ordinance. The current allotment of 12 months to reestablish a use has been
found to be an insufficient period to get a property back in use. Mr. Dabareiner provided a
couple of other recent examples of properties in the same situation. At their November 4,
2020, the Plan Commission/Zoning Board of Appeals (PC/ZBA) voted unanimously in
favor (5 to 0) of recommending the Text Amendment.
Alderman Beifuss stated that this seems like a reasonable approach in that it gives more
flexibility in some instances. It is also important that certain conditions be imposed. He
talked about general instances he recalled where some industrial-type uses were found
spotted within residential areas. This created friction with the residents due to things such
as noise or dust. Therefore, it is useful to have some ways to control the new uses coming
in after a special use has ended. He asked how staff arrived at the decision of granting a 36-
month period. Mr. Dabareiner replied that nothing can really get done in less than 18 to 24
months. The 36 months is designed to provide a bit more cushion. In the case of Cascade,
they are already exceeding 24 months. Alderman Ferguson asked what would happen if they
exceed the 36 months. Mr. Dabareiner replied that if everything is in motion, granting an
additional month is not a problem.
Alderman Birch Ferguson remarked that she agrees with Alderman Beifuss. The criteria are
reasonable and to be expected. She is looking forward to having this benefit other businesses
within their community.
Alderman Jakabscin moved and Alderman Beifuss seconded the motion to
approve Items 4.. Voting Aye: Aldermen Beifuss, Birch Ferguson, Ferguson,
Jakabscin, Sheahan and Stout. Voting Nay: 0.
Items for Discussion
mn
Development Committee Minutes
November 10, 2020
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A. Draft Economic Development Plan — Staff drafted the City of West Chicago
Economic Development Plan. Discussion will occur about the SWOT section.
Copies of the Draft Plan were distributed in September.
Tom Dabareiner provided this staff update. Last month they covered many statistics to help
understand the economic character of the community. Tonight, they would be covering the
Strengths-Weaknesses-Opportunities-Threats (SWOT) analysis. In terms of the City’s
strengths, West Chicago is an employment center. There are 16,000 employees in the
community, most of whom are not residents. The City has excellent access to the region by
air, highways, or train. We also have a robust and mature manufacturing base, which is
something to build on, along with warehousing and transportation. Mr. Dabareiner stated
that we have affordable housing for a wide range of incomes, a proactive City Council, a
quality park system, inexpensive land costs and some tax incentive programs. Alderman
Beifuss asked about a question raised at last month’s discussion, which was ascertaining in
which sectors West Chicago residents are employed outside of the City. Mr. Dabareiner
replied that the Census has some of this information, but it is 10 years old. He stated this is
something staff can investigate. Alderman Beifuss commented that they should focus on
their strengths when it comes to development. One of the things they have developed are
warehouses and logistics. Focusing on manufacturing is appropriate, as wages tend to be
higher than in the warehouse and logistics industries. He added that if a manufacturer has
its sales operations in the City, then retail sales tax can be collected rather than just property
tax. Mr. Dabareiner said this is a good point, and he mentioned that Amazon has plans to
offer pick up at their warehouse. This would have the potential for some sales tax benefit,
and it is important to keep this in mind for the future recruiting of manufacturing.
Weaknesses were discussed next. In terms of national and global weaknesses, trade wars
may impact growth and stability. At the state level, the financial condition and tax structure
are weaknesses. As for West Chicago, we have a lagging median income level compared
with the rest of DuPage County and an aging housing stock and lack of quality rentals.
Another weakness is retail spending leakage. We want to keep the retail spending in the
community. We do well in the Menard’s /Ace Hardware category. In terms of other types
of retail, there is a shift to online purchases. The Plan identified the need for additional
training, which may help to increase wages. There are programs available at some of the
technical colleges in the area that are willing to work with manufacturers to provide the
needed training. In addition, Mr. Dabareiner continued, there is outdated and poor-quality
retail space and a perception in the region that is not accurately reflective of how the
community really is. In addition, there are segments of some main corridors that lack appeal
such as Roosevelt Road and Neltnor. Finally, the low density of households in the
community is insufficient to support major retailers. Alderman Beifuss asked if staff was
able to find out what the rental rate is per square foot and whether the existing rentals include
single family homes or only apartments. Mr. Dabareiner answered that single-family homes
are included in the rental numbers and in terms of the square foot rental cost, they are below
average compared to other communities. However, the developers staff are meeting with
believe the square foot rental prices can be boosted with the addition of new buildings.
