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WHERE HISTORY & PROGRESS MEET
DEVELOPMENT COMMITTEE
Monday, January 11, 2021
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: 827 6793 9637
Passcode: 891775
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. December 14, 2020
3. Public Participation
4. Items for Consent
A. Minor Subdivision — Property owner seeks to subdivide three properties into two
13,500 square foot lots at 924 and 928 Hahn in the R-5 Single Family District.
5. Items for Discussion
A. Townhouse Proposal / Block Two — Staff has been meeting with Aspen Venture
Group, a developer interested in building the townhouses targeted for Block Two of
the Central Mail Street Plan Update. Representatives from Aspen wish to make a
presentation to the Development Committee to assure compatibility with the Plan and
the City’s goals.
6. Unfinished Business
Ts New Business
8. Reports from Staff
475 Main Street T (630) 293-2200 | Ruben Pineda
West Chicago, Illinois F (630) 293-3028 MAYOR
60185 www.westchicago.org
9. Adjournment Nancy M. Smith Michael L. Guttman
CITY CLERK CITY ADMINISTRATOR

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Draft
MINUTES
DEVELOPMENT COMMITTEE
December 14, 2020 7:00 P.M.
The Development Committee meeting of December 14, 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.
All Aldermen in attendance were present remotely unless indicated otherwise. Roll call
found Aldermen James Beifuss, Melissa Birch Ferguson, Michael Ferguson,
Matthew Garling, John Jakabscin, Jayme Sheahan and Rebecca Stout (in person)
present.
Also in attendance was Community Development Director, Tom Dabareiner.
Alderman Stout announced that Mayor Pineda has determined that in-person meetings
are not practical and prudent.
2. Approval of Minutes.
A. November 9, 2020.
Alderman Ferguson moved and Alderman Jakabscin seconded a motion to
approve the minutes. Voting Aye: Aldermen Beifuss, Birch Ferguson,
Ferguson, Jakabscin, Sheahan and Stout. Voting to Abstain:
Alderman Garling. Voting Nay: 0.
3. Public Participation. None.
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.
Development Committee Minutes
December 14, 2020
Page 1 of 3

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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.
Alderman Garling moved, and Alderman Birch Ferguson seconded the motion
to approve Items 4. A. and 4. B. Voting Aye: Aldermen Beifuss, Birch Ferguson,
Ferguson, Garling, Jakabscin, Sheahan and Stout. Voting Nay: 0.
Items for Discussion
mn
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.
A staff update was provided by Tom Dabareiner. He stated that at the Committee’s meeting
on September 14, 2020, the members asked staff to obtain a copy of the lease with the new
tenant, Planet Fitness, and that the building permit be issued for the remodeling work. Those
items have been completed and staff is recommending approval to award $58,061.60 to the
owner of Mosaic Crossing Shopping Center for the parking lot improvements completed.
Alderman Beifuss moved and Alderman Ferguson seconded the motion to approve
Item 5. A. Voting Aye: Aldermen Beifuss, Birch Ferguson, Ferguson, Jakabscin,
Sheahan and Stout. Voting Nay: Alderman Garling.
B. 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. He shared a PowerPoint presentation with the
members to discuss the Tasks that were proposed in the Economic Development Plan. The
Tasks are organized by priority and by cost. He introduced the first category of High
Priority/Low Cost Tasks. He discussed the tasks within this category, highlighting Tasks
such as developing an Economic Development Task Force as an important way to gather
information from local community experts and embracing manufacturing as the
predominant sector within the City. Next, Mr. Dabareiner discussed the High Priority/High
Cost Tasks and highlighted formal business retention, recruitment and support programs.
These activities may require incentives, which is why they come at a higher cost to provide.
The third category of Tasks discussed were the Low Priority/Low Cost, where he
highlighted the Task of linking training programs with local community colleges and
encouraging development of a healthcare sector of the community. He also mentioned
updating Zoning and Building Codes in the near future and making sure that local
amendments are business-friendly. The final category discussed were the Low Priority/High
Cost Tasks, with such ideas brought forth as creating business incubator spaces, mid-range
plans for the development of the former General Mills site and citywide fagade improvement
Development Committee Minutes
December 14, 2020
Page 2 of 3

