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Y OF
Cit
WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
Approved 12/15/21
MEETING MINUTES
PLAN COMMISSION/ZONING BOARD OF APPEALS
December 7, 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 Banasiak, Henkin, Hale, Devitt, and Kasprak present. Commissioner Billingsley
was excused. With six members present, a quorum was established.
Staff in attendance was City Planner John Sterrett.
2. Chairman’s Comments - None
3. Public Comment - None
4. Approval of the Draft Minutes of the October 5, 2021 Plan Commission Meeting
Commissioner Banasiak made a motion, seconded by Commissioner Kasprak, to approve the
October 5, 2021 Plan Commission meeting minutes as presented. With a voice vote of four (4)
“ayes”, zero (0) “noes”, and two (2) abstentions, the motion carried and the draft minutes of the
October 5, 2021 Plan Commission meeting were approved.
5. Review and Recommendation of Case PC 21-18 — 327-329 Wilson Street — Joseph
Schneider — Minor Subdivision
Mr. Sterrett stated that this is a request from Joseph Schneider, owner of 327-329 Wilson Street in
the B-1 Central Business District, to perform a two-lot split between two adjoining buildings. Each
building space is used for commercial purposes and the petitioner intends to sell the south building
while retaining ownership of the north building. Staff has determined that the proposed lot split
complies with all zoning and subdivision requirements. Staff recommends that the Plan
Commission pass a motion recommending approval of the two-lot split.
Commissioner Hale made a motion, seconded by Commissioner Devitt, to recommend approval of
the proposed Minor Subdivision and adopt the following findings of fact:
1. That State Bank of Geneva Land Trust #140212 with Joseph A. Schneider as sole
beneficiary of the Trust is the owner of record of the following described property:
Lots 5, 6, and 7 in Charles H. Froelich’s Subdivision of part of the southwest quarter of
section 10, Township 39 North, Range 9, East of the Third Principal Meridian,
According to the Plat of Thereof Recorded March 3, 1924 as Document 174770, in
DuPage County, Illinois.
2. That the Final Plat of the proposed Minor Subdivision will be recorded in the Recorder of
Deeds Office of the County of DuPage upon approval by the West Chicago City Council.
475 Main Street T (630) 293-2200 Ruben Pineda
West Chicago, Mlinois | F (630) 293-3028 mayor
60185 | www.westchicago.org Nancy M. Smith Michael aan

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4. That all matters have been performed by the petitioners required by this ordinance.
5. That a Final Plat of the proposed Minor Subdivision is attached hereto marked "Exhibit E"
and has been duly attested by Steinbrecher Land Surveyors, Inc., registered land
surveyors, contains all certifications required by law, is in a condition to record once all
signatures have been obtained.
6. That said proposed Minor Subdivision contains no additional public ways, nor are any
public ways vacated therein.
7. That said proposed Minor Subdivision contains no additional public improvements nor are
any public improvements vacated.
8. The purpose of said proposed Minor Subdivision is for the sale of the south building on
the subject property.
With a voice vote of six (6) “ayes” and zero (0) “noes”, the motion carried.
6. Public Hearing of Case PC 21-21 — Proposed Zoning Text Amendment to Section 13.1-13
(Off-Street Parking and Loading — Location of Parking) of Appendix A (the Zoning Code), of
the City of West Chicago Municipal Code
Commissioner Banasiak made a motion, seconded by Commissioner Devitt, to open the public
hearing. With a voice vote of six (6) “ayes” and zero (0) “noes”, the motion carried and the Plan
Commission, at 7:07 p.m., opened the public hearing.
Mr. Sterrett was sworn in. Mr. Sterrett stated this is a proposed zoning text amendment to Section
13.1-13 of the Zoning Code, which regulates the construction of residential driveways. Subsection
(A)(Q9) of this section requires that all residential driveways and parking areas be constructed with
either asphalt, concrete, or pavers. This means gravel driveways are not permitted. In 1989, the City
established a 15-year amortization for all existing gravel driveways to be removed and replaced
with an approved material. Once enforcement of this conversion began in 2004, numerous property
owners with existing gravel driveways were upset to learn about this requirement. Enforcement was
eventually halted by the director of the department at the time and the enforcement has been paused
for the last 17 years.
After receiving a recent complaint from a property owner regarding existing gravel driveways, the
City visually surveyed residential areas and determined that 151 gravel driveways exist. Many of
these homes with the gravel driveways have changed ownership multiple times and the City,
because it halted enforcement, never called out the need to replace the gravel driveway during the
property sale inspection.