Alderman Beifuss commented that most of the people who live in West Chicago work
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November 10, 2020
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outside the community, and they need to retain the residents and attract new ones. They need
to enhance and maintain the quality of life. Green space is a plus, especially with people
working remotely now. He stated that quality of life is an economic development strategy.
Mr. Dabareiner agreed. The retail community, however, is still looking for rooftops.
Alderman Ferguson commented that he heard there is not much to do in the community. He
raised this as a point to consider in the future. Mr. Dabareiner acknowledged the point and
added that as more rooftops are gained, they can attract more entertainment and more retail,
and this would give people more to do.
In terms of opportunities, Mr. Dabareiner stated there has been a national trend called
reshoring to bring manufacturing back to the United States. This is something West Chicago
might be able to take advantage of. He gave an example of a local business that might bring
their manufacturing here. At the state level, there are programs to assist with worker
retraining. Where the local level is concerned, there are new housing and commercial
development opportunities downtown along with strong parks and recreation. Staff think it
is important to provide housing stock that will appeal to Millennials. In addition, there are
opportunities for additional commercial growth near Routes 59 and 64 and near Roosevelt
and Fabyan. This goes along with enhancing the appearance along certain corridors. In
addition, Mr. Dabareiner mentioned several other opportunities such as revitalizing the
downtown, reusing the former General Mills plant, emphasizing an artist community in the
downtown, looking at incubator spaces for retail and restaurants, and finally, attracting
suppliers and customers to the existing manufacturing here already.
The final topic presented by Mr. Dabareiner are threats. Nationally, he mentioned there are
several threats including trade wars, protectionism, low wages, overseas labor, and the
transition to a knowledge economy. In the State of Illinois, there are concerns about State
pension obligations, a budget deficit and a slow regulatory process. Here in West Chicago,
we need to worry about the brain drain, where young and talented workers leave the City
for other opportunities. They need to find employment and housing opportunities here to
prevent that from happening. Continued utilization of the former General Mills space is also
an area for concern. However, the current firm drafting the Comprehensive Plan has noted
this property and is looking into this. Alderman Beifuss asked about the threat of limited
options for diversifying a tax base. Mr. Dabareiner responded that while it is good to have
a strong manufacturing base, it is also good to have a diversified base in the event
manufacturing were to falter. Mr. Beifuss stated there are some clusters where West Chicago
does not have a representative base but suggested those may be opportunities. A lot of the
current tax base are the residents and the businesses, but he wondered if there is not an
opportunity for healthcare. Mr. Dabareiner said that the City is in need a range of healthcare
opportunities. This type of development will help them now and in the long run. The
presentation was concluded with Mr. Dabareiner mentioning the next discussion where they
plan to address Tasks. He asked the members for their input at next month’s meeting.
6. Unfinished Business. None.
7. New Business.
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8. Reports from Staff.
A. Mosaic Shopping Center TIF Disbursement — The report is the same as last
month’s in that a copy of the lease was received but no permits are ready to be
issued. They hope to issue the permit soon. The owners are anxious to be
reimbursed for a portion of the parking lot work done there.
He also mentioned that the Cascade Drive-In is seeking an exemption from the
water tie-in requirement. They have agreed to construct a lift station to handle the
sanitary, but as the water tie in is a long way away, it would be very expensive to
do. They may go straight to the next Council meeting to make this request.
Alderman Ferguson asked if there is a well onsite and Mr. Dabareiner said there is.
9. Adjournment.
Alderman Birch Ferguson moved, and Alderman Ferguson seconded the
motion to adjourn the Development Committee meeting at 8:05p.m. Voting
Aye: Aldermen Beifuss, Birch Ferguson, Ferguson, Jakabscin, Sheahan and
Stout. Voting Nay: 0.
Respectfully submitted,
Jane Burke
Development Committee Minutes
November 10, 2020
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: “4-4.
Zoning Code Text Amendment
Private Garage Vehicle Condominiums FILE NUMBER:
COMMITTEE AGENDA DATE: Dec. 14, 2020
Ordinance No. 20-00-0028
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP sionaTure 7 ———
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
Abundantia Investments, LLC, represented by Walter Lang, is proposing to develop the vacant 2.19-
acre tract of land at the northeast corner of Roosevelt Road and IL Route 59 with luxury car
condominiums. The petitioner intends to construct five (5) buildings containing a mix of one and two
car garages. The concept of these garages is to give a place for car enthusiasts a place to keep their
vehicles. The development is not intended to be used to rent out units for self-storage, which is
permitted only in the M Manufacturing District and only as a Special Use.