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program, among others. He concluded the presentation by discussing the Next Steps of
making final updates to the Draft Economic Development Plan and then potential adoption
of it. Concerning a previous question raised about finding out where West Chicago residents
work outside of the community, staff has looked into buying the data, but they have not
found a source yet. They will continue to search.
Alderman Garling asked if General Mills should be called out as a specific business in the
Draft Plan and he wondered if there is not another way to phrase this. Mr. Dabareiner replied
that the current owners are not exactly sure what they plan to do with the site and the hope
is they will be discussing options with the City soon. Alderman Garling also asked if the
City should consider prioritizing the top Tasks since they cannot do all of them at once
equally. He also asked about who would handle the prioritization. Mr. Dabareiner replied
that the Plan names what staff believes to be the High Priority Tasks, but ultimately, the
prioritization would be considered on an annual basis by the Economic Development Task
Force, especially as it relates to any funding needed.
Alderman Beifuss asked about the expansion of the facade grants. He stated they typically
look to the TIF funds to provide that funding, and he wondered if that would be the source
for a citywide program or if there is another source. Mr. Dabareiner replied that they have
not specifically identified the source. While TIF funds can be used for facade grants, they
cannot overdo the number of TIFs they have in the community. There may be a need to find
other sources of funding, such as creating Special Service areas whereby additional taxes in
a particular area fund projects strategically. Alderman Beifuss also asked about business
incubators and if an underserved sector such as healthcare might work for this in the future.
Mr. Dabareiner stated he has not seen this sector in business incubators. He has seen
restaurants more commonly. Finally, Alderman Beifuss added that he recognizes the City’s
strength in manufacturing and that is something they should continue to promote.
6. Unfinished Business. None.
7. New Business. None.
8. Reports from Staff. None.
9, Adjournment.
Alderman Birch Ferguson moved, and Alderman Ferguson seconded the
motion to adjourn the Development Committee meeting at 7:35 p.m. Voting
Aye: Aldermen Beifuss, Birch Ferguson, Ferguson, Garling, Jakabscin, Sheahan
and Stout. Voting Nay: 0.
Respectfully submitted,
Jane Burke
Development Committee Minutes
December 14, 2020
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: __‘“t-4.
Minor Subdivision
924 and 928 Hahn Place FILE NUMBER:
COMMITTEE AGENDA DATE: Jan. 11, 2021
Resolution No. 21-R-0001
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE LED
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
The petitioner, Fabian and Janice Garcia, owns three contiguous parcels of land on Hahn Place. Two
of these parcels, located at 924 and 928 Hahn Place, contain single-family homes. The third parcel,
located in between the two improved lots, is vacant. The petitioner proposes to split the middle vacant
lot and assign the land to each of the two developed lots. In addition, the petitioner intends to expand
both homes, taking advantage of the new setback measurements.
At its January 5, 2021 meeting, the Plan Commission/Zoning Board of Appeals (PC/ZBA) reviewed
the proposed minor subdivision and found it to be in compliance with the City’s Subdivision
Regulations Code. Members voted unanimously (5-0) in favor of recommending approval of the minor
subdivision.
ACTION PROPOSED:
Consideration of the proposed Resolution approving a Minor Subdivision between 924 and 928 Hahn
Place.
COMMITTEE RECOMMENDATION:
Attachments:
Draft Resolution & PC Report

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RESOLUTION NO. 21-R-0001
A RESOLUTION APPROVING HAHN PLACE PLAT OF RESUBDIVISION
924 HAHN PLACE AND 928 HAHN PLACE
BE IT RESOLVED by the City Council of the City of West Chicago, in regular session assembled
as follows:
Section 1. That the Final Plat of Hahn Place Resubdivision, as prepared by Steinbrecher Land Sur-
veyors, Inc., consisting of one (1) sheet attached hereto and incorporated herein as Exhibit “A”, be and the
same is hereby approved and that the Mayor and City Clerk and all other necessary and appropriate offic-
ers of the City are authorized to execute said plat.
Section 2. That the recommendation and findings of fact of the Plan Commission, pursuant to
Recommendation No. 21-RC-0001, a copy of which is attached hereto and incorporated herein as Exhibit
“B” be and the same are hereby adopted as the findings of fact of the City Council.
Section 3. That all resolutions, or parts thereof, in conflict with the provisions of this Resolution
are, to the extent of such conflict, expressly repealed.
Section 4. That this Resolution shall be in full force and effect from and after its adoption and ap-
proval as provided by law.
APPROVED this day of , 2021.
AYES:
NAYES:
ABSTAIN:
ABSENT:
Mayor, Ruben Pineda
ATTEST:
City Clerk, Nancy M. Smith
Resolution 21-R-0001
Page 1 of 4

