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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: _ oe
Mango Express Car Wash
151 S Neltnor Boulevard FILE NUMBER:
Special Use Permit
COMMITTEE AGENDA DATE: Oct. 9, 2023
Ordinance No. 23-0-0036 COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE na
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
Alan Jacob of Car Wash Pro Designers has petitioned for approval of a Special Use Permit for the
construction and operation of a car wash at 151 South Neltnor Boulevard. The subject property is
vacant located on the west side of Neltnor Boulevard, between Washington Street and Main Street,
consisting of 0.83 acres in the B-2 General Business District.
The petitioner is proposing to develop the site with a 3,850 square foot single-lane carwash facility
with an ancillary vehicle vacuum area. The carwash is proposed to operate 7 days a week, 8:00 a.m.
to 8:00 p.m. on weekdays, 9:00 a.m. to 7:00 p.m. on Saturdays, and 9:00 a.m. to 5:00 p.m. on
Sundays.
The petitioner is proposing significant landscaping around the perimeter of the site as well as along
the building foundation, and in the parking lot islands as required per City Code. A 6-foot solid vinyl
privacy fence is also proposed along the east property line to provide additional screening of the
proposed use from the adjacent residential properties. The petitioner has provided a photometric plan
indicating that illumination levels will be at or below the maximum illumination level permitted of 2.0
foot-candles at the property line. Illumination levels will drop to 0.0 at the east property line adjacent to
the residential area.
At their October 3 meeting, members of the Plan Commission voted unanimously (4-0, with three
absent) in support of the Special Use Permit.
ACTION PROPOSED:
Discuss and recommend approval of the requested Special Use Permit for 151 S Neltnor Boulevard.
COMMITTEE RECOMMENDATION:
Attachments: Draft Ordinance
PC Report
Proposed Plans

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ORDINANCE NO. 23-0-0036
AN ORDINANCE APPROVING A SPECIAL USE FOR A CAR WASH
151 S NELTNOR BOULEVARD
WHEREAS, on July 17, 2023, Alan Jacob of Car Wash Pro Designers. (the “APPLICANT”), filed an
application for a special use permit for a car wash for the property located at 151 S Neltnor Boulevard and legally
described on Exhibit “A”, which is attached hereto and incorporated herein as the “SUBJECT REALTY”; and,
WHEREAS, Notice of Public Hearing on said special use application was published in the Daily Herald on
September 18, 2023, as required by the ordinances of the City of West Chicago 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, commencing on October 3, 2023, pursuant to said Notice; and,
WHEREAS, at the Public Hearing, the APPLICANT provided testimony in support of his application, and
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 for the special use which contains specific findings of fact,
pursuant to Recommendation No. 2023-RC-0007, a copy of which is attached hereto as Exhibit “B” which is, by
this reference, incorporated herein.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of West Chicago, DuPage
County, Illinois, in regular session assembled, as follows:
Section 1. A special use for a car wash in conformance with Section 5.5 and Section 10.3-4(D) of the
Zoning Ordinance is hereby granted for the SUBJECT REALTY, subject to compliance with the following
conditions:
1. That the site be developed in substantial conformance with the following plans:
a. Geometric Plan, consisting of one page (Sheet C-3), prepared by Terra Consulting Group,
dated June 22, 2023 with a latest revision date of August 8, 2023.
b. Landscape Plan, consisting of two pages (Sheets L-1.1 and L-1.2), prepared by Neri Ar-
chitects, dated April 26, 2023 with a latest revision date of August 8, 2023.
c. Building Elevations, consisting of two pages (Sheets A-5.0 and A-5.1, prepared by Neri
Architects, dated April 26, 2023 with a latest revision date of August 8, 2023.
d. Vacuum Canopy and Trash Enclosure Elevations, consisting of one page (Sheet A-7.1),
prepared by Neri Architects, dated April 26, 2023 with a latest revision date of August 8,
2023.
e. Signage Plan, consisting of one page (Sheet A-7.0), prepared by Neri Architects, dated
April 26, 2023 with a latest revision date of August 8, 2023.
2. Landscaping consisting of evergreen and deciduous shrubs shall be installed around the perimeter
of the trash enclosure.
