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HICA
Cit
WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
Approved 2.15.22
MEETING MINUTES
PLAN COMMISSION/ZONING BOARD OF APPEALS
February 1, 2022 7:00 P.M.
Conducted Through Zoom
1. Call to Order, Roll Call and Establishment of a Quorum
Chairperson Laimins called the virtual meeting to order at 7:01 p.m. Roll call found Chairperson
Laimins, Commissioners Banasiak, Billingsley, Frantzen, Hale, Henkin, and Kasprak present. With
all members present, a quorum was established.
Staff in attendance was Community Development Director Tom Dabareiner, City Attorney Mary
Dickson, City Planner John Sterrett, Civil Engineer Rob Skerke, Utility Superintendent Rocky
Horvath, and Mary Cave from Thomas Engineering.
2. Chairman’s Comments — Chairman Laimins stated that in response to a Disaster Declaration
made by the Governor related to public health concerns, an in-person meeting or a meeting
conducted under the purview of the Open Meetings Act is not practical or prudent with the number
of people who have expressed interest in this meeting; therefore, remote participation is permitted.
Chairperson Laimins welcome new Plan Commission member Ken Frantzen.
3. Public Comment - None
4. Approval of the Draft Minutes of the January 4, 2022 Plan Commission Meeting
Commissioner Kasprak made a motion, seconded by Commissioner Frantzen, to approve the
January 4, 2022 Plan Commission meeting minutes as presented. Roll call vote found
Commissioners Kasprak, Frantzen, Banasiak, Billingsley, Henkin, and Hale, and Chairperson
Laimins voting “aye” with no one voting “no”. With a roll call vote of seven (7) “ayes” and zero (0)
“noes” the motion carried and the draft minutes of the January 4, 2022 Plan Commission meeting
were approved.
5. Public Hearing and Review and Recommendation of Case PC 22-03
Commissioner Hale made a motion, seconded by Commissioner Billingsley, to enter into the public
hearing. Roll call vote found Commissioners Hale, Billingsley, Banasiak, Frantzen, Henkin, and
Kasprak, and Chairperson Laimins voting “aye” with no one voting “no”. With a roll call vote of
seven (7) “ayes” and zero (0) “noes” the motion carried and the Plan Commission entered into the
public hearing.
City Planner John Sterrett was sworn in. Mr. Sterrett stated that this is a proposed Zoning Text
Amendment to the definition of a “Kennel” found in Section 4.1 of the Zoning Code, to define a
Kennel as a structure or premises having more than 4 domestic animals over 4 months of age.
Currently, a kennel is defined as a structure or premises having more than 3 domestic animals over
four months of age. The reason for this proposed zoning text amendment is because the City is
475 Main Street | T (630) 293-2200 | Ruben Pineda
West Chicago, Illinois F (630) 293-3028 wavon
60185 | www.westchicago.org | Nancy M. Smith Michael L. Guttman

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proposing a separate amendment to the Municipal Code to increase the amount of domestic animals
a household may have from 3 to 4. Staff has had questions and concerns raised from residents that
this amount is low, compared with other communities, and does not always accommodate people
with therapy animals such as cats or dogs.
To avoid a conflict between the number of domestic animals a household is permitted to have and
the what constitutes a “kennel”, the amendment to the definition of a kennel is proposed. Staff
recommends that the Plan Commission pass a motion recommending approval of the proposed
Zoning Text Amendment.
With no further testimony presented and all members of the public given the opportunity to review
and comment on the petition, Commissioner Kasprak made a motion, seconded by Commissioner
Frantzen, to recommend approval of the proposed Zoning Text Amendment. A roll call vote found
Commissioners Kasprak, Frantzen, Banasiak, Billingsley, Hale, and Henkin, and Chairperson
Laimins voting “aye” with no one voting “no”. With a roll call vote of seven (7) “ayes” and zero (0)
“noes” the motion carried and the proposed Zoning Text Amendment was recommended for
approval.