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EXHIBIT “A”
(INSERT PLAT OF RESUBDIVISION HERE)
Resolution 21-R-0001
Page 2 of 4

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STATE OF ILLINOIS 1
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AAPOR AG CITY COREIL OF HE CITY OF NEST CHICAGO, COUNTY OF OU PACE, STATE OF
ILLINOIS, HEREBY CERTIFY THAT TE SAIO CORCIL HAS LY APPROVED THIS PLAT OF RESEDIVISION
ATTADED HERETO. BY RESCLUTION NO. GLY AUTMENTICATED AS PASSED THIS
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LIVE TORS CERTIFICATE
STATE OF (eLUNOIS 1
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COUNTY OF GU PAGE I
THIS 15 TO CERTIFY THAT ME, STEINGREO-ER UND SURVEYORS. INC... LAND SLIVEYING OESION FIR
NO. 184-B03128. HAVE SURVEYED THE PROPERTY FOR THE PURPOSE OF REGLEDIVIOING.
PARCEL. 1: OF LOT 26 AND THE SOUTH 18.8 FEET OF LOT 27. IN BLOX 17 IN HILLSIDE ADDITION TO MEST
QHICAGO, BEING A SEDIVISION (N SECTIONS 1 AND 15. TORGHIP 39 NORTH, RANE 9. EAST OF THE THIRD
PRINCIPAL PERIDIAN. ACCORDING TO THE PLAT THEREOF RECORED SEPIEMEER i2. 1925 AS COPENT 199479,
IN PAGE COUNTY, “ILLINOIS.
PARCEL 2: OF LOT 23 (EXCEPT THE SOUIM 37 FEET THEREOF! AMD LOT 2¢ AND LOT 25 IN BLOCK 17 IN
MILLSIGE ADDITION TO WEST CHICAGO. BEING A SUBDIVISION IN SECTIONS 18 AMD 15. TOMGHIP 39 NORTH.
RANGE 9. EAST OF HE THIRD PRINCIPAL MERIOIAN. ACCOROING TO ME FLAT THEREDF RECOXED SEPTEMGR
12. 1925 AS COCMENT 199479. 1M QU PAGE COUNTY, ILLINOIS.
AS SOC OV NE AMEXED PLAT MIO TO THE BEST OF OUR KNOLEDGE AWD BELIEF. 1S A CORRECT
REPRESENTATION OF SAIO SURVEY AND RESLEDIVISIGN. ALL DISTANCES ARE IN FEET ANQ OECIMAL PARTS
HEED. SCALE OF PAP IS 20 FEET TO ONE IND.
| FURDER CERTIFY THAT ME LAND INCLUDED IN NE ANNEXED LAT [5 WITIN DE LIMITS OF NE CITY
OF KEST CHICAGO. MHI! HAS ADOPTED A CITY PLAN AND IS EXERCISING THE SPECIAL POMERS AUTHORIZED
BY DIVISION 12 OF ARTICLE [1 OF THE TLLIMGIS MUNICIPA. COLE.
| FURDER CERTIFY TAT NO PART OF ME PROPERTY COVERED BF IMIS PLAT 1S LOCATED WITHIN A
SPECIAL FLOOD HAZARD AREA AS ICENTIFIED BY THE FEDERN. EMERGOMCY MANAGEMENT AGENCY FOR THE COTY
OF NEST CHICAGO, MAP NO. 17843CB127J, OATED ALLS! G1. 2019
MEST ONICAGO. ILLINOIS. October 28. 2828
STE(NGRECHER LAND SURVEYORS, INC,
ey:
Richord J. Steinbracher
Profeesional Lord Surveyor 3583
Ay license expires Nov 30. 2822
PREPARED FOR SUBIITTED BY & RETURN TO:
FABIAN F. GARCIA CITY OF NEST O1ICACD
524 MwA PLACE 475 MAIN STREET
NEST ONICAGO. I. 68185
MEST OWICAGO. (LLINOIS.
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COUNTY RECORER'S CERTIFICATE:
STATE OF ILLINOIS 1
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WAS FILED FOR RECORD (N THE RECOWER'S OFFICE OF
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CONTY CLERK'S CERTIFICATE
STATE OF ILLINOIS 1 —————————
t
COUNTY OF GU PACE I
GEN KACDMARER, COLNTY CLO OF OU PAGE COUNTY. ILLINOIS. 00 HEREBY CERTIFY THAT
TOE ARE NO CD INLENT COERAL TAXES. NO UNPAIO FORFEITED CURRENT TAXES. NO UPAIO
FORFEITED TAXES. 400 NO REDEEPAGLE TAX SALES AGAINST ANY OF THE LAND INCLUDED IN TE
‘ANNEED PLAT. FURTIER CERTIFY THAT [HAVE RECEIVED ALL STATUTORY FEES IN COMECTION
Wine Tre eeeED PLAT.
GIVEN UNCER HIV HAND AND SEAL OF THE COUNTY CLERK AT MHEATON, ILLINOIS.
THIS --- OY OF . 2821
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STATE OF LLMOIS 1
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THIS 15 TO CERTIFY THAT DE FABIAN F. GARCIA AND JANICE M. GARCIA, ARE THE HOLDERS OF
RECOD TITLE OF THE PROPERTY SOM! AMO CESORIEED ON THE AMMEXED PLAT AND MAS CAUSED THE SWE
TO GE PLATIED AS SOW FOR THE USES AND PURPOSES THEREIN SET FORTH, AND HEREBY AON EDES
AND ADOPTS THE SWE UNCER THE STYLE AO TITLE FEREDN SOW.
ME FURDER CERTIFY THAT MHS PROPERTY IS WITHIN ELEYENTARY SOOO. DISTRICT 39 4X0 WIG SOQ.
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FABIAN F. GARCIA
PRET CRIA
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STATE OF ILLINOIS 1 a
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SAID. GO FEREBY CERTIFY THAT FABIAN F. GARCIA B JANICE M. CARCIA, ARE PERSONALLY ROW TO PE
10 GE DE SWE PERSONS OSE NWES ARE SLESORIGED TO THE FOREGOING INSTRENT APPEARED a
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THIS OAY IN PERSON AND ADOOMEDCE THAT THEY S{CED AND OELIVERED THE MREXED PLAT AS THEIR Oe
FREE AND VOLUNTARY ACT FOR THE PURPOSES THEREIN SET FOURTH,
IY COMIISSION EXPIRES
faTaay LIE