Ordinance 23-O-0036
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3. That light shields will be provided to prevent source point glare onto the residential properties to
the east.
4. That prior to the issuance of a building permit, final approval shall be granted by the Illinois De-
partment of Transportation and the Fire Protection District.
Section 2. That all ordinances and resolutions, or parts thereof, shall, to the extent not expressly modified
by the terms and conditions of this Ordinance, remain in full force and effect as therein provided.
Section 3. That this Ordinance shall be in full force and effect ten (10) days from and after its passage,
approval and publication in pamphlet form as provided by law.
PASSED this day of , 2023.
Alderman D. Beebe _ Alderman L. Chassee _
Alderman J. Sheahan _ Alderman H. Brown _
Alderman A. Hallett ee Alderman C. Dettmann ee
Alderman M. Birch-Ferguson_ | Alderman S. Dimas 2 ee
Alderman J. Smith, Jr. ee Alderman C. Swiatek _
Alderman R. Stout ee Alderman J. Short _
Alderman J. Morano _ Ward 7 — Vacant
APPROVED as to form:
City Attorney
APPROVED THIS day of , 2023.
Mayor Ruben Pineda
ATTEST:
Executive Office Manager Valeria Perez
PUBLISHED:
Ordinance 23-O-0036
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EXHIBIT “A”
LEGAL DESCRIPTION
PARCEL 1: LOT 1 IN OAK HILL SUBDIVISION, BEING A SUBDIVISION OF PART OF THE
NORTHEAST % OF SECTION 10, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 20, 1994 AS DOCUMENT
R94-207877, IN DUPAGE COUNTY, ILLINOIS. PARCEL 2: THAT PART OF LOT 1 IN BLOCK 8 IN
UPDIKE'S ADDITION TO THE TOWN OF TURNER, BEING A SUBDIVISION OF PART OF THE
SOUTHWEST 1/4 OF SECTION 3 AND OF THE NORTHWEST 1/4 AND THE NORTHEAST 1/4 OF
SECTION 10, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED JULY 20, 1871 AS DOCUMENT 14172, MORE
PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF
AFORESAID LOT 1; THENCE RUNNING WEST ON THE
NORTH LINE OF SAID LOT 1 TO THE EAST LINE OF THE WEST 200.00 FEET OF THE NORTH 82.50
FEET OF SAID LOT 1 (ALSO AN EAST LINE OF LOT 1 OF OAK HILL SUBDIVISION AFORESAID);
THENCE SOUTH, ALONG AN EAST LINE OF LOT 1 OF OAK HILL SUBDIVISION AFORESAID);
THENCE SOUTH, ALONG AN EAST LINE OF LOT 1 OF OAK HILL SUBDIVISION AFORESAID, A
DISTANCE OF APPROXIMATELY 50.00 FEET TO THE POINT OF BEGINNING; THENCE SOUTH
CONTINUING ALONG AN EAST LINE OF SAID LOT 1 OF OAK HILL SUBDIVISION, A DISTANCE OF
APPROXIMATELY 32.50 FEET TO THE SOUTHEAST CORNER OF LOT 1 OF OAK HILL SUBDIVISION
AFORESAID; THENCE EAST, PARALLEL WITH THE NORTH LINE OF SAID LOT 1 TO THE WEST
LINE OF LOT 1 OF KEES' RESUBDIVISION OF PART OF LOTS 1, 2 AND 3 IN BLOCK 8 IN UPDIKE'S
ADDITION TO THE TOWN OF TURNER AFORESAID ACCORDING TO THE PLAT OF SAID KEES'
RESUBDIVISION RECORDED DECEMBER 1, 1958 AS DOCUMENT NO. 904585; THENCE NORTH
ALONG THE WEST LINE OF SAID LOT 1 IN KEES RESUBDIVISION, A DISTANCE OF
APPROXIMATELY 32.50 FEET TO THE NORTHWEST CORNER OF SAID LOT 1 IN KEES
RESUBDIVISION; THENCE WEST, ALONG THE NORTH LINE OF SAID LOT 1 OF KEES
RESUBDIVISION EXTENDED TO AN EAST LINE OF LOT 1 OF OAK HILL SUBDIVISION AND THE