Staff took this information to the Development Committee in October of this year seeking direction
The Committee discussed various options including resuming enforcement, extending the
amortization, or to amend the Code to allow these non-conforming gravel driveways to remain. The
Committee directed staff to prepare a zoning code amendment that would eliminate the requirement
for replacement of these non-conforming driveways and treat them like other non-conforming
structures. To address this, staff is proposing to strike Section 13-.1-13 (A)(9) in its entirety. This
would allow existing gravel driveways to remain provided that no new gravel driveways are
constructed nor are existing non-conforming gravel driveways expanded. This means residents with
Plan Commission/Zoning Board of Appeals
December 7, 2021
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gravel driveways would still be able to maintain an existing gravel driveway within its current
dimensions.
The Plan Commission is being asked to conduct a public hearing on this proposed zoning text
amendment to eliminate Section 13-.1-13 (A)(9) in its entirety. All public notice requirements have
occurred including a notice of public hearing in the November 22, 2021 edition of the Daily Herald.
Following the public hearing, the Commission should review the proposal and provide a
recommendation back to the Development Committee.
Chairperson Laimins asked for public comment. No one from the public provided comment. With
no further testimony presented and all members of the public given the opportunity to provide
comments on the petition, Commissioner Devitt made a motion, seconded by Commissioner Hale,
to close the public hearing. With a voice vote of six (6) “ayes” and zero (0) “noes”, the motion
carried and the public hearing was closed at 7:12 p.m.
7. Review and recommendation of Case PC 21-21 — Proposed Zoning Text Amendment to
Section 13.1-13 (Off-Street Parking and Loading — Location of Parking) of Appendix A (the
Zoning Code), of the City of West Chicago Municipal Code
The Plan Commission proceeded to deliberate Case PC 21-12. Commissioner Henkin made a
motion, seconded by Commissioner Hale, to recommend approval of PC 21-21 with an amendment
to the proposed Zoning Text Amendment that requires all existing nonconforming gravel driveways
to be converted to a code compliant surface at the time of the sale of the property. Mr. Sterrett
called the roll and found Commissioners Henkin, Hale, Banasiak, Devitt, and Kasprak voting “aye”
and Chairperson Laimins voting “no”. With a roll call vote of five (5) “ayes” and one (1) “no”, the
motion carried.
8. Public Hearing of Case PC 21-22 — Proposed Official Comprehensive Plan and Future
Land Use Map
Commissioner Kasprak made a motion, seconded by Commissioner Devitt, to open the public
hearing. With a voice vote of six (6) “ayes” and zero (0) “noes”, the motion carried and the Plan
Commission, at 7:27 p.m., opened the public hearing.
Chairperson Laimins introduced Courtney Kashima and Katherine Faydash of Muse Community +
Design. Ms. Kashima and Ms. Faydash provided a presentation of the proposed Comprehensive
Plan and Future Land Use Map to the Plan Commission and to the members of the public present.
Chairperson Laimins asked for any public comment. The following individuals provided public
comment:
Daniel Czuba
Kathy Niederowski
Maria Correa
Benny Alvarez
Pastor Josh Ebener
Angelique Garcia
Plan Commission/Zoning Board of Appeals
December 7, 2021
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Commissioner Devitt exited the meeting at 8:34 p.m., which reduced the number of Plan
Commissioners present from six (6) to five (5).
With no further testimony presented and all members of the public given the opportunity to provide
comments, Commissioner Kasprak made a motion, seconded by Commissioner Henkin, to close the
public hearing. With a voice vote of five (5) “ayes” and zero (0) “noes”, the motion carried and the
public hearing was closed at 9:03 p.m.
9. Review and recommendation of Case PC 21-22 — Proposed Official Comprehensive Plan
and Future Land Use Map
The Plan Commission proceeded to deliberate Case PC 21-21. Commissioner Hale made a motion,
seconded by Commissioner Kasprak, to recommend adoption of the Proposed Official
Comprehensive Plan and Future Land Use Map to the Development Committee. Mr. Sterrett called
the roll and found Chairperson Laimins and Commissioners Henkin, Hale, Banasiak, and Kasprak
voting “aye” and no members voting “no”. With a roll call vote of five (5) “ayes” and zero (0) “no”,
the motion carried.
10. Other Commission Business — None
11. Next Meeting — The next meeting of the Plan Commission/Zoning Board of Appeals will take
place through Zoom on Wednesday, December 15, 2021 at 7:00 p.m.
12. Adjournment
Commissioner Kasprak made a motion, seconded by Commissioner Banasiak, to adjourn the
meeting. With a voice vote of five (5) “ayes” and zero (0) “noes”, the motion carried and the Plan
Commission, at 9:25 p.m., was adjourned.
Respectfully Submitted,
John Sterrett, City Planner
Plan Commission/Zoning Board of Appeals
December 7, 2021
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