The property is located in the B-2 General Business District and the City’s B-2 District does not
contain a use category, Permitted or Special, which would allow the proposed development. The
petitioner is therefore seeking approval of a Zoning Text Amendment that would amend the text of the
Zoning Code to include the use of a “Private Garage Vehicle Condominium” as a Special Use in the
B-2 District. The petitioner sought feedback on the concept from the Development Committee in
November of 2019 and Aldermen were supportive of the proposal.
If the Zoning Text Amendment is approved by the City Council, the petitioner will proceed with a
public hearing at a later date to review the proposal for the Special Use Permit for the development
and operation of the site as a Private Garage Vehicle Condominium.
At its December 1, 2020 meeting, the Plan Commission/Zoning Board of Appeals (PC/ZBA)
conducted a public hearing to consider the proposed text amendment. Members voted unanimously
6-0) in favor of recommending the Text Amendment.
ACTION PROPOSED:
Consideration of the proposed Zoning Ordinance Text Amendment to Articles IV and X of the Zoning
Code to create and define the use of a “Private Garage Vehicle Condominium and include such use
as a Special Use in the B-2 General Business District.
COMMITTEE RECOMMENDATION:
Attachments:
Draft Ordinance
PC Report

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ORDINANCE NO. 20-0-0028
AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF
THE CITY OF WEST CHICAGO — APPENDIX A
ARTICLE IV AND ARTICLE X OF THE ZONING CODE RELATING TO
PRIVATE GARAGE VEHICLE CONDOMINIUMS
WHEREAS, on or about September 10, 2020, Walter Lang of Abundantia Investments,
LLC filed an application for an amendment to the text of the West Chicago Zoning Code to create
and define the use of a Private Garage Vehicle Condominium and to include such use as a
special use in the B-2 General Business District; and
WHEREAS, Article X of the West Chicago Zoning Code provides uses that are permitted
as special uses within the City’s Business Districts and Article IV of the West Chicago Zoning
Code defines these uses; and
WHEREAS, the use of a Private Garage Vehicle Condominium is not permitted, neither
by right nor by special use, nor defined within the West Chicago Zoning Code; and
WHEREAS, the use of a Private Garage Vehicle Condominium is an appropriate non-
retail establishment in the B-2 General Business District; and
WHEREAS, although the use of a Private Garage Vehicle Condominium is unique, it is
compatible with establishments typically found in the B-2 General Business District and similar
to other special uses in the B-2 General Business District; and
WHEREAS, the City Council believes it is in the best interest of the City to create, define,
and allow the use of a Private Garage Vehicle Condominium in the B-2 General Business District as
a special use; and
WHEREAS, Notice of Public Hearing on said text amendment was published in the
Daily Herald on or about October 20, 2020, as required by the ordinances of the City of West
Chicago and the statutes of the State of Illinois; and
WHEREAS, a Public Hearing was conducted by the Plan Commission/Zoning Board of
Appeals of the City of West Chicago, opened on November 4, 2020 and continued on December 1,
2020, pursuant to said Notice; and
WHEREAS, at the Public Hearing all interested parties had an opportunity to be heard; and
WHEREAS, the corporate authorities of the City of West Chicago have received the
recommendation of the Plan Commission/Zoning Board of Appeals which contains specific
findings of fact, pursuant to Recommendation No. 20-RC-0015, a copy of which is attached hereto
as Exhibit “A” which is, by this reference, made a part hereof.
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:
Ordinance 20-O-0028
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Section 1. That Appendix A, Article IV, Section 4.1, Definitions — Construction of
Terms, of the Code of Ordinances of the City of West Chicago is hereby amended by adding the
following text:
Private Garage Vehicle Condominiums: Attached structures designed as units capable of
individual ownership and used for the shelter and protection of personal motor or
recreational vehicles, and watercraft, as well as the keeping of ancillary or related
personal property, but not for human habitation or occupancy, such as for office or
dwelling use, or for the storage of dry goods, perishable items, crops or animals. Private
Garage Vehicle Condominiums do not include Self-service Storage Facilities nor do they
include Outside Storage.