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TO:
EXHIBIT “B”
RECOMMENDATION # 21-RC-0001
The Honorable Mayor and City Council
SUBJECT: PC 20-19
DATE:
Hahn Place Resubdivision
924 Hahn Place and 928 Hahn Place
January 5, 2021
DECISION: The motion to approve the requested resubdivision passed by a unanimous (5-0) vote.
RECOMMENDATION
After review of the proposed Hahn Place Resubdivision, the Plan Commission/Zoning Board of Appeals
recommends approval and includes the following findings of fact, per Section 8.7-2(1) of the Subdivision
Regulations Code, with its recommendation:
1.
2.
That Fabian and Janice Garcia are the owners of record of the following described property:
Lot 26 and the south 10.0 feet of Lot 27 in Block 17 in Hillside Addition to West Chicago,
commonly known as 924 Hahn Place, and Lot 23, except the south 37 feet, and Lot 24 and Lot
25 in Block 17 in Hillside Addition to West Chicago, commonly known as 928 Hahn.
The plat of said subdivision will be recorded in the Recorder of Deeds Office of the County of
DuPage upon approval by the West Chicago City Council.
That all matters have been performed by the petitioners required by this ordinance.
That a plat of resubdivision is attached hereto marked "Exhibit A" and has been duly attested by
Richard J. Steinbrecher of Steinbrecher Land Surveyors, Inc., a registered land surveyor, con-
tains all certifications required by law, is in a condition to record once all signatures have been
obtained.
That said minor subdivision contains no additional public ways, nor are any public ways vacated
therein.
That said minor subdivision contains no additional public improvements nor are any public im-
provements vacated.
The purpose of said minor subdivision is to provide each lot with additional land to construct a
future addition on each home.
Resolution 21-R-0001
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Respectfully submitted,
Barbara Laimins
Chairman
VOTE:
For Against Abstain Absent
S. Hale B. Henkin
C. Dettmann
D. Kasprak
B. Laimins
T. Devitt
Resolution 21-R-0001
Page 4 of 4