POINT OF BEGINNING, ALL IN DUPAGE COUNTY, ILLINOIS. NOTE: THE FOREGOING PARCEL IS
ALSO DESCRIBED AS FOLLOWS: ALL OF LOT 1 IN OAK HILL SUBDIVISION, BEING A
SUBDIVISION OF PART OF THE NORTHEAST 1/4 OF SECTION 10, TOWNSHIP 39 NORTH, RANGE 9,
EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED
OCTOBER 20, 1994 AS DOCUMENT NO. R94-207877 AND PART OF LOT 1 IN BLOCK 8 IN UPDIKE'S
ADDITION TO THE TOWN OF TURNER, BEING A SUBDIVISION OF PART OF THE SOUTHWEST 1/4
OF SECTION 3 AND THE NORTHWEST 1/4 AND THE NORTHEAST 1/4 OF SECTION 10, TOWNSHIP
39 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT
THEREOF RECORDED JULY 20, 1871 AS DOCUMENT NO. 14172, MORE PARTICULARLY
DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF SAID LOT
1 IN OAK HILL SUBDIVISION AFORESAID AND THE EAST RIGHT-OF-WAY LINE OF NOW ILLINOIS
ROUTE 59 (FORMERLY MAPLE STREET); THENCE NORTH 89 DEGREES 43 MINUTES 40 SECONDS
EAST, 217.39 FEET (RECORDED AS 217.47 FEET) ALONG SAID NORTH LINE; THENCE SOUTH 01
DEGREES 27 MINUTES 38 SECONDS WEST, 97.81 FEET (RECORDED AS SOUTH 01 DEGREES 32
MINUTES 01 SECONDS WEST, 97.82 FEET) ALONG AN EAST LINE OF SAID LOT 1; THENCE SOUTH
89 DEGREES 42 MINUTES 15 SECONDS WEST, 62.18 FEET (RECORDED AS SOUTH 89 DEGREES 40
MINUTES 58 SECONDS WEST) ALONG A SOUTH LINE OF SAID LOT 1; THENCE SOUTH 00
Ordinance 23-0-0036
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DEGREES 42 MINUTES 33 SECONDS WEST, 49.97 FEET (RECORDED AS SOUTH 01 DEGREES 38
MINUTES 13 SECONDS WEST) ALONG AN EAST LINE OF SAID LOT 1; THENCE SOUTH 89
DEGREES 13 SECONDS WEST) ALONG AN EAST LINE OF SAID LOT 1; THENCE SOUTH 89
DEGREES 12 MINUTES 35 SECONDS EAST, 32.44 FEET TO THE NORTHWEST CORNER OF THE
PLAT OF KEES' RESUBDIVISION OF PART OF LOTS 1, 2 AND 3 IN BLOCK 8 IN UPDIKE'S ADDITION
TO THE TOWN OF TURNER AFORESAID, ACCORDING TO THE PLAT OF SAID KEES'
RESUBDIVISION RECORDED DECEMBER 1, 1958 AS DOCUMENT NO. 904585; THENCE SOUTH 01
DEGREES 36 MINUTES 03 SECONDS WEST, 32.13 FEET ALONG THE WEST LINE OF SAID KEES'
RESUBDIVISION; THENCE NORTH 89 DEGREES 54 MINUTES 24 SECONDS WEST, 187.08 FEET
(RECORDED AS NORTH 89 DEGREES 52 MINUTES 45 SECONDS WEST)
ALONG A SOUTH LINE OF SAID LOT 1 IN OAK HILL SUBDIVISION TO THE EAST RIGHT OF WAY
LINE OF NOW ILLINOIS ROUTE 59 (FORMERLY MAPLE STREET); THENCE NORTH 01 DEGREES 31
MINUTES 51 SECONDS EAST, 179.33 FEET (RECORDED AS NORTH 01 DEGREES 31 MINUTES 14
SECONDS EAST, 179.25 FEET) ALONG SAID RIGHT OF WAY TO THE POINT OF BEGINNING, IN
DUPAGE COUNTY, ILLINOIS. PARCEL 3: THAT PART OF LOT 1 IN BLOCK 8 IN UPDIKE'S ADDITION
TO TURNER, BEING A SUBDIVISION OF PART OF THE SOUTHWEST 1/4 OF SECTION 3 AND OF THE
NORTHWEST 1/4 AND THE NORTHEAST % OF SECTION 10, TOWNSHIP 39 NORTH, RANGE 9, EAST
OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JULY 20,
1871 AS DOCUMENT 14172, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT
THE NORTHEAST CORNER OF AFORESAID LOT 1; THENCE RUNNING WEST ON THE NORTH LINE
OF SAID LOT 1 TO THE EAST LINE OF THE WEST 200.00 FEET OF THE NORTH 82.50 FEET OF SAID
LOT 1 (ALSO AN EAST LINE OF LOT 1 OF OAK HILL SUBDIVISION, BEING A SUBDIVISION OF