Section 2. That Appendix A, Article X, Section 10.3-4 General Business District —
Special Uses, of the Code of Ordinances of the City of West Chicago is hereby amended by
adding the following text:
(T) Private Garage Vehicle Condominiums
Section 3. That all ordinances and resolutions, or parts thereof, in conflict with the pro-
visions of this Ordinance are, to the extent of such conflict, expressly repealed.
Section 4. That this Ordinance shall be in full force and effect after its passage, approval
and publication in pamphlet form as provided by law.
PASSED this __— day of , 2020.
Alderman Beifuss oe Alderman Chassee
Alderman Sheehan ee Alderman Brown ee
Alderman Hallett ee Alderman Ferguson —
Alderman Birch-Ferguson Alderman Dimas ee
Alderman Swiatek ee Alderman Garling —
Alderman Stout ee Alderman Short ee
Alderman Ligino-Kubinksi — Alderman Jakabesin |
APPROVED as to form:
City Attorney
Ordinance 20-O-0028
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APPROVED THIS day of , 2020.
Mayor Ruben Pineda
ATTEST:
City Clerk Nancy M. Smith
PUBLISHED:
Ordinance 20-O0-0028
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EXHIBIT “A”
RECOMMENDATION # 20-RC-0015
TO: The Honorable Mayor and City Council
SUBJECT: PC 20-14
Zoning Text Amendment for the creation and definition of the use of Private
Garage Vehicle Condominiums and the inclusion of such use as a special use in
the B-2 General Business District.
DATE: December 1, 2020
DECISION: The motion to recommend approval of the amendment was approved by a
unanimous vote of six (6) “yes” and zero (0) “no”.
RECOMMENDATION:
After a review of the proposed text amendment as presented, the Plan Commission/Zoning Board
of Appeals finds that the proposed amendment does not pose a threat to the health, safety and
welfare of the community. It is the Commission’s opinion that the proposed amendment will be
beneficial to the City of West Chicago.
The amendment is in keeping with the purpose of the Zoning Code. The Plan Commission is of
the opinion that this proposed amendment will protect, promote, and improve the public health,
safety, morals, convenience, order, appearance, prosperity and the general welfare of the citizens
of the West Chicago community.
Respectfully submitted,
Barbara Laimins
Chairperson
VOTE:
For Against Abstain Absent
Hale Faught
Kasprak
Dettman
Laimins
Henkin
Devitt
Ordinance 20-O0-0028
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: 4. B.
First Amendment to a Special Use Permit
Frank’s Automotive, 927 West Washington Street FILE NUMBER:
COMMITTEE AGENDA DATE: Dec. 14, 2020
Ordinance No. 20-0-0029
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE A=
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
On October 16, 2017, a Special Use was awarded to allow Frank’s Automotive to operate at 927
West Washington Street under Ordinance 17-O-0039. The site plan submitted subsequently included
a board-on-board wood privacy fence. Instead, the petitioner installed a black-coated chain link fence
with slats. The petitioner now seeks a First Amendment to the Special Use Permit to allow the chain
link fence in lieu of replacing it with the already approved wood privacy fence.
At its December 1, 2020 meeting, the Plan Commission/Zoning Board of Appeals conducted a public
hearing to consider the First Amendment to the Special Use Permit. Members voted unanimously (6-
Q) in favor of allowing the First Amendment and the chain link fence.
ACTION PROPOSED:
Consideration of the proposed the First Amendment to the Special Use Permit, Franks Automotive,