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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: S.A.
Project Concept Review
Aspen Venture Group FILE NUMBER:
Proposed Townhome Development
Downtown TIF / Block Two COMMITTEE AGENDA DATE: Jan. 11, 2021
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP sionarure,“@J,_—___
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
Aspen Venture Group, a Chicago based developer, has prepared a preliminary design concept and
a financial analysis for an eight unit townhome project that it proposes to locate in downtown West
Chicago on land currently owned by the City. Aspen Venture Group is requesting $175,000 of TIF
assistance and donation of the land.
The project will be comprised of eight two-story townhomes of approximately 1,800 square feet
each. These will be owner occupied (for-sale) units that include a two-car garage located in the rear
of home. Each townhome will have three (3) bedrooms and two-and-a-half (2.5) bathrooms. The
developer expects the units to sell for an average price of $369.000.
Using a series of key assumptions established by the City’s TIF consultant, Kane, McKenna &
Associates, the project is estimated to generate $65,000 in annual incremental property tax revenue.
At a 4% discount rate, and assuming 100% occupancy, it’s estimated that the development would
produce almost $225,000 in cumulative incremental property tax revenue from 2022 (assuming units
are completed and sold in late 2021) through 2026, which would more than cover Aspen Venture
Group’s request for $175,000 in TIF assistance. However, the City has cash reserves in the TIF that
must be used prior to extinguishing the current TIF, or the reserves must be distributed to the other
taxing bodies. This is an eligible expense for use of the cash reserves.
With an estimated total development cost of $2.74 million, the requested financial assistance
represents roughly 6% of the project costs, and results in a return-on-cost for the developer of
7.07%. This rate of return is, by industry standards, on the low end for a project of this type.
The Development Committee must weigh in on two primary issues:
e Does the proposed project design fit with the City’s established goals for development in the
downtown?
e Is the City willing to use TIF incentives?
Representatives from Aspen will be online to explain their proposal and answer any questions.
ACTION PROPOSED:
Consideration and discussion

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COMMITTEERECOMMENDATION:
Attachments:
ConceptDrawings

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Proposal
for the
Development of Eight Townhomes
West Chicago, Illinois
December 16, 2020
1[Page

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Introduction
Aspen Venture Group, Inc. and AUS Construction LTD are pleased to present our proposal for
the development of an eight unit townhome project at the northwest corner of High Street and
Center Street in West Chicago, Illinois. Aspen Venture Group, Inc. and AUS Construction LTD
have a long history of successful development projects throughout the country.
The Development Team together possesses the critical elements required to bring this
proposed project to a successful conclusion, the proven ability to execute and an
uncompromising dedication to quality design and construction.
Written Description of Project/Plans and Sketches
The proposed project consists of utilizing the site that is currently vacant and constructing one
building consisting of eight ‘for sale’ two story townhomes. Each townhome will consist of
approximately 1,800 square feet of living space, plus a basement and two car attached garage.
The townhomes will have three bedrooms and 2.5 bathrooms. The project will have an ‘urban’
look with the garage located in the back of each townhome and the building situated close to
the streets. Access to the garages will be from the existing alley located along the west side of
the site.
A copy of the schematic site plan and elevations is attached hereto.
Schedule for Development
The Development Team is prepared to begin this project immediately. It is anticipated that pre-
development will take up to sixty days to complete engineering and architectural drawings, and
that construction will take approximately eight months.
Draft Project Financial Pro Forma/Public Financial Assistance
The forecasted development costs, along with the forecasted sales price of each individual
townhome are financially unfeasible for our Development Team, without substantial
participation from the City of West Chicago. Our financial model for the project demonstrates
the need for the city to donate the land and approve a Tax Increment Financing component in
the amount of $175,000.
2|Page

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The Development Team/Contact Information
The members of the Development Team are as follows:
Aspen Venture Group, Inc., Co-Developer
AUS Construction LTD, Co-Developer
Gansari & Associates, LLC, Architect
CEC Civil & Environmental Consultants, Inc., Civil Engineer
@Properties, Sales and Marketing
These firms all have extensive experience in real estate, including design, investment,
development, financing and sales. The primary contact for the Development Team is:
Philip Richardson
President
Aspen Venture Group, Inc.
1430 N. Astor Street
Chicago, Illinois 60610
312-898-3843
aspenventuregroup@gmail.com
Conclusion
The Development Team would like to thank the city of West Chicago for the opportunity to
present this proposal. We are confident that we can work together to provide a worthy
addition to the downtown. We welcome a more detailed discussion of our ideas, concept and
commitment.
3|Page

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Attachments
4IPage

===== PDF PAGE 17 =====
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Front Elevation
5IPage

===== PDF PAGE 18 =====
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Rear Elevation
6lPage

===== PDF PAGE 19 =====
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===== PDF PAGE 20 =====
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===== PDF PAGE 21 =====
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9|Page
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