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E€ I Y O F
WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
Approved 9/21/21
MEETING MINUTES
PLAN COMMISSION/ZONING BOARD OF APPEALS
September 8, 2021 7:00 P.M.
1.. Call to Order, Roll Call and Establishment of a Quorum
Chairperson Laimins called the meeting to order at 7:00 p.m. Roll call found Chairperson Laimins,
Commissioners Hale, Banasiak, and Kasprak present. Commissioners Henkin, Billingsley, and
Devitt were excused. With four members present, a quorum was established.
Staff in attendance was City Planner John Sterrett.
2. Chairman’s Comments
None
3. Approval of the Draft Minutes of the August 3, 2021 Plan Commission Meeting
Commissioner Kasprak made a motion, seconded by Commissioner Banasiak, to approve the
August 3, 2021 Plan Commission meeting minutes with the correction of a scrivener’s error to the
vote count for adjournment. With a voice vote of four (4) “ayes” and zero (0) “noes”, the motion
carried and the draft minutes of the August 3, 2021 Plan Commission meeting were approved.
4. Public Hearing of Case PC 21-05 — 511 East Roosevelt Road — Extreme Clean Car Wash —
Final Planned Unit Development and Special Use Permit
Commissioner Hale made a motion, seconded by Commissioner Kasprak, to open the public
hearing for PC 21-05. With a voice vote of four (4) “ayes” and zero (0) “noes”, the motion carried
and the public hearing was opened at 7:02 p.m.
Mr. Sterrett was sworn-in prior to delivering testimony on the case. Mr. Sterrett stated that Dan
Gunsteen of Express Car Wash, Inc. is petitioning the City of West Chicago for approval of a
Special Use Permit and Final PUD for the development of Lot 2 in the Bluestone Properties PUD,
west of Route 59, North of Roosevelt Road, and south of Dayton Avenue, commonly known as 511
E Roosevelt Road, to construct and operate a car wash. The property is surrounded by residential
homes north of Dayton Avenue, a commercial office building immediately west, the Thornton’s
Gas station to the east, and office buildings on the south side of Roosevelt Road.
The property is just over an acre and is currently vacant with some landscaping along the north,
west, and south property lines. Located directly behind the Thornton’s Gas Station on Route 59,
which is Lot 1 of Bluestone Properties PUD, the property was intended to be developed as a
commercial lot. The petitioner is proposing to construct a 5,788 square foot single-lane car wash
facility with an ancillary vacuum area.
The property will be accessed solely off Roosevelt Road through an existing right-in/right-out/left-
in access point. This access point contains a shared drive between the subject lot and the Thornton’s
475 Main Street T (630) 293-2200 | Ruben Pineda
West Chicago, Mlinois F (630) 293-3028 | marOR
60185 www.westchicago.org Nancy M. Smith Michael L. Guttman
CITY CLERK CITY ADMINISTRATOR

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lot. Car wash traffic will enter the site through this shared drive, where there are three lanes
proposed for vehicles waiting to pay. Once cars reach the pay station, the three lanes will funnel
down to one lane and circle around the back of the building where they will enter. The exit to the
building is near the southeast corner of the lot, and cars will exit the site back onto the shared drive.
The vacuum area will be located near Roosevelt Road and will be served with 18 parking stalls. In
addition to providing the required perimeter landscaping, the petitioner is proposing to install
evergreen species near the north and west property lines to provide screening of the facility as well
as to provide sound attenuation. Fencing will also be included near the north property line. The
proposed lighting will satisfy all City requirements for lighting adjacent to other commercial
properties as well as adjacent to residential properties.
The proposed building elevations are consistent with previous car wash facilities that have been
approved, such as on North Avenue and will be constructed with masonry and stone.
Staff has provided draft findings of fact for consideration by the Plan Commission and recommends
that the Plan Commission pass a motion recommending approval of the car wash and incorporate
the findings in this recommendation.
Dan Gunsteen, petitioner, of 1039 Elmwood Lane, Bartlett, Illinois 60013 was sworn in. Mr.
Gunsteen answered questions related to vehicles exiting the car wash building.