927 W. Washington Street.
COMMITTEE RECOMMENDATION:
Attachments:
Draft Ordinance
PC Report

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ORDINANCE NO. 20-0-0029
AN ORDINANCE GRANTING A FIRST AMENDMENT
TO A SPECIAL USE PERMIT FOR AN AUTOMOBILE REPAIR SHOP, A SELF-
STORAGE FACILITY, AND OUTSIDE STORAGE
FRANK’S AUTOMOTIVE — 927 WEST WASHINGTON STREET
WHEREAS, on or about October 27, 2020, Keith Parks d/b/a Frank’s Automotive, (the
“APPLICANT”), filed an application for a first amendment to a special use permit with respect to
the property legally described on Exhibit “A”, attached hereto and incorporated herein (the
“SUBJECT REALTY”); and
WHEREAS, the City Council approved multiple special uses for the SUBJECT REALTY
including an Automobile Repair Shop, a Self-Storage Facility, and Outside Storage on October 16,
2017, according to Ordinance 17-O-0039; and
WHEREAS, the approval granted by the City Council within Ordinance 17-O-0039 contained
several conditions, including that the SUBJECT REALTY be developed in substantial conformance
with the Landscape Plan prepared by Webster, McGrath & Alhberg, LTD., dated August 24, 2017
(the “LANDSCAPE PLAN”); and
WHEREAS, the LANDSCAPE PLAN specified that an eight (8) foot tall cedar board-on-
board fence be installed around the perimeter of the back portion of the property to comply with the
screening requirements for outside storage contained in Section 11.2-1(C)(2) of the Zoning Code; and
WHEREAS, despite the conditions contained in Ordinance 17-O-0039, the APPLICANT,
without receiving prior approval, deviated from the LANDSCAPE PLAN and installed an eight (8)
foot tall black coated chain link fence with slats; and
WHEREAS, the APPLICANT is requesting a first amendment to Ordinance 17-O-0039 to
allow the non-approved eight (8) foot tall black coated chain link fence with slats to remain in lieu of
replacing it with the eight (8) foot tall cedar board-on-board fence that is indicated on the
LANDSCAPE PLAN and required by Ordinance 17-0-0039; and
WHEREAS, Notice of Public Hearing on said application for a special use amendment was
published in the Daily Herald on or about November 16, 2020, as required by the ordinances of the
City of West Chicago and the statutes of the State of Illinois; and
WHEREAS, a Public Hearing was conducted by the Plan Commission/Zoning Board of
Appeals of the City of West Chicago, commencing on December 1, 2020, pursuant to said Notice;
and
WHEREAS, at the Public Hearing, the APPLICANT provided testimony in support of its
application, and all interested parties had an opportunity to be heard; and
Ordinance 20-O-0029
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WHEREAS, the corporate authorities of the City of West Chicago have received the
recommendation of the Plan Commission/Zoning Board of Appeals which contains specific
findings of fact, pursuant to Recommendation No. 2020-RC-0016, a copy of which is attached
hereto as Exhibit “B” which is, by this reference, incorporated herein.
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. That a first amendment to a special use permit, in conformance with Sections
5.5 and 11.2-4(C), (T), and (H) of the Zoning Code, is hereby granted for the SUBJECT
REALTY to allow an eight (8) foot black coated chain link fence with slats that was installed
without prior approval to remain on the property in lieu of removing said fence and installing the
eight (8) foot tall cedar board-on-board fence that is indicated on the LANDSCAPE PLAN and
required under Ordinance 17-O0-0039.
Section 2. That the SUBJECT REALTY shall be developed in substantial conformance
with the Landscape Plan prepared by Webster, McGrath & Ahlberg, LTD., dated October 20, 2020,
a copy of which is attached hereto and incorporated herein as Exhibit “C”.
Section 3. That condition #2 in Section 1 of Ordinance 17-O-0039, which required the
SUBJECT REALTY to be developed in substantial conformance with the LANDSCAPE PLAN be
stricken in its entirety.
Section 4. That all other conditions contained in Section 1 of Ordinance 17-O-0039 remain
in full force and effect.
Section 5. That all ordinances and resolutions, or parts thereof, in conflict with the
provisions of this Ordinance are, to the extent of such conflict, hereby repealed.
Section 6. 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.
PASSED this day of , 2020.
Alderman J. Beifuss Alderman L. Chassee
Alderman J. Sheahan Alderman H. Brown
Alderman A. Hallett Alderman Ferguson
Alderman Birch Ferguson Alderman S. Dimas
Ordinance 20-O-0029
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Alderman C. Swiatek Alderman M. Garling
Alderman R. Stout Alderman J. Short
Alderman N. Ligino-Kubinski Alderman J. Jakabcsin
APPROVED as to form:
City Attorney
APPROVED this day of , 2020.
Mayor Ruben Pineda
ATTEST:
City Clerk Nancy M. Smith
PUBLISHED:
Ordinance 20-O-0029
Page 3 of 7

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EXHIBIT “A”
Subject Realty Legal Description
LOT 2 IN WESTGO PROPERTIES 4TH RESUBDIVISION, BEING A SUBDIVISION OF
PART OF THE NORTHWEST QUARTER OF SECTION 9, TOWNSHIP 39 NORTH, RANGE
9, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
RECORDED SEPTEMBER 28, 2016 AS DOCUMENT R2016-105619, IN DUPAGE
COUNTY, ILLINOIS.