PART OF THE NORTHEAST 1/4 OF SECTION 10, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE
THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 20,
1994 AS DOCUMENT NO. R94-207877), BEING THE POINT OF BEGINNING; THENCE SOUTH, ALONG
AN EAST LINE OF LOT 1 OF OAK HILL SUBDIVISION AFORESAID, A DISTANCE OF
APPROXIMATELY 50.00 FEET; THENCE EAST, PARALLEL WITH THE NORTH LINE OF SAID LOT 1
TO NORTHWEST CORNER OF LOT 1 OF KEES' RESUBDIVISION OF PART OF LOTS 1, 2 AND 3 IN
BLOCK 8 IN UPDIKE'S ADDITION TO THE TOWN OF TURNER, AFORESAID, ACCORDING TO THE
PLAT OF SAID KEES' RESUBDIVISION RECORDED DECEMBER 1, 1958 AS DOCUMENT NO. 904585;
THENCE NORTH A DISTANCE OF APPROXIMATELY 50.00 FEET TO A SOUTH LINE OF LOT 1 OF
OAK HILL SUBDIVISION AFORESAID; THENCE WEST, A DISTANCE OF APPROXIMATELY 32.50
FEET TO THE POINT OF BEGINNING, ALL IN DUPAGE COUNTY, ILLINOIS. NOTE: AFORESAID
PARCEL IS ALSO DESCRIBED AS FOLLOWS: PART OF LOT 1 IN BLOCK 8 IN UPDIKE'S ADDITION
TO THE TOWN OF TURNER, BEING A SUBDIVISION OF PART OF THE SOUTHWEST 1/4 OF
SECTION 3 AND OF THE NORTHWEST 1/4 AND THE NORTHEAST 1/4 OF SECTION 10, TOWNSHIP
39 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT
THEREOF RECORDED JULY 20, 1871 AS DOCUMENT NO. 14172, BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS: COMMENCING AT THE INTERSECTION OF THE NORTH LINE OF SAID
LOT 1 AND THE EAST RIGHT OF WAY LINE OF NOW ILLINOIS ROUTE 59 (FORMERLY MAPLE
STREET); THENCE NORTH 89 DEGREES 43 MINUTES 40 SECONDS EAST, 217.39 FEET (RECORDED
AS 217.47 FEET) ALONG SAID NORTH LINE; THENCE SOUTH 01 DEGREES 27 MINUTES 38
SECONDS WEST, 97.81 FEET (RECORDED AS SOUTH 01 DEGREES 27 MINUTES 38 SECONDS WEST,
97.81 FEET (RECORDED AS SOUTH 01 DEGREES 32 MINUTES 01 SECONDS WEST, 97.82 FEET)
ALONG AN EAST LINE OF SAID LOT 1; THENCE SOUTH 89 DEGREES 42 MINUTES 15 SECONDS
WEST, 30.30 FEET (RECORDED AS SOUTH 89 DEGREES 40 MINUTES 58 SECONDS WEST) ALONG
Ordinance 23-O0-0036
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THE NORTH LINE OF SAID LOT 1 TO THE POINT OF BEGINNING; THENCE SOUTH 01 DEGREES 36
MINUTES 03 SECONDS WEST, 50.57 FEET TO THE NORTHWEST CORNER OF THE PLAT OF KEES'
RESUBDIVISION OF PART OF LOTS 1, 2 AND 3 IN BLOCK 8 IN UPDIKE'S ADDITION TO THE TOWN
OF TURNER AFORESAID, ACCORDING TO THE PLAT OF SAID KEES' RESUBDIVISION RECORDED
DECEMBER 1, 1958 AS DOCUMENT NO. 904585; THENCE NORTH 89 DEGREES 12 MINUTES 35
SECONDS WEST, 32.44 FEET TO AN EAST LINE OF LOT 1 IN OAK HILL SUBDIVISION, BEING A
SUBDIVISION OF PART OF THE NORTHEAST 1/4 OF SECTION 10, TOWNSHIP 39 NORTH, RANGE 9
EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED
OCTOBER 20, 1994 AS DOCUMENT NO. R94-207877; THENCE NORTH 00 DEGREES 38 MINUTES 13
SECONDS EAST) ALONG AN EAST LINE OF SAID LOT 1 IN OAK HILL SUBDIVISION; THENCE
NORTH 89 DEGREES 42 MINUTES 15 SECONDS EAST, 31.88 FEET (RECORDED AS SOUTH 89
DEGREES 40 MINUTES 58 SECONDS WEST) ALONG A SOUTH LINE OF LOT 1 IN OAK HILL
SUBDIVISION TO THE POINT OF BEGINNING, IN DUPAGE COUNTY, ILLINOIS.
PIN 04-10-201-064
Ordinance 23-O-0036
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EXHIBIT “B”
RECOMMENDATION NO. 2023-RC-0007