With no further testimony presented and all members of the public given the opportunity to provide
comments on the petition, Commissioner Banasiak made a motion, seconded by Commissioner
Kasprak, to close the public hearing. With a voice vote of four (4) “ayes” and zero (0) “noes”, the
motion carried and the public hearing was closed at 7:10 p.m.
5. Review and recommendation of Case PC 21-05 — 511 East Roosevelt Road — Extreme Clean
Car Wash - Final Planned Unit Development and Special Use Permit
The Plan Commission proceeded with deliberating PC 21-05. Commissioner Banasiak made a
motion, seconded by Commissioner Hale, to recommend approval of PC 21-05 with the conditions
that:
i. The subject property shall be developed in substantial conformance with the Final PUD Site
Plan (Sheet SP-1), prepared by Webster, McGrath, and Ahlberg, Ltd., dated February 19,
2021, with a last revision date of August 11, 2021, attached as Exhibit “D”; and
‘ii. The subject property shall be developed in substantial conformance with the Final Landscape
Plan (Sheet L-1), prepared by Webster, McGrath, and Ahlberg, Ltd., dated February 19,
2021, with a last revision date of August 11, 2021 attached as Exhibit “E”; and
iii. The subject property shall be developed in substantial conformance with the Exterior
Building Elevations (A201), prepared by WT Group, dated February 10, 2021, with a last
revision date of August 12, 2021, attached as Exhibit “F”; and
iv. Sound amplification, including any outdoor audio, shall be prohibited.
The following Findings of Fact were incorporated into the recommendation:

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1.
4.
J.
"Is necessary for the public convenience at that location or, the case of existing nonconforming
uses, a special use permit will make the use more compatible with its surroundings:
The use of a car wash is best suited for a commercial area, such as the subject location at the
northwest corner of Route 59 and Roosevelt Road. This intersection is a commercial node that
contains other vehicular-type uses. Furthermore, the use is compatible with the existing gas
station within the overall development.
Is so designed, located and proposed to be operated that the public health, safety and welfare will
be protected:
Consideration has been given to the residential area to the north by not allowing access off
Dayton Avenue with the exception of a secure gated access drive that will be limited to
emergency use only. Patrons are limited to the existing restricted right-in/right-out/left-in off
Roosevelt Road. The proposed design of the site complies with all engineering and stormwater
requirements.
Will not cause substantial injury to the value of other property in the neighborhood in which it is
located:
The proposed development will contain fencing as well as a significant amount of landscaping
including evergreen trees to screen the property and provide sound attenuation for the residential
areas to the north. The petitioner has oriented the car wash building so the exit, which contains
the dryer, will be facing away from the residential area. The vacuum area will be located near
Roosevelt Road. The car wash building, which will be between the vacuum area and the north
property line, will provide sound attenuation for the vacuums.
The proposed lighting will comply with the maximum illumination level of 0.1 foot-candles
permitted adjacent to a residential district as well as the maximum illumination level of 2.0 foot-
candles at all other property lines. All proposed lighting will be flat cut-off LED lighting to
prevent glare.
The proposed special use is designated by this code as a listed special use in the zoning district in
which the property in question is located:
The proposed car wash facility use is listed as a special use per Section 10.3-4 (D) of the Zoning
Code.
Per Section 15.3 of the Zoning Ordinance: “...if the final plan and plat are, in the opinion of
the Plan Commission, deemed to be sufficient in compliance with all applicable City ordinances
and in substantial conformity with the approved preliminary plan and plat, they shall be
approved by the Plan Commission and recommended to the City Council”.
The proposed final plan shows in detail the use of the subject property, landscaping and building
elevations. Said use of the property is in compliance with all applicable City ordinances.
Plan Commission/Zoning Board of Appeals
September 8, 2021
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With a voice vote of four (4) “ayes” and zero (0) “noes”, the motion carried.
6. Other Commission Business — None
7. Previous Petitions and General Development Update — Mr. Sterrett provided the Commission
with an update on development projects currently under review.
8. Adjournment
Commissioner Hale made a motion, seconded by Commissioner Kasprak, to adjourn the meeting.
With a voice vote of four (4) “ayes” and zero (0) “noes”, the motion carried and the Plan
Commission, at 7:26 p.m., was adjourned.
Respectfully Submitted,
John Sterrett, City Planner
Plan Commission/Zoning Board of Appeals
September 8, 2021
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