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WHERE HISTORY & PROGRESS MEET
Approved 2/16/21
MEETING MINUTES
PLAN COMMISSION/ZONING BOARD OF APPEALS
February 2, 2021 7:00 P.M.
1. Call to Order, Roll Call and Establishment of a Quorum
Chairperson Laimins called the meeting to order via “Zoom” at 7:00 p.m. Roll call found
Chairperson Laimins, Commissioners Dettman, Hale, Kasprak, Devitt, and Banasiak present.
Commissioner Henkin was absent. A quorum was established. All members were participating
through “Zoom”.
Staff in attendance through “Zoom” were City Planner John Sterrett and Community Development
Director Tom Dabareiner.
2. Chairman’s Comments
Chairperson Laimins stated Mayor Pineda has determined that in-person meetings at this time are
not practical nor prudent. Chairperson Laimins also stated that all votes would be by roll call and
that all discussion on an item, including the recommendation, would occur during the public
hearing. Also, no new evidence may be entered into the record during the hearings.
3. Approval of the Draft Minutes of the January 5, 2021 Plan Commission Meeting
Commissioner Banasiak made a motion, seconded by Commissioner Kasprak, to approve the
January 5, 2021 Plan Commission meeting minutes. A roll call vote found Commissioners
Banasiak, Kasprak, Dettman, Hale, Devitt, and Chairperson Laimins voting in favor and no one
voting against. With a roll call vote of six (6) “yes” and zero (0) “no”, the motion carried and the
minutes were approved.
4. Public-Hearing and Review of Case PC 20-21, Zoning Text Amendment
Commissioner Banasiak made a motion, seconded by Commissioner Devitt, to open the public
hearing. A roll call vote found Commissioners Banasiak, Devitt, Kasprak, Dettman, Hale, and
Chairperson Laimins voting in favor and no one voting against. With a roll call vote of six (6) “yes”
and zero (0) “no”, the motion carried and the public hearing was opened at 7:04 p.m.
Mr. Sterrett was sworn in. Mr. Sterrett stated that this is a zoning text amendment that clarifies that
Recreational Vehicles are permitted in residential districts only when the principal use of the
property is residential. This stems from an administrative appeal hearing last December in which the
owner of a residentially zoned but commercially used property believed they were entitled to keep a
recreational vehicle on the property because they believed they qualified to do so under Section
13.1-13(A)(14) of the Zoning Code because of their residential zoning. Staff stated, and this was
agreed with by Plan Commission, that this section only applies to the parking of RVs when it is
475 Main Street | T (630) 293-2200 | Ruben Pineda
West Chicago, Illinois F (630) 293-3028 j Mayor
yww.westchica } Nancy M. Smith Michael L. Guttman
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accessory to the principal use of residential. To Codify the decision of the Plan Commission, staff is
proposing the text amendment to remove any confusion and very narrowly state that RVs are
permitted in residentially zoned property only if that lot contains a principal use of residential. This
will prevent any confusion in the future and avoid other potential violations.
Staff recommends the Plan Commission pass a motion recommending approval of the Zoning Text
Amendment.
The Plan Commission found that 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 West Chicago community.
Commissioner Dettman made a motion, seconded by Commissioner Banasiak, to recommend
approval of the proposed Zoning Text Amendment. A roll call vote found Commissioners Dettman,
Banasiak, Kasprak, Hale, Devitt, and Chairperson Laimins voting in favor and no one voting
against. With a roll call vote of six (6) “yes” and zero (0) “no”, the motion carried and the proposed
Zoning Text Amendment was recommended for approval.
Mr. Sterrett stated this would move onto the Development Committee on Monday, February 8,
2021.
Commissioner Devitt made a motion, seconded by Commissioner Hale, to close the public hearing.
A roll call vote found Commissioners Devitt, Hale, Kasprak, Banasiak, Dettman, and Chairperson
Laimins voting in favor and no one voting against. With a roll call vote of six (6) “yes” and zero (0)
“no”, the motion carried and the public hearing was closed at 7:14 p.m.
5. Public Hearing and Review of Case PC 20-17, Zoning Text Amendment
Commissioner Kasprak made a motion, seconded by Commissioner Banasiak, to open the public
hearing. A roll call vote found Commissioners Kasprak, Banasiak, Devitt, Dettman, Hale, and
Chairperson Laimins voting in favor and no one voting against. With a roll call vote of six (6) “yes”
and zero (0) “no”, the motion carried and the public hearing was opened at 7:15 p.m.
Mr. Sterrett was sworn in. Mr. Sterrett stated that when the Commission discussed this item in
December, the Commission was interested in allowing short-term home rentals in more than just
single-family detached units, which was the original proposal by staff. The Commission was
interested in expanding short-term home rentals in multi-family units such as two-family,
townhomes, and condominiums.
Staff is proposing that, in addition to single-family detached homes being allowed to be a short-term
home rental as a permitted use, two-family and townhome units be permitted but only with approval
of a special use permit. Staff is of the opinion that there are major differences between detached and
attached units, the most obvious being that multi-family units such as two-family and townhomes
have shared walls. This aspect could severely impact a neighbor with disturbances such as loud
noise, vibrations, traffic, and other unwanted activity.

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Based on this, staff is of the opinion that occupants in adjacent units should be notified of a
proposed short-term home rental and the ability to voice any concerns. This could avoid potential
negative impacts thus reducing complaints and ensuring compliance with the short-term home
rental. In the case of condominiums, Staff is not recommending that short-term home rentals
include these types of units because in addition to shared walls, there are other shared elements such
as.entrances, corridors, driveways and garages. Apartments would not qualify because these must
be owner occupied units. Since this is a new concept staff believes it is best to take the slow
approach in allowing these. This gives the City the ability to see how things go at first and perhaps
revisit this at a later date to expand where short-term home rentals are allowed.
The Plan Commission expressed concern that the requirement for townhomes and duplexes to
obtain a special use permit could have discriminatory effects. The Plan Commission was in favor of
allow all residential units, with the exception of apartments, the ability to seek a short-term home
rental license without the requirement of first seeking a special use permit. The Commission
brought up the possibility of Homeowners Associations (HOA) possibly regulating short-term home
rentals. Director Tom Dabareiner was sworn in and stated that the City has not authority to enforce
any restrictions or covenants of an HOA. The Commission also wanted to make clear that holding
title to the property should not necessarily be a requirement for the ability to obtain a license for
short-term home rentals in instances where a mortgage company holds the title. Mr. Sterrett stated
that changes could be made to the text based on the comments from the commission and be brought
back in March.
Commissioner Devitt made a motion, seconded by Commissioner Hale, to continue the public
hearing to March 2, 2021. A roll call vote found Commissioners Devitt, Hale, Banasiak, Kasprak,
Dettman, and Chairperson Laimins voting in favor and no one voting against. With a roll call vote
of six (6) “yes” and zero (0) “no”, the motion carried and the public hearing was continued to
March 2, 2021.
6. Other Commission Business
Mr. Sterrett announced that there will be a meeting on February 16, 2021 related to the
Comprehensive Plan update.
7. Previous Petitions and General Development Update
None.
8. Adjournment
Commissioner Hale made a motion, seconded by Commissioner Kasprak, to adjourn the meeting. A
roll call vote found Commissioners Hale, Kasprak, Dettman, Devitt, Banasiak, and Chairperson
Laimins voting in favor and no one voting against. With a roll call vote of six (6) “yes” and zero (0)
“no”, the motion carried and the Plan Commission, at 8:13 p.m., was adjourned.
Respectfully Submitted,
John Sterrett, City Planner