Tax ID Number: 04-09-101-042
Ordinance 20-O0-0029
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EXHIBIT “B”
RECOMMENDATION NO. 2020-RC-0016
TO: The Honorable Mayor and City Council
SUBJECT: PC 20-18
Special Use Amendment
Keith Parks d/b/a Frank’s Automotive
927 West Washington Street
DATE: December 1, 2020
DECISION: The Plan Commission/Zoning Board unanimously recommended approval of the
special use amendment for the SUBJECT REALTY by a vote of six (6) “yes” and
zero (0) “no”, subject to the site being developed in substantial conformance with
the Landscape Plan prepared by Webster, McGrath & Alhberg, LTD., dated
October 20, 2020.
RECOMMENDATION
After holding a public hearing and after review of the requested amendment to the special use
permit, the Plan Commission/Zoning Board of Appeals recommended approval of the amendment
and adopted the following Findings of Fact with its recommendation:
(1) Is necessary for the public convenience at that location or, the case of existing nonconforming
uses, a special use permit will make the use more compatible with its surroundings:
True. The uses of the property will not change from the originally approved Special Use
Permit. The uses that were previously approved include an Automotive Repair Facility, Self-
storage Facility, and Outside Storage.
(2) Is so designed, located and proposed to be operated that the public health, safety and welfare
will be protected:
True. The existing black coated chain link fence with slats is a more appropriate screen for the
property than a wooden board-on-board fence.
(3) Will not cause substantial injury to the value of other property in the neighborhood in which it
is located:
True. The existing black coated chain link fence with slats will not cause substantial injury or
harm to property values in the neighborhood and will be compatible with surrounding
properties.
Ordinance 20-0-0029
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(4) The proposed special use is designated by this code as a listed special use in the zoning district
in which the property in question is located:
True. The previously approved uses of the property will not change. The use of outside storage
requires fencing to screen the storage area from adjacent view, per Section 11.2-1(C)(2) of the
Zoning Code.
Respectfully submitted,
Barbara Laimins
Chairperson
VOTE:
For Against Abstain Absent
Laimins Faught
Devitt
Hale
Dettman
Kasprak
Henkin
Ordinance 20-O-0029
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EXHIBIT “C”
(Insert Landscape Plan)
Ordinance 20-O-0029
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: B.A.
Request for Oliver Square TIF Funds
West Chicago Jules LLC FILE NUMBER:
Mosaic Crossing Shopping Center
Asphalt Repair COMMITTEE AGENDA DATE: Dec. 14, 2020
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE 0) =
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
The owners of the majority of the Mosaic Crossing Shopping Center have entered into a ten-year lease with
Planet Fitness to occupy a portion of the former Hobby Lobby space. As part of the lease negotiations, the ten-
ant obtained a promise for certain improvements to the parking area and aisles located generally in front of the
store. Development Committee members will no doubt concur that the parking lot was in terrible shape prior to
the improvements, as remains true for much of the remainder of the lot.
The improvements to the parking lot include 130,000 square feet of new 4” thick asphalt, general repairs, seal
coating and striping of 39,500 square feet. The cost of the work totaled $209,308.00.
The City’s approved budget for the Oliver Square Tax Increment Financing District is $100,000.00, but the
budget did not earmark specific improvements. However, TIF funds are generally used to update property and
buildings, or otherwise make a site development-ready.
While the Mosaic parking lot improvements are eligible expenses, TIF funds are not recommended as a reward
to developers who chose not to perform routine maintenance. The lot was allowed to deteriorate over time
through basic lack of investment and was an eyesore for many years, perhaps contributing to the lack of ten-
ants.
Nevertheless, Staff understands that the improvements came about from a request of a potential tenant. Ra-
ther than award the full request, Staff considers 20% of the cost to be reasonable. This leaves additional funds
available for potential use in upgrading Mosaic Crossing for other possible tenants.
At the Development Committee’s September 14, 2020 meeting, members asked that a copy of the lease be
provided to Staff and the petitioner should pull the first permit for the project. Both requests have occurred.
ACTION PROPOSED:
Recommend award of $58,061.60 to West Chicago Jules, LLC, Northbrook, Illinois.
COMMITTEE RECOMMENDATION: