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WHERE HISTORY & PROGRESS MEET
DEVELOPMENT COMMITTEE
Monday, February 8, 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: 853 7078 9638
Passcode: 461574
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. January 11, 2021
3. Public Participation
4. Items for Consent
A. Zoning Text Amendment — Section 13.1-13(A)(14) is proposed by the City to be
updated to clarify that the parking of recreational vehicles on a residentially zoned lot
is allowed only if the principal use of that lot is residential.
5. Items for Discussion
A. Draft West Chicago Economic Development Plan — Staff has made a set of
changes based on comments drawn from the last few months of presentations,
discussions and editing of the Draft Economic Development Plan. Staff proposes
recommending approval of the Plan.
6. Unfinished Business
Ts New Business
8. Reports from Staff
475 Main Street T (630) 293-2200 | Ruben Pineda
* _ MAYOR
West Chicago, Illinois F (630) 293-3028
60185 www.westchicago.org
|
9. Adjournment | Nancy M. Smith Michael L. Guttman
CITY CLERK CITY ADMINISTRATOR

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Draft
MINUTES
DEVELOPMENT COMMITTEE
January 11, 2021 7:00 P.M.
The Development Committee meeting of January 11, 2021 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. December 14, 2020.
Alderman Beifuss moved and Alderman Garling seconded a motion to approve
the minutes. Voting Aye: Aldermen Beifuss, Birch Ferguson,
Ferguson, Garling, Jakabscin, Sheahan and Stout. Voting Nay: 0.
3. Public Participation. None.
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.
Alderman Garling moved, and Alderman Birch Ferguson seconded the motion
to approve Items 4. A. and 4. B. Voting Aye: Aldermen Beifuss, Birch Ferguson,
Development Committee Minutes
January 11, 2021
Page 1 of 4

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Ferguson, Garling, Jakabscin, Sheahan and Stout. Voting Nay: 0.
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 Main 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.
A staff update was provided by Tom Dabareiner. The townhome project in question would
be located in Block 2 of the Central Main Street Plan. The developer is asking for $175000
in TIF assistance, which may be available right away as there are cash reserves in the current
TIF. The reserves need to be used before they can extinguish the current TIF in order to
establish a new one. Tonight’s discussion should consider whether the proposed project’s
design fits with the City’s established goals and whether the TIF incentives should be used.
He then turned it over to the developer, Phil Richardson of the Aspen Venture Group.
Mr. Richardson introduced himself and shared the project highlights. They propose to
develop eight urban-looking townhomes with 2-car garages to be located in the rear. Brick
will be used on the exterior, which ties in with the downtown. They believe this project would
be a good kick off for the development of the downtown area, and they hope to be able to do
more development in the future. They performed a market study, and the townhomes will be
about 1800 square feet with a basement and would sell from the $350 K to $375 K range.
They feel it is a good project and there is a market for this.
Alderman Beifuss commented that he likes the look of the fagade and the townhomes would
be reasonably compatible with the existing neighborhood. He likes that they are brick. He
asked if the townhomes would face High Street and use the existing alleyway, and Mr.
Richardson confirmed this. Alderman Beifuss also stated that he likes the amenities. He then
asked about the market study and if they feel confident about the estimated sale price. Mr.
Richardson replied they worked with the St. Charles office of @Properties, the largest
residential broker in the Chicago metropolitan area and a study was performed. They looked
at what newer housing is available in West Chicago and what townhomes are currently
selling for in surrounding communities. In addition, they considered the amenities of being
located close to a commuter train station and a downtown and offering higher-end kitchen
finishes and a basement. They believe the market will be comprised of empty-nesters and
young couples. Alderman Beifuss asked if they are asking for any other incentives besides
the land and TIF funds, such as utilities, and Mr. Richardson replied they are not asking for
any other assistance. Alderman Beifuss asked about stormwater management, and Mr.
Richardson answered they plan to handle that.
Alderman Garling stated he is concerned about the combination of offering free land and
cash and the precedent that would be setting. The real estate market is hot, and sales are up
year after year. This may cause a bad precedent in terms of giving away land for free while
Development Committee Minutes
January 11, 2021
Page 2 of 4

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offering cash on top of it. Mr. Dabareiner stated that in the discussions staff has been having
with other developers, everyone seems to want the land for free as well as some kind of cash
incentive. The larger the project, the more cash they will be looking for. In this case, the
annual increment property tax revenue the project will generate can pay for the incentive.
Larger developers are looking for incentives that would exceed potential tax revenue, and so
staff believes this developer’s ask is reasonable.
Alderman Beifuss asked what the median percentage for return-on-cost is, as it was stated
that this project is on the low end by industry standards. West Chicago’s Economic
Development Coordinator, Pete Kelly, stated that an 8% rate-on-return is the hurdle rate to
make it worth the developer’s time. If it is less than that, banks may not want to underwrite
the project. In the case of Aspen Venture Group, they intend to use this project as a
springboard for other future development projects. Mr. Richardson said they are looking at
this as a long-term project, but they have built in a contingency in their pro forma. There
needs to be public-private partnership for the downtown development to begin, and, as more
and more is developed, the land and house prices will go up over time, which will make free
land more enticing.
Alderman Stout stated that she likes the appearance of the townhomes and the brick facades.
She also said that, given the scope of the project and that this is the beginning of the
downtown redevelopment, what they are asking is in line with what is to be expected. She
asked the other members for their input.
Alderman Jakabscin stated that he understands the cause for concern about setting a
precedent, but at the same time, they need a spark to start the fire, and this project is that
spark. If all goes well, it can lead to more growth. As growth continues, they can field the
concerns about setting a precedent. He also commented that he likes the appearance, and he
hopes the finished project looks as good as the drawings.
Alderman Beifuss commented that the project follows what they are trying to do with respect
to quality development. The price point is reasonable, and the size is compatible with the
neighborhood. As this is his neighborhood, the look is particularly important to him.
Alderman Birch Ferguson stated the appearance is great and fitting with the neighborhood.
The financial incentive is expected, and she agrees with staff’s analysis on this. She believes
this is a positive catalyst and a great place to start. She is in favor of moving forward.
Alderman Stout summed up the Committee’s response to be positive. Mr. Richardson
thanked the members and stated he is looking forward to working with them to get the project
started this year.
6. Unfinished Business. None.
7. New Business. None.
Development Committee Minutes
January 11, 2021
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8. Reports from Staff. None.
9, Adjournment.
Alderman Birch Ferguson moved, and Alderman Garling seconded the
motion to adjourn the Development Committee meeting at 7:25 p.m. Voting
Aye: Aldermen Beifuss, Birch Ferguson, Ferguson, Garling, Jakabscin, Sheahan
and Stout. Voting Nay: 0.
Respectfully submitted,
Jane Burke
Development Committee Minutes
January 11, 2021
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDAITEMNUMBER: — ‘cA.
Text Amendment, App. A. Sec. 13.1-13(A)(14)
Storage of RV on Commercial Properties in Residential | FILE NUMBER:
Districts
COMMITTEE AGENDA DATE: Feb. 8, 2021
Ordinance No. 21-O-0001 COUNCIL AGENDA DATE:
zat 1
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE >
—
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
The City recently confirmed the Zoning Administrator's interpretation that a Recreational Vehicle (RV)
is not allowed on a residentially zoned lot if the principal use of the lot is not residential. The property
that prompted that discussion is a legal nonconforming commercial use and the RV served no
purpose for the business. They eventually removed the RV from the property and received a fine
during their Adjudication Hearing.
To add clarity to the Zoning Ordinance, Staff proposes to add text in Section 13.1-13(A)(14)(a) that
states clearly that RVs are permitted in residential zoning districts only if the principal use on the lot is
residential. Other components of that section are simply re-lettered to follow the new text.
At its February 2, 2021 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 Ordinance restricting storage of RVs in certain locations.
COMMITTEE RECOMMENDATION:
Attachments:
Draft Ordinance & PC Report

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ORDINANCE NO. 21-0-0001
AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF
THE CITY OF WEST CHICAGO — APPENDIX A
ARTICLE XIII OF THE ZONING CODE RELATING TO
RECREATIONAL VEHICLES
WHEREAS, Article XIII of the West Chicago Zoning Code regulates recreational vehi-
cles in residential districts; and
WHEREAS, the purpose and intent of these regulations is to limit the prevalence of rec-
reational vehicles throughout the City; and
WHEREAS, recreational vehicles are permitted in residential districts provided that they
are considered accessory to a residential principal use of the property; and
WHEREAS, Section 13.1-13(A)(14) of the Zoning Code lacks clarity of this require-
ment; and
WHEREAS, the City Council believes it is in the best interest of the City to add text to this
section of the Zoning Code to clearly state that recreational vehicles are permitted to be parked on
residential property as accessory uses only when the principal use of the property in question is
residential; and
WHEREAS, Notice of Public Hearing on said text amendment was published in the Dai-
ly Herald on or about January 18, 2021, as required by the ordinances of the City of West Chica-
go 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 on February 2, 2021, 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. 21-RC-0002, 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 Chi-
cago, Du Page County, Illinois, in regular session assembled, as follows:
Section 1. That Section 13.1-13(A)(14) — Recreational Vehicles, of Article IV, Appendix
A, of the Code of Ordinances of the City of West Chicago, be amended as follows:
(14) Recreational vehicles.
Ordinance 21-O-0001
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a._A Recreational Vehicle is permitted on a residentially zoned lot only if the principal
use of that lot is residential.
a- b. The following types of recreational vehicles shall be restricted in size as follows:
1. Travel trailer, thirty-five (35) feet or less in length and not to exceed eight (8)
feet in width.
2. Camper trailer (pop-up), twenty-four (24) feet or less in length and not to ex-
ceed five (5) feet six (6) inches in height, stored in a collapsed position.
3. Watercraft, thirty-five (35) feet or less in length, but not to exceed twelve (12)
feet in height, either mounted on a boat trailer or not mounted; also boat
trailer without boat mounted.
4. Motor home, forty (40) feet or less in length and not to exceed twelve (12) feet
in height.
5. c. Not more than one (1) recreational vehicle shall be parked on any one (1) lot. No
recreational vehicle shall be parked on any one (1) lot where the outdoor over-
night storage of a commercial vehicle is present.
€-d. The parking of a recreational vehicle shall be prohibited in the required front
yard, actual front yard, and required corner side yard between October 15 and
April 15.
@ e. A recreational vehicle shall not be located closer than five (5) feet to the rear lot
line and shall not be located closer than three (3) feet to the side lot lines.
e-f The parking area, permanent or temporary, shall be paved.
# g. Outdoor overnight parking and storage of recreational vehicles shall not be per-
mitted on lots containing apartment units/condominiums.
&h. Occasional use of travel trailers or other recreational vehicles shall be permitted
as set forth in Section 6.8.
h- i. Any recreational vehicle that does not comply with regulations established herein
shall be removed or made to comply with said regulations by May 1, 2008.
Section 2. 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 3. 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 , 2021.
Alderman Beifuss Alderman Chassee
Alderman Sheehan Alderman Brown
Ordinance 21-O-0001
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Alderman Hallett
Alderman Birch-Ferguson Alderman Dimas
Alderman Swiatek _ Alderman Garling
Alderman Stout ee Alderman Short
Alderman Jakabesin ee Alderman Morano
APPROVED as to form:
City Attorney
ADOPTED THIS 15th day of February, 2021.
Mayor Ruben Pineda
ATTEST:
City Clerk Nancy M. Smith
PUBLISHED:
Ordinance 21-O-0001
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EXHIBIT “A”
RECOMMENDATION # 21-RC-0002
TO: The Honorable Mayor and City Council
SUBJECT: PC 20-21
Zoning Text Amendment for the regulations of Recreational Vehicles in Residen-
tial Districts
DATE: February 2, 2021
DECISION: The motion to approve 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 West Chicago community.
Respectfully submitted,
Barbara Laimins
Chairperson
VOTE:
For Against Abstain Absent
Hale
Kasprak
Dettman
Laimins
Devitt
Banasiak
Ordinance 21-O-0001
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDAITEMNUMBER: _ 29-4.
City of West Chicago Economic Development Plan
2021-2025 FILE NUMBER:
COMMITTEE AGENDA DATE: Feb. 8, 2021
Resolution No. 21-R-0010
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE =—
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
In September 2020, Development Committee members were provided a copy of the first draft of the
City of West Chicago Economic Development Plan 2020-2024. Preparing an economic development
plan was called for in the City’s Strategic Plan and Staff researched and wrote it without the
assistance of a consultant. During the ensuing months, some time was spent in Development
Committee meetings reviewing and discussing sections of the Draft Plan.
Comments were noted which led to a few changes. For the most part, the document stayed true to
the relevant elements noted in the Strategic Plan, while adding new and supportive data, and
acknowledging that the current worldwide pandemic would affect economic development in ways that
are not so easily predicted. Increased reliance on shopping online has occurred and this is unlikely to
change back, if it does at all, for several years. This means less retail development but more service
and entertainment opportunities. Of course, manufacturing and related uses are this City’s strength
and will continue to be encouraged.
Staff has renamed the document to reflect the years 2021-2025, the period it initially covers. A copy is
provided as an attachment of the revised Draft Plan.
ACTION PROPOSED:
Recommendation to City Council to adopt the City of West Chicago Economic Development Plan
2021-2025.
COMMITTEE RECOMMENDATION:
Attachments:
Draft Economic Development Plan 2021-2025
Resolution 21-R-0010

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RESOLUTION NO. 21-R-0010
A RESOLUTION APPROVING THE CITY OF WEST CHICAGO
ECONOMIC DEVELOPMENT PLAN 2021-2025
WHEREAS, the City Council of the City of West Chicago supports the attraction, devel-
opment and preservation of business within the City of West Chicago; and,
WHEREAS, the West Chicago Strategic Plan called for the preparation and adoption of
an Economic Development Plan for the City.
BE IT RESOLVED by the City Council of the City of West Chicago, in regular session
assembled as follows:
Section 1. The City of West Chicago Economic Development Plan 2021-2025 is hereby
approved as the Economic Development Plan for the City.
Section 2. That all resolutions, or parts thereof, in conflict with the provisions of this
Resolution are, to the extent of such conflict, expressly repealed.
Section 3. That this Resolution shall be in full force and effect from and after its adoption
and approval as provided by law.
APPROVED this 15th day of February, 2021.
AYES:
NAYES:
ABSTAIN:
ABSENT:
Mayor Ruben Pineda
ATTEST:
City Clerk Nancy M. Smith
Resolution 21-R-0010
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DRAFT City of West Chicago
Economic Development Plan 2021-2025
February 2021

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DRAFT CityofWestChicagoIEconomicDevelopmentPlan2021-2025
2

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DRAFT City of West Chicago | Economic Development Plan 2021-2025
| EXECUTIVE SUMMARY
A number of components go into making an economic development plan and it begins with an
assessment of current conditions. With little land remaining for residential development and
shifting demographics, population growth has slowed to a trickle. Still growth remains positive
and residents are younger in a state experiencing a contraction and an aging population.
Furthermore, the plan to bring new residences to the downtown could add a highly significant
1,000 new residents to the City. Many of these new residents are expected to be Millennials,
who place significant value on finding a diverse community—a plus for West Chicago.
In economic development, building on one's strengths is important and a key strength favoring
West Chicago is its manufacturing base. Manufacturing provides 25% of the jobs in West
Chicago compared with 11% in DuPage County. With its older population, the County sees
health care as a somewhat stronger trend, something West Chicago may benefit from as its
residents age as well. However, West Chicago will continue its manufacturing dominance for
the foreseeable future and policies should be in place to support that.
Manufacturing jobs can offer a good wage, but the recent influx of transportation, logistics, and
warehousing jobs may suppress City-wide averages. Higher wage occupations typically require
stronger educational attainment. A challenge for West Chicago comes in education and
training, helping more young residents to obtain a high school diploma or college degree
coupled with an increased emphasis in the marketplace placed in on-the-job training. Higher
achievement will help stem the "brain drain" away from the community and help ready the City
for a long-range future reliant more on knowledge-based employment.
Retail is a challenge for many communities nationwide as online purchasing options increase.
Nevertheless, West Chicago has managed to maintain a modest increase in sales tax revenue in
the years since the Great Recession. Of course, year-to-year there has been volatility to these
sales tax figures. The relocation of an automobile dealership outside the City may explain some
of it. The recent addition of two large used car sales locations could help make up for that loss.
Retail leakage, where buyers go outside the City or online to make purchases, suggest
opportunities in the general merchandise, apparel and furniture businesses. However, these
products are available online or within an easy drive of the City. In addition, much of the City's
retail building stock is dated and functionally obsolete. A better opportunity exists with
destination- oriented restaurants and food services, which should be actively sought for the
community.

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DRAFT City of West Chicago | Economic Development Plan 2021-2025
The link between housing and economic development is critical and a strength for West
Chicago. The inability to find employees in close proximity to a business can influence location
and expansion decisions. West Chicago has a range of housing opportunities, well-matched to
income levels. Lacking is the newer, highly amenitized rental opportunities, which the Central
Main Street Redevelopment Plan Update seeks to correct. Downtown apartments will also add
"rooftops" to boost activity with downtown business. In general, more housing is needed to
attract and support retail anywhere in the community.
Infrastructure is a key factor with economic development and another West Chicago advantage.
Historically a center of freight train activity, West Chicago has land remaining for new
businesses needing rail, as well as existing buildings with access to a spur. Also, the downtown
provides easy access to Metra's commuter rail network and Chicago. From the air,
DuPage Airport, Illinois' third busiest, is situated on the City's west side. On the ground, the City
has three urban highways serving its north, south and east sides and is a short distance from 1-
88. Finally, West Chicago utilities are well-equipped to handle most business needs.
A SWOT analysis shows many strengths for the City's economy, including its location, affordable
land and housing, nearby cultural amenities, robust manufacturing base, supportive local
government and modest cost of living. Weaknesses lie in the State's financial condition, some
out-of-date housing stock and retail buildings, a low density of housing insufficient to support
retail, and a lack of retail and restaurant options. Opportunities include the national re-shoring
trend, transitioning to a knowledge-based economy, tapping various training and grant
programs, improving the downtown, and the potential for in-place expansion. Finally, threats
are seen in national protectionist trade policies, low cost overseas labor, State finances and
business environment, and the outmigration of young residents to other areas. Some are within
the grasp of the City to address, while others are on a global, national or State level.
The plan contains a list of tasks to help address the major concerns or support the major
strengths in the community. Chief among these is the creation of an Economic Development
Task Force, made up of local business advisors, who can serve as a sounding board and provide
their insights into the community, offer transparency and creative thinking, and serve as
ambassadors for the tasks contained herein. Other tasks focus on embracing the manufacturing
sector and revitalization of the downtown. It is an aggressive list of activities, some of which will
require increased resources from the City in order to accomplish the goals.

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DRAFT City of West Chicago | Economic Development Plan 2021-2025
| INTRODUCTION
Now is the time for the City of West Chicago. With a Mies Be
Elevate West Chicago's competitive
proud history and opportunities ahead, the City must position as one of the prominent
enhance its economic base while navigating through
commercial centers and major
lobal ic. shifts. The chalk ill b employment hubs within DuPage County
global economic shifts. The challenge will be to fn aye sulin apa ie =
maintain a healthy manufacturing setting while West Chicago Strategic Plan (2016)
transitioning, eventually, towards a knowledge-
based economy. In addition, attracting retail in a world increasingly participating in online
purchases presents more challenges. Other factors, such as housing, education and
infrastructure need to be taken into consideration, as well.
The Economic Development Plan provides a roadmap for this journey for the next several
years. While able to stand on its own in many ways, it is also inextricably linked to other plans,
strategies and policies of the City.
This report contains an extensive evaluation of existing conditions and trends related to
economic development in West Chicago. Using this information and other anecdotal
information, a Strengths-Weaknesses-Opportunities-Threats (SWOT) review was prepared.
Based on this, action items were created which address the needs and support the strengths
found for West Chicago.

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DRAFT City of West Chicago | Economic Development Plan 2021-2025
| EXISTING CONDITIONS
Demographics
The City of West Chicago's current population is about 27,045 residents. West Chicago has
experienced population growth at a rate roughly mirroring DuPage County, although the City
saw large in-migration between 1990 and 2000. Today, with available residential land largely
built-out, growth has slowed to an annual rate of 0.5%. This contrasts with the State of Illinois,
where a 0.7% population joss was experienced.
The U.S. Census projects flat growth in West Chicago for the foreseeable future, although with
an eye towards “adding rooftops" a more sizable increase in population could be realized. The
Central Main Street Redevelopment Plan Update (2018) calls for adding residences adjacent to
the downtown, with the potential for 500 new dwelling units and 1,000 new residents in the
next five years. Annexation, coupled with development of some of the last tracts of available
open space, could also combine to contribute residents to the City. Adding population will help
support the many retail and restaurant businesses in the City, today and in the future.
Population Growth Rates
60%
50%
40%
30%
20%
10%
0%
-10%
1980 1990 2000 2018 2019 est.
=——West Chicago = DuPage County Illinois
The City also benefits from its diversity. With over 50% of the City's residents identifying as
Hispanic/Latina, the City's multi-cultural character serves as a source of pride and
6

===== PDF PAGE 19 =====
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DRAFT City of West Chicago | Economic Development Plan 2021-2025
distinction. Importantly, this character can serve as a tool to attract development and new
residents, especially as younger Millennials place significant value on diversity when deciding
where to live. The City has taken a number of steps to promote community cohesion and
inclusion, such as sponsoring several festivals celebrating history and diversity.
Ethnicity
90.0%
80.0%
70.0%
60.0%
50.0%
40.0%
30.0%
20.0%
10.0%
0.0%
, s- —§ _
Hispanic or Latino Asian Black or African Americanindian Native Hawaiian
American
lm West Chicago MDuPageCounty illinois
When examining the age distribution of West Chicago residents, one key storyline emerges:
Much of the nation's population is aging—including that in Illinois and DuPage County—but
1896 Age Groups
16%
14%
12% j ;
10% | |
8% !
6% | }
- | dl
o, a i LI : | &
& & & & & &® & & & & & & ye
oo ee ee et op a
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we eo ¥ ec ee SF GF
m West Chicago DuPage County Illinois ¥
7

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DRAFT City of West Chicago | Economic Development Plan 2021-2025
West Chicago remains relatively young. The percentage of children is higher in West Chicago,
while the proportion of seniors over 65 years of age is lower. Even adjacent communities’ senior
populations are proportionately as much as twice that found in West Chicago. Cities with aging
populations see shifts in overall consumption habits, so it is important to match economic
development and future housing outcomes with the population. New Senior and "empty nester"
housing will help keep that age group in West Chicago.
Seniors (65+)
14% 14% pb
13%
12%
12%
11%
10% : Se
+ z i
‘a
West Chicago. IL Batavia. IL Warrenville. IL Bartlett IL Winfield. tL
St Charles, IL Geneva, IL ‘Wayne, IL Carol Stream. IL Hanover Park. IL
Income and Education
Median Household Income (MHI) is lower in West Chicago than that found for DuPage County,
with 2018 figures coming in at $74,491 and $84,908, respectively. MHI in Illinois falls below
West Chicago. Per-capita income levels see an even greater gap, but this is due to differences in
average household size, which is 3.65 in West Chicago, contrasting with 2.68 in DuPage County.
Since 2013, increases in MHI have exceeded those for the State and DuPage County. Lower
incomes have a compounding effect on low retail spending in a community.
One reason for the difference in MHI may be that the West Chicago population in their peak
earning years (45+) is relatively lower than that found in the county.
Another difference in MHI may be due to education levels. There is a strong correlation
between wage levels and educational attainment. Residents in West Chicago with only a high
school diploma earn an average of $22,750 annually, compared with $51 ,902 for those with a

===== PDF PAGE 21 =====
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DRAFT City of West Chicago | Economic Development Plan 2021-2025
Bachelor's Degree or higher. In 2017, only 24% of the City's residents held a Bachelor's Degree
or higher; this compares with 48% in DuPage County. There is also a strong correlation between
educational attainment and unemployment, where those without a high school diploma
experience twice the rate of unemployment compared with those possessing a diploma. Those
with at least some college or more experience the lowest unemployment rates.
Income Levels
$90,000
$80,000
$70,000
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
West Chicago DuPage County Illinois
™ Median Household Income @ Per Capita Income
Educational Attainment
Bachelors Degree or Higher
Associates Degree
Some College
High School Diploma Only
Peas
No High School Diploma ESTE Nee
0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0%
illlinois mDuPage County wm West Chicago
What about future demands? Estimates are that employment in West Chicago will contract
0.3% per year over the next ten years, but those requiring a post-graduate degree will increase
9

===== PDF PAGE 22 =====
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DRAFT City of West Chicago | Economic Development Plan 2021-2025
0.4% per year for the same period (JobsEQ, 2019). The forecast also mentions that on-the-job
training will see an annual growth rate of 0.2% during the next decade. Making the community
an exciting and attractive place to live, work and play will help attract more highly educated
residents and avoid "brain drain" by keeping highly educated residents in town. The aging housing
stock, a lack of retail options due in large part to low housing density, and a too quiet downtown
should be addressed to enhance the attractiveness of the City.
10

===== PDF PAGE 23 =====
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DRAFT City of West Chicago | Economic Development Plan 2021-2025
| THE EMPLOYMENT ENVIRONMENT
Manufacturing and Wages
West Chicago is an employment center. Businesses in West Chicago employ more than 16,000
workers. Just ten percent of those are residents who live and work here. Nearly 12,000
residents work outside of the community in Chicago, Aurora, Elgin, St. Charles, Carol Stream and
elsewhere. West Chicago's dominant industries are Manufacturing, Warehousing, Construction
and Waste Management (e.g., scavenger services).
A look at employment by industry type reinforces that the City benefits from a strong
manufacturing sector, which provides 25% of the jobs in West Chicago. By comparison, DuPage
County's largest employment sector is Health Care and Social Assistance, at 12%, followed by
manufacturing at 11%. The aging of the population creates a shift in demand for certain
services such as more health care (just three percent of West Chicago's employment). This is a
trend that, while possessing a younger population today, West Chicago should consider as new
housing opportunities arise and are sought. It should be mentioned that a recent influx of
warehousing and transporstion may boost their relative dominance.
Jobs by NAICS Industry Sector
Accommodation Other Services
Health Care and and Food 5 (excluding Public
Social Assistance, Services, 4.7% ___ Administration),
3.5% / | —— 1.1%
Educational
Services, 1.1% _——34@ Construction,
11.5%
Waste -
Management and
Remediation, 16.3%
2) Retail Trade,
Professional, _—
Scientific, and
Technical Services,
10.1%
Manufacturing,
Transportation and
Warehousing, 2.6%
While trends suggest the need to be open to possible changes, the City's unique position as a
manufacturing hub is not waning and should be cultivated. Manufacturing can offer much
higher wages than many other employment clusters, such as warehousing, or retail and food
services. It is worth noting that the recent development in the City of logistics and warehouse
11

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DRAFT City of West Chicago | Economic Development Plan 2021-2025
facilities brings a lower wage job, so a renewed focus on true manufacturing is in order.
Also important to know, by far the strongest industries (based on Location Quotient, which
compares the local concentration of an industry-type with the nation's concentration for the
same industry) within the manufacturing category in West Chicago are chemicals (LQ 9.80) and
electronics manufacturing (LQ 5.33). However, both of these industries are projecting declines in
employment over the next ten years. Sometimes this presents an opportunity to work towards
increasing the local consolidation, as these businesses leave other locations. West Chicago
could become the place where these businesses consolidate their divisions, thus retaining their
stature in the area. On the other hand, it may be a signal to work towards diversifying the City's
industries. Tasks relating to both approaches are included at the conclusion of this Plan.
Industry Clusters for City of West Chicago, IL as of 2018Q4
$80
Machinery Mfg.
Electric flectronies Mfg. 2aek Construction
$75 (Q 5.33 ‘a: a) 1Q: 1.69
ry Agricultural Pharnyateutical
3 LQ: 1.59 LQ: ey?
8 szo Wood#Paper * Utilities
ba LQ: 0.96 La 136
2 Chemical Fog.
7 (Q: 9.80 Lage) Freight Tran.
& LQ: 1.20
a
= Media Retail — Auto /gmto-related
$60 1a. 0.65 Q°1.261Q°1
e ° Professional Sve.
a Metal & Prauuct Mfg. LQ: 140
5 LQ: 2.22
z 995
Education
$50 LQ: 0.63 Competitive Advantage Threshold
1.60 1.40 1.20 1.00 0.30 0,60 0.40 0.20 0.00 0.20 0.40 0.60
Average Annual Employment Forecast Rate(%) 201 8Q4-2028Q4
Retail Sales and Sales Tax
According to data from ESRI's Business Analyst, West Chicago is a supplier to the area when it
comes to Specialty Food Stores (e.g., the Mexican grocers inthe City) and Lawn and Garden
Supplies (e.g., Menards). Shoppers need to leave the City for General Merchandise, Apparel,
Furniture, Books and Office Supplies. Leakage/Surplus Analysis is a somewhat blunt instrument,
but overall trends may be derived from looking at its data. A more nuanced approach might
conclude that unmet local demand is being provided by online retailers and nearby department
stores.
12

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DRAFT City of West Chicago | Economic Development Plan 2021-2025
A small amount of "leakage" is seen in the restaurant industry and means it is a possible target
for economic development efforts, bringing in new restaurants that are destination-oriented
and "Internet proof’. Easy proximity to the large department stores is a more difficult
challenge to overcome.
2017 Leakage/Surplus Factor by Industry Group
Automobile Dealers
Other Motor Vehicle Dealers
Auto Parts, Accessories, and Tire Stores
Furniture Stores
Home Fumishings Stores
Electronics & Appliance Stores
Building Material and Supplies Dealers
Lawn and Garden Equipment and Supplies Stores
Grocery Stores
Specialty Food Stores
Beer, Wine, and Liquor Stores
Health & Personal Care Stores
Gasoline Stations
Clothing Stores
Shoe Stores
Jewelry, Luggage, and Leather Goods Stores
Book, Periodical, and Music Stores
Department Stores (Excluding Leased Depts.)
Other General Merchandise Stores ae
Florists =e
Office Supplies, Stationery, and Gift Stores
Used Merchandise Stores —=
Other Miscellaneous Store Retailers
Electronic Shopping and Mail-Order Houses
Vending Machine Operators
Direct Selling Establishments
Special Food Services —__=-—
Drinking Places (Alcoholic Beverages) [Reed
Restaurants/Other Eating Places B
-60 -40 -20 0 20 40 60 80 100
Leakage/Surplus Factor
13

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DRAFT City of West Chicago | Economic Development Plan 2021-2025
The location of retail near "rooftops" (the close proximity of a high density and numbers of
residents to retail opportunities) has been a challenge for the City. The City's residential density
is hampered by the amount of forest preserve, airport, Fermi Lab and golf course land within
and near its borders. The most successful retail area in West Chicago, near the intersection of
Neltnor Avenue and North Avenue, is across from one of the least successful—and the
proximity of "rooftops" is one of several factors that come into play. Other land in that vicinity
is zoned for retail, but the likelihood of it actually becoming retail is very low, according to the
West Chicago Route 59- North Avenue Market Study {2017). Housing and its impacts is
discussed in more detail later on in this Plan.
S7acnone West Chicago Sales Tax
_ SaHVMR maT
$6,000,000
Total
$5,000,000
$4,000,000
$3,000,000
$2,000,000
$1,000,000
S-
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018
Data from the Illinois Department of Revenue indicates a steady, modest increase in sales tax
revenue for the City in the years since the Great Recession (averaging three percent and
comparing favorably with inflation at 1.8%). A brief disruption in this trend was experienced in
2015-2017, the result of an automobile dealer leaving town. It can be reasonably anticipated
that this gap will be filled by revenues from the recent opening of two new dealerships
specializing in pre-owned vehicles.
14

===== PDF PAGE 27 =====
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City of West Chicago | Economic Development Plan 2020-2024
15%
Change in West Chicago Sale Tax Collections
10% Year-Over-Year (%)
5%
0%
-5%
=== Change in Sales Tax Revenue (%) U.S. Inflation Rate
-10%
4
2 ©
‘Y y
© ©
%» & %
\ oS s “
© 2 ” 4s ”
Retail jobs tend to be on the lower end of the wage scale. Nevertheless, the availability of retail
is seen as critical to the character of any community, in addition to the ability to buy what you
want and when you want it.
Housing and the Economy
Housing and economic development are inextricably linked. Of course, construction-related
jobs are created when houses and apartment buildings are built, but housing's reach is even
greater. New housing helps to attract new residents and retain existing ones. These residents,
in turn, spend money locally on retail, services, food and entertainment. In addition, the
availability of diverse, quality housing is essential to any community's ability to retain and attract
businesses and jobs.
West Chicago possesses a diverse housing stock that meets the needs of a range of individuals
and families. The City's median home value (MHV) of $253,000 aligns well with its median
household income. A significant portion (46%) of owner-occupied homes sees values between
$200,000 and $399,999-these homes are most attractive to middle-income families. A
sizeable number of less expensive starter homes are also available {39%). About 15% exceed
$400,000 in value.
15

===== PDF PAGE 28 =====
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City of West Chicago | Economic Development Plan 2020-2024
Owner Occupied Home Values
45.6%
19.5%
14.8%
11.6%
6.3%
1.1% 0.5% ee 0.7%
ecarteoe eats
C) 2 ) 2 2 © 2 Sy)
ey o oo oe o & ao Ss
a re) 2 2° eo) oP 1” oy
a q oF ss s as A “
L & RS Ra 9? o o? 4
PAS 9 Sf Ss Ss
wv S s ay RS s
* yy oy a y
One of every three residences in West Chicago is renter occupied. Much of this stock is older
and lacks the amenities and finish-levels frequently demanded by Millennials. Without "Class A"
rental stock, the City's ability to attract these individuals becomes markedly more difficult.
Evidence of this dearth in high-end apartments is apparent when comparing rents. The median
rent for an apartment in West Chicago is $1,066 per month; the rent for surrounding
communities is a full one-third higher at $1,413. Providing new, highly-amenitized apartments
is one of the goals coming out of the Central Main Street Redevelopment Plan Update,
Average Rent Rates
$2,000 ws 0 ot?
$1,500
$1,000
- 7
$-
al e & & * ¢ - o
e & 7 & TK TSF
16

===== PDF PAGE 29 =====
[Extraction: OCR (rendered-page OCR)]
City of West Chicago | Economic Development Plan 2020-2024
mirrored in this Plan, which will have the added critical benefit of bringing more people and
spending to the downtown.
Vacant/Abandoned Housing Units
Finally, consider the City's housing abandonment rate. With 2.1% of the City's homes vacant or
abandoned (this does not include homes while in-between tenants or buyers), the
abandonment rate is twice the average of the surrounding communities. This is when the City's
code enforcement officers become economic development advocates, by addressing the
potential for blight in the community.
Infrastructure and Jobs
The final piece needed for coordinating any city's needs for a strong economy and employment
base includes a discussion of infrastructure. Here, West Chicago benefits from three urban
highways-IL 59, IL 38 and IL 64-which provide excellent regional access to and from jobs in
West Chicago. I-88 is a short drive away. Importantly, Metra commuter rail includes a station in
downtown West Chicago, providing easy access to Chicago and places in between. In fact, the
amount of rail in the City is extensive and available for the movement of freight in many
manufacturing areas. Finally, DuPage Airport calls West Chicago home making freight and
private jet service available for those needing air transport.
West Chicago also has its own water supply and wastewater treatment plant. It is a partial-
waiver community and subject to the DuPage County Stormwater Rules. Commonwealth
17

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City of West Chicago | Economic Development Plan 2020-2024
Edison, a unit of Exelon Corporation, provides electricity and NICOR Gas, owned by Southern
Company, provides natural gas to the community. Fiber optic lines and cable services are also
available in the community.
Infrastructure is a real asset in West Chicago. The City's ability to adapt to the future as air
transport needs change, commuter patterns shift or driverless vehicles gain in acceptance is
critical.
18

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City of West Chicago | Economic Development Plan 2020-2024
| OTHER PLANNING AND ECONOMIC DEVELOPMENT WORK
The City of West Chicago has long recognized the need to organize and focus its efforts to create
a unified vision for development and promote growth within the community. The Economic
Development Plan does not stand as the only tool available when considering the economic future
of the community. Previous planning efforts and studies have played a role and continue to do
so. These include:
e Central Main Street Redevelopment Plan Update
(2018)
e Route 59- North Avenue Market Study (2017)
e West Chicago Strategic Plan (2016)
e Comprehensive Plan (2006)
e Various TIF reports
Special mention is made of two of the plans:
e Inthe Strategic Plan (2016}, significant effort was
made to develop Action Items for five business districts in the City. Many of these, but not
all, were carried over into this document as Tasks. Some were updated and others
were completed or not deemed to be within the five-year planning timeframe of this
Plan.
e Essential recruiting activities are underway in an effort to implement the Central Main
Street Redevelopment Plan Update (2018). The outcome will play a large role in
determining the next steps taken by the City.
19

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City of West Chicago | Economic Development Plan 2020-2024
| SWOT ANALYSIS
A Strengths-Weaknesses-Opportunities-Threats (SWOT) analysis can provide a quick way to
understand fully the necessarily complex set of topics that go into designing a list of future
tasks for an Economic Development Plan. The analysis can take into account the kinds of
information already reviewed in this Plan, coupled with external factors that are well-
documented outside of the Plan. The goal is the identify weakness and threats which need
to be addressed and the opportunities
and strengths available to assist or build Strengths
upon.
National/Global
Strengths
e U.S. remains a low-risk, high-
The City of West Chicago can boast transparency investment
many strengths: a healthy a
manufacturing sector, strong State/Region
employment base, affordability, Meera eat br iting
e
and location within the region, to . oh east
e Number and quality of institutions of
name a few. higher education
: a . Technical training schools
Multiple rail lines, a Metra station ° - a:
e Dining and shopping opportunities
downtown, the DuPage Airport, a . :
, 9 P e Cultural and recreational options
proactive City Council and the * Entrepreneurial programs
availability of local incentives help e High productivity of regional workforce
to distinguish the community from e Diversified regional economy
others in the area when making e Lagging median income levels
location decisions.
e Strong employment base
e Access to region
e Mature and robust manufacturing base
e Strong transportation infrastructure
e Housing that is affordable
e Proactive City Council
e Quality parks system
e Relatively inexpensive land costs
e Some tax incentive programs
20

===== PDF PAGE 33 =====
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City of West Chicago | Economic Development Plan 2020-2024
Weaknesses
One of the more significant weaknesses for West Chicago is the deteriorating and obsolete
commercial property inventory. The lack of rental stock attractive to Millennials is another.
Finally, perception of the City is something the City has worked hard to overcome.
. . _ Weaknesses
The City has little control over training
levels of employees, but the Economic National/Global
Development Coordinator can help link « ° Tadewels thidaten eeanoniie
businesses with community colleges for growth and stability
training opportunities.
9 oPP State/Region
Lack of housing density is a consistent
theme affecting both housing choice and » -— BiSte Fineiala) Qorisiien
F e State tax structure
retail success.
e Lack of cohesive workforce strategy
The State's poor fiscal health is also not
in the City's control, but for companies
seeking a northeast Illinois location, West * Lagging median income levels
Chicago has a lot to offer. e Aging housing stock; lack of quality rental
e “Leakage” of retail and restaurant spending
e Need for additional training
e Outdated and poor quality retail space,
requiring expensive redevelopment, more than
simple rehabilitation
e Perception within the region
e Segments of man road corridors lack aesthetic
appeal
e Low density of households to support retail
with expanses of land dedicated to the Airport,
Forest Preserve lands, Fermi Lab and Reed -
Kepler Park
21

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Opportunities
Despite the existence of several significant
impediments to growth, West Chicago has
an abundance of opportunities within its
grasp. This list begins with the potential
for new high quality multi-family
residential development and commercial
revitalization in the downtown.
Related to this is the opportunity to
cultivate a vibrant arts scene in the central
business district, building upon existing
arts initiatives and organizations such as
Gallery 200, People Made Visible and the
City’s Cultural Arts Commission, among
others. A thriving arts scene could serve as
a powerful and attractive force for young
creative professionals from around the
region.
West Chicago has several large sites,
zoned and available for new
manufacturing, office or research-related
facilities. This is something unique to West
Chicago compared with cities located to
the east.
Finally, the underutilized commercial
space in West Chicago, especially near
Routes 59 and 64, possesses the potential
for revitalization.
City of West Chicago | Economic Development Plan 2020-2024
Opportunities
22
National/Global
e —Reshoring trend
e Transition to the “Knowledge
Economy”
e Technological advancements
e Sustainable growth emphasis
State/Region
e EDGE tax credit program
e Worker retraining program
e New housing and commercial development
downtown
e Strong parks and recreation opportunities
e Develop housing stock to appeal to Millennials
e Commercial growth near Routes 59 & 64 and
industrial growth near Roosevelt and Fabyan
e Enhance City’s appearance along certain
corridors
e Continued downtown revitalization
e Reuse of the former General Mills campus
e Artist community in the downtown
e Business/restaurant/retail incubator spaces
e Attract suppliers and customers of existing
businesses, especially manufacturing firms

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Threats
Many of the threats are external to the
City of West Chicago but impact the City
nonetheless. The “Knowledge Economy”
and an aging population are two
examples.|n the long term, the ability to
maintain a strong manufacturing sector
will likely depend on its ability to adapt to
many aspects ofthe Knowledge Economy.
Also, an aging population will eventually
catch up with West Chicago.
The "brain drain" can be staunched with
success managing the opportunities
discussed earlier. But with such heavy
reliance on manufacturing, it may be hard
to "turn the ship" towards a more
diversified selection of business sectors
which will provide the jobs attractive to
Millennials.
The biggest obstacles are the business
environment in Illinois, but as indicated
earlier, West Chicago can compete if a
northeast Illinois location is in the mix.
City of West Chicago | Economic Development Plan 2020-2024
Threats
National/Global
Trade wars
Protectionist trade policies
Low-wage labor overseas
U.S. debt levels
High health care costs
Transition to the “Knowledge Economy”
Climate change
Rapid changes in skillset needs
Political gridlock in Washington D.C.
Aging population
State/Region
Local
23
State pension obligations
State budget deficit
Slow regulatory and permit approval process
in Illinois
Potential “brain drain” as young, talented
workers leave West Chicago for other
opportunities
Limited options for diversifying tax base
Continued underutilization of former General
Mills space

===== PDF PAGE 36 =====
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City of West Chicago | Economic Development Plan 2020-2024
TASKS
The outgrowth of the exercise above is to generate a clear list of items to be addressed through
task development. Some are derived directly from the West Chicago Strategic Plan. Others
come from this document. In any case, the following list provides an aggressive approach to
economic development in West Chicago for the next few years, broken into categories based
on priority and relative cost.
High Priority Low Cost i: Invest in and launch a robust, proactive
. . economic development program, led by
Establish_an Economic Development Task tate hil AR DEAS WHER IHTE IDNR
Force. The Task Force would be an advisory and real estate development community
body that contains not only representatives to promote West Chicago as aplace to
Invest in a range of commercial and
industrial uses, and build an
elected officials, but also a purposeful mix of entrepreneurial spirit.
from the City of West Chicago staff and
private sector actors, including developers,
+: Establish targeted investment
economic development strategies for
business owners, realtors, listing agents, each area of the City’s five business
districts, tailored to corridor and site-
Specific conditions.
property managers, property owners,
banks, and others. These groups are
sometimes called the Mayor's Council of
Economic Advisors. As experts on the local - West Chicago Strategic Plan (2016)
economy, the group would meet regularly to
recommend priorities and advise on the course of action the City should take. This
action would expand on the City's commitment to support local business and economic
development in West Chicago. (Set up in Year One, then ongoing)
Embrace_manufacturing as the predominant sector within the City. As the leading business
and jobs sector in West Chicago, manufacturing has long been a strength here. This
recognizes and is supportive of the on-shoring trend. Pursue a targeted, cluster-based
strategy. Furthermore, wages tend to be higher than for many employment clusters.
Opportunities may be available for suppliers and customers of existing manufacturing
firms and could be targeted. (Ongoing)
Actively determine the locations for new housing and consider ways to attract appropriate
developers. Match potential residential developers with the properties identified for
future housing. Promote the locations online and with mailed brochures. (Years 1-3)
24

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City of West Chicago | Economic Development Plan 2020-2024
Support businesses in emerging employment sectors by partnering with local and regional
organizations, including the College of DuPage, Choose DuPage, Western DuPage
Chamber of Commerce, the DuPage County Hispanic Chamber of Commerce, and the
West Chicago Hispanic Business Coalition. {Years 1-5)
Find ways to link local businesses with available grants and other assistance. There are a
number of resources available for new and existing businesses outside of any City
programs. The Economic Development Coordinator should stay aware of these and help
make connections as appropriate. (Ongoing)
Work with code enforcement where appropriate. It is important not to allow properties to
fall into disrepair to maintain a positive image for the City. The Economic Development
Coordinator should report troubled properties to Code Enforcement personnel where
needed and liaison, if appropriate, with problem businesses. (Ongoing)
High Priority | High Cost
Establish a formal Business Retention and Expansion (BRE) program. Recognize that most
growth by far occurs through the expansion of existing businesses and that a properly
implemented BRE program will maximize growth potential, work to remove or mitigate
local obstacles to growth and develop contingency plans should there be plant closings
or serious economic changes. A variety of surveys could help identify potential
candidates (or those "at risk" of closing). The City may also look towards creation of an
incentives program. Criteria would need to be developed for eligibility based perhaps on
the magnitude of the expansion or potential loss. A program like this requires adequate
funding but other aspects of development, such as reduced permit fees, could also be
helpful. (Routine efforts Years 1-2, Program in Years 3-5)
Actively recruit new retail and restaurant users to the community. This must occur with
the whole City in mind, but with special attention paid to the downtown. Consider
establishing business incubators within the City as a public-private partnership. Make full
use of an expanded Retail-Restaurant Grant and Facade Grant programs. (Years 1-5,
Incubator Year 5)
Formalize_and refine new business support programs by engaging with local and regional
organizations, such as the Small Business Development Center, to support
entrepreneurs. Provide site selection assistance. Help "walk" applicants through the
zoning and building approval processes. Make appropriate use of expanded Retail-
Restaurant Grant and Facade Grant programs. (Years 1-5)
Implement the Central Main Street Redevelopment Plan Update. Adopted in 2018, steps
have been taken to identify the primary and secondary developers with whom to
25

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City of West Chicago | Economic Development Plan 2020-2024
negotiate a redevelopment agreement as a first phase of plan implementation. Focus on
gaining mixed use /TOD development with Class A rental accommodations. Subsequent
development agreements should follow. (Years 1-5)
Advocate for ways to activate the downtown. As redevelopment occurs, including a new
City Hall, the inclusion of public space that can be used for various passive activities
(from an outdoor lunch with friends to an impromptu concert, etc.) will benefit the
downtown and put more pedestrians on the sidewalks. Also, create a series of "pop up"
events, allow food carts/trucks and event-related open streets. Work with downtown
businesses to gain their participation in festivals located in the downtown. (Years 1-5)
Create and adopt a formal Roosevelt Road Corridor Development Plan. Done in
cooperation with the City Planner, it should detail the community's vision for the area,
address public infrastructure needs, and provide subarea and site-specific detail on infill
redevelopment strategies. (Years 4-5)
Support cultivation of a vibrant arts scene in the downtown. A thriving arts scene would
serve as a powerful and attractive force for young creative professionals from around
the region. (Years 2-5)
Continue to use and expand development-related incentive packages. Property tax and
permit fee abatements have been routinely employed recently. Often these depend on
IGAs with other governmental bodies. Sales tax rebates, the creation of special service
areas and industrial revenue bonds are other tools available, as well. (As appropriate)
Tax Increment Financing. TIF is a traditional and excellent way to generate revenue to
support infrastructure installation and new development in targeted areas. Providing
competent management of the existing TIFs is essential. Working to re-TIF the downtown
will become critical to its eventual success and the implementation of the Central Main
Street Redevelopment Plan Update. (Continuous, Re-TIF Year One)
Low Priority! Low Cost
Find ways to link local colleges with the training needs of local businesses. The trend
towards on-the-job training can be supported often through programs created and
resourced by nearby community colleges. Surveys could help identify training needs. (As
needed)
Encourage development of health care and “Knowledge Economy” businesses. Active
recruitment is called for in the mid-term, but working to identify available locations is
warranted. This will take advantage of overarching trends in demographics and the
economy. (Ongoing)
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e Business friendly codes. A systematic review of key zoning requirements, locally
amended building codes, internal policies and fees should be undertaken to identify
those that may be revised to make the community more business-friendly. (Ongoing)
Low Priority! High Cost
e Encourage small business incubator and accelerator space. In partnership with colleges
and universities located in the western suburbs, certain available manufacturing and
commercial space might be developed for this activity. Projects could be developed
with a mixture of public, private, nonprofit and college resources. (Years 3-5)
e Work with the new owner to develop a long-range plan for the former General Mills site
All options should be “on the table" as the future of this site is considered. Cooperation
with the new owner is essential. (Years 3-5)
e Broaden the facade improvement program to a City-wide effort. Significantly more
funding would be required, but key corridors outside of the existing downtown program
could be better defined, made more attractive and aided with this effort. (Years 4-5)
e Sub-Area and Corridor Plans. As these opportunities arise, make sure a sustainable
economic development perspective is heard so the City can retain its business-friendly
environment. The Roosevelt Road Corridor Plan, mentioned earlier, is one example of
these. (As needed)
e Support transportation modernization. The City's ability to adapt to the future as air
transport needs change, commuter patterns shift or driverless vehicles gain in
acceptance is critical. (As needed)
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