Commissioner Frantzen made a motion, seconded by Commissioner Banasiak, to close the public
hearing. A roll call vote found Commissioners Frantzen, Banasiak, Billingsley, Hale, Henkin, and
Kasprak, and Chairperson Laimins voting “aye” with no one voting “no”. With a roll call vote of
seven (7) “ayes” and zero (0) “noes” the motion carried and the public hearing was closed.
6. Review and Recommendation of Case PC 22-04
Mr. Sterrett stated that this is a request from Pulte Home Company LLC for approval of a Final Plat
of Subdivision for the third and final phase of the Trillium Farm residential development, located
on the northeast side of Purnell Road, south of Gary’s Mill Road, in unincorporated DuPage
County. Pulte received preliminary plat approval from DuPage County to develop the property as
an 84-unit single-family residential development in February of 2020. Rather than seek Final Plat
approval for the entire development, Pulte has phased the project in 3 phases, with the final plats
for phases 1 and 2 having been approved.
Because the subject property is unincorporated and within 1.5 miles of West Chicago, the City is
entitled to review each final plat to ensure it conforms to the Preliminary Plat approval which staff
acknowledges that it does. Staff therefore recommends the Plan Commission pass a motion
recommending approval of the Final Plat of Phase 3 of the Trillium Farm development. There are
no Findings of Fact that must be included with this motion as there are no findings of fact required
for the review of a Final Plat.
Commissioner Banasiak made a motion, seconded by Commission Frantzen, to recommend
approval of the Final Plat of Subdivision for Phase III of the Trillium Farm residential development
proposed by Pulte Home Company, LLC. A roll call vote found Commissioners Banasiak,
Frantzen, Billingsley, Hale, Henkin, and Kasprak, and Chairperson Laimins voting “aye” and no
one voting “no”. With a roll call vote of seven (7) “ayes” and zero (0) “noes” the motion carried
and the Final Plat of Subdivision for Phase III of the Trillium Farm residential development
proposed by Pulte Home Company, LLC was recommended for approval.
Plan Commission/Zoning Board of Appeals
February 1, 2022
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7. Public Hearing and Review and Recommendation of Case PC 21-12 (Continued from
January 4, 2022)
Commissioner Kasprak made a motion, seconded by Commissioner Henkin, to reopen the public
hearing. A roll call vote found Commissioners Kasprak, Henkin, Banasiak, Billingsley, Frantzen,
and Hale, and Chairperson Laimins voting “aye” and no one voting “no”. With a roll call vote of
seven (7) “ayes” and zero (0) “noes”, the motion carried and the Plan Commission reopened the
public hearing.
Mr. Sterrett was sworn in. Mr. Sterrett stated that Since the continued public hearing last month on
January 4", Pulte has submitted plans to City staff with revisions from what was presented at the
December 15" Plan Commission hearing.
The revisions include a withdrawal of variations and deviations for the front yard setback, rear yard
setback, corner side yard setback, the minimum roadway surface course and some, though not all,
lot coverage variations.
Deviations that have been modified include
e A variation request to increase the maximum lot coverage from 40% to 49% for 52 of the
proposed lots.
e A variation request to reduce the minimum interior side yard setback from 10% of the lot
width to a flat 7.5 feet for 29 corner lots.
e A variation Reducing the minimum lot size from the required 9,000 square feet in the R-3
District for 146 of the lots with lot sizes ranging from 7,293 square feet to 8,628 square feet.
Staff remains opposed to any variation that increases the maximum allowable lot coverage or
reduces the minimum required setbacks. As has been staff’s position, no unique features exist on the
site that prevent compliance with the lot coverage and setback requirements and therefore the
findings of fact drafted by staff and outlined in the December 15" staff report concerning the lot
coverage and setback variations remain.
Furthermore, the size of the park has been reduced from 5.07 acres to 4.94 acres, which staff is not
supportive of. There are also utility concerns from Public Works, including the Sanitary sewer and
watermain do not appear to meet the 10-foot horizontal IEPA minimum separation requirements
south of Road B and a proposed storm sewer outfall as well as the sanitary sewer connection into
existing sanitary are in conflict with existing City watermain just south of the property.
Based on the previously mentioned concerns, Staffs recommendation of denial therefore, has not
changed from the December 15" Plan Commission hearing.
Russell Whitaker of Rosanova & Whitaker, attorney for Pulte Home Company, LLC, was sworn in.
Mr. Whitaker provided a brief overview of the changes made since the last meeting.
Remaining letters submitted to the City in opposition were read from the following residents:
Sharon Szeszycki - 3N535 Wild Flower Ln
Suzanne Slivka — 4N448 Saint James Way
Diane and Jeremy Quattrochi —29W221 Old Wayne Court
Plan Commission/Zoning Board of Appeals
February 1, 2022
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Michael and Tracey Armenakis — 29W371 Old Wayne Court
Guy R. Martino
Tom and Anna Pechous
Marilyn Congine — 2635 Bobwhite Lane
Lisa Mosillo — 3N150 Valewood Drive
Attorney Christopher Stull representing the HOA for Meadow Wood subdivision and area residents
Kevin Stough, DuPage County Forest Preserve District
Rebecca Krettler
Melissa & John Skeens
Annette Musil
Leonard Gargas and Joanne Gargas — 4N561 Petersdorf Road
Dan Aguirre — 4N554 Klein Rd
Terrence Hlavaty — 595 Hickory Lane
Stan Kujanski
The following residents were sworn in and provided comments:
Guy Martino — 29W251 Shagbark Drive
William Selby — 691 Partridge Drive
Jeremy Quattrochi — 29W221 Old Wayne Court
Steve Jursick — 29W275 Smith Road
Kirt Shore — 3N530 Hickory Knoll Lane
Patricia Conard — 29 West 244 Oak Knoll Road
Scott Wallenberg — 29W571 St. Thomas Way
Cindy Banks — 3 North 462 Hickory Knoll Lane
s Laura Wyley — 5N060 Pine Court
Alana Ramundo — 30W115 Whitney Road
Michael Cisowski— 649 Tanager Lane
Randall Biang — 2770 Sandpiper Trail
Ann Mehrman — 2655 Bobwhite Lane
Alfredo Ramundo — 30W115 Whitney Road
Brandi Ramundo — 30W115, Whitney Road
Phil Imbrogno — 3N550 Hickory Hill Lane
Javier Millan of KLOA was sworn in and answered questions pertaining to the Traffic Impact
Study. Mary Cave of Thomas Engineering, on behalf of the City of West Chicago was also sworn in
to answer questions pertaining to the Traffic Impact Study. Rob Skerke, Civil Engineer with the
City of West Chicago was sworn in to answer questions pertaining to the Stormwater Management
Report prepared by Pulte.
At the conclusion of commentary from the public, Chairperson Laimins asked for questions from
the Plan Commission and the Commission began questioning of the petitioner and staff. Due to time
constraints, Chairperson suggested that the public hearing be continued to the February 15, 2022
meeting. Commissioner Billinglsey made a motion, seconded by Commissioner Hale, to continue
the public hearing to the February 15, 2022 Plan Commission meeting on Zoom at 7:00 p.m.
A roll call vote found Commissioners Billingsley, Hale, Banasiak, Frantzen, Henkin, and Kasprak,
and Chairperson Laimins voting “aye” and no one voting “no”. With a roll call vote of seven (7)
Plan Commission/Zoning Board of Appeals
February 1, 2022
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“aye” and zero (0) “no”, the motion carried and the public hearing was continued to February 15,
2022.
6. Adjournment
Commissioner Kasprak made a motion, seconded by Commissioner Henkin to adjourn the meeting.
A roll call vote found Commissioners Kasprak, Henkin, Banasiak, Billingsley, Frantzen, and Hale,
and Chairperson Laimins voting “aye” and no one voting “no”. With a roll call vote of seven (7)
“aye” and zero (0) “no”, the motion carried and the Plan Commission, at 10:10 p.m., adjourned.
Respectfully Submitted,
John Sterrett, City Planner
Plan Commission/Zoning Board of Appeals
February 1, 2022
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