TO: The Honorable Mayor and City Council
SUBJECT: - PC 23-08
Special use for a car wash
Mango Express Car Wash
151 South Neltnor Boulevard
DATE: October 3, 2023
DECISION: The Plan Commission/Zoning Board unanimously recommended approval of the special use for a
car wash for the SUBJECT REALTY by a (4-0) vote.
RECOMMENDATION
After review of the requested special use for a car wash for the SUBJECT REALTY, the Plan Commis-
sion/Zoning Board of Appeals (PC/ZBA) recommended approval based on the following findings of fact.
(1) Is necessary for the public convenience at the location or, the case of existing nonconforming uses, a
special use permit will make the use more compatible with its surroundings. ***This standard should be
interpreted as indicating whether or not the proposed use is good for the public at that particular physical
location, and not whether or not the use itself is needed there***
A motor vehicle laundry facility (i.e. carwash) is a use that is best suited to be located within a commer-
cial corridor that is along a major arterial road with a high traffic volume. Neltnor Boulevard, fits those
criteria. Furthermore, the property is located along one of the City’s main commercial corridor hubs. Staff
is of the opinion the petitioner has satisfied this finding.
(2) 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 east with additional landscaping and fencing to
screen the proposed use. The proposed design of the site complies with all engineering and stormwater re-
quirements. Staffis of the opinion the petitioner has satisfied this finding.
(3) 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 east. The
petitioner has oriented the car wash building so the exit, which contains the dryer, will be facing away from
the residential area. 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-
Ordinance 23-O-0036
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candles at all other property lines. All proposed lighting will be flat cut-off LED lighting to prevent glare.
Staff is of the opinion the petitioner has satisfied this finding.
(4) 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._Staffis
of the opinion the petitioner has satisfied this finding.
Respectfully submitted,
Barbara Laimins
Chairperson
VOTE:
For Against Abstain Absent
Laimins Hale
Slattery Henkin
Kasprak Billingsley
Banasiak
Ordinance 23-O0-0036
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EXHIBIT “C”
(Insert Development Plans here)
Ordinance 23-O0-0036
Page 8 of 8

===== PDF PAGE 14 =====
[Extraction: OCR (rendered-page OCR)]
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===== PDF PAGE 15 =====
[Extraction: OCR (rendered-page OCR)]
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WEST CHICAGO, IL 60185

===== PDF PAGE 16 =====
[Extraction: OCR (rendered-page OCR)]
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===== PDF PAGE 17 =====
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===== PDF PAGE 18 =====
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===== PDF PAGE 20 =====
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