===== PDF PAGE 1 ===== [Extraction: OCR (rendered-page OCR)] CITY OF WEST CHICAGO WHERE HISTORY & PROGRESS MEET Plan Commission/Zoning Board of Appeals Tuesday, November 7, 2023 - 7:00 p.m. West Chicago City Hall Council Chambers 475 Main Street West Chicago, IL 60185 AGENDA Call to Order, Roll Call and Determination of a Quorum Pledge of Allegiance Chairperson’s Comments Public Comment Election of Vice Chairman Approval of the Draft October 3, 2023 Plan Commission Meeting Minutes Public Hearing of Case PC 23-11 — Special Use Permit — 833 Industrial Drive NDA M FF YN Special Use Permit for Motor Vehicle Sales, Internet Based in accordance with Section 11.2-4(DD) of the Zoning Code to allow online auto sales in the Manufacturing District. 8. Review and Recommendation of Case PC 23-11 — Special Use Permit — 833 Industrial Drive 9. Public Hearing of Case PC 23-12 — Special Use Permit — 1100 Carolina Drive Special Use Permit for Storage and Distribution of Flammable Liquids, Fats, and Oils in accordance with Section 11.2-4(X) of the Zoning Code to allow food and cosmetic products, including certain fats and oils, to be stored and distributed in the Manufacturing District. 10. Review and Recommendation of Case PC 23-12 — Special Use Permit — 1100 Carolina Drive 11. Petition Updates/Staff Report 12. Adjournment — Next Meeting Tuesday, December 5, 2023 at 7:00 p.m. The Rules of Procedure for the Plan Commission/Zoning Board of Appeals can be found on the City’s website at https://westchicago.org/community-development/ cc: Plan Commission Members School Districts #25, #33, #94, #303, #46 Mayor West Chicago Fire Protection District City Council West Chicago Park District M. Guttman West Chicago Public Library District T. Dabareiner DuPage County Building & Zoning ee 475 Main Street _ News aaa ssa Pineda . West Chicago, Illinois 3-3028 i Nancy M. Smith Michael L. Guttman 60185 www.westchicago.org CITY CLERK CITY ADMINISTRATOR ===== PDF PAGE 2 ===== [Extraction: embedded PDF text] DRAFT PLAN COMMISSION/ZONING BOARD OF APPEALS October 3, 2023 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, and Commissioners Banasiak, Slattery, and Kasprak present. Commissioners Hale, Billingsley, and Henkin were absent. With four members present, a quorum was established. Staff in attendance included City Planner John Sterrett. 2. Pledge of Allegiance Chairperson Laimins led the Commission in the Pledge of Allegiance. 3. Chairperson’s Comments None. 4. Public Comment None. 5. Approval of draft meeting minutes from August 1, 2023 Commissioner Slattery made a motion, seconded by Commissioner Banasiak, to approve the draft meeting minutes of the August 1, 2023 Plan Commission meeting. With a voice vote of three ayes, zero noes, and one abstention, the motion carried. 6. Public Hearing of Case PC 23-08 – Special Use Permit – 151 S Neltnor Boulevard Commissioner Kasprak made a motion, seconded by Commissioner Slattery, to open the public hearing. With a voice vote of all ayes, the motion carried. Mr. Sterrett was duly sworn in. Mr. Sterrett stated that This is a request from 151 Neltnor LLC, represented by Alan Jacob, Car Wash Pro Designers for approval of a Special Use Permit for Motor Vehicle Laundry, also known as a car wash, for the property at 151 South Neltnor Bouelvard in the B-2 General Business District, located on the west side of Neltnor Bouelvard, between Main Street and Washington Street. The property is approximately 36,000 square feet and vacant, located north of Advance Auto Parts and south of Steinbrecher Surveying offices, residential homes are located directly east and across Neltnor Boulevard is Sandpiper Square and Metro Staff offices. The petitioner is proposing to develop the site with a 3,850 square foot single-lane carwash facility with an ancillary vacuum area. The carwash is proposed to be operate 7 days a week with weekday hours 8am to 8pm, Saturday hours 9am to 7pm and Sunday hours 9am to 5pm. The car wash will be oriented so the entrance to the car wash facility is on the east side of the property and will have 15 spaces for queuing outside of the building. The exit to the facility will be located on the west side of the property towards Neltnor Boulevard. The vacuum area will be ===== PDF PAGE 3 ===== [Extraction: embedded PDF text] located on the south end of the property. The petitioner is providing landscaping throughout the site including around the perimeter of the property. The east property line will have a solid privacy fence as well as landscaping to provide screening and sound attenuation for the residential properties to the east. Staff recommended that the Plan Commission adopt the Findings of Fact suggested by staff and pass a motion recommending approval of the proposed special use permit, subject to 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 Architects, 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. Alan Jacob and Nick Spalone of Car Wash Pro Designers were duly sworn in and provided background on the proposed use. Jill Hotel of 160 Easton was duly sworn in and raised concerns about lighting. Mr. Spalone explained that all lighting will be LED with sharp cutoffs so no light will spillover off the subject property. Lori Herar of 203 Easton was duly sworn in and raised concerns about traffic. Mr. Jacob explained no access would be onto Easton. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question the petitioner and staff, Commissioner Banasiak made a motion, seconded by Commissioner Slattery, to close the public hearing. With a voice vote of all ayes, the motion carried and the public hearing was closed. 7. Review and Recommendation of Case PC 23-08 – Special Use Permit – 151 S Neltnor Boulevard The Plan Commission deliberated the proposed Special Use Permit. After a brief discussion, Commissioner Kasprak made a motion, seconded by Commissioner Slattery, to recommend approval of the proposed Special Use Permit 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. Plan Commission/Zoning Board of Appeals October 3, 2023 Page 2 of 7 ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] b. Landscape Plan, consisting of two pages (Sheets L-1.1 and L-1.2), prepared by Neri Architects, 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. 3. That all exterior lighting will be shielded to prevent source point glare to the residential property to the east. 4. That approval from IDOT and the West Chicago Fire Protection District shall be obtained prior to the issuance of a building permit. And incorporate the following findings of fact with this recommendation: (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 commercial 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 requirements. Staff is 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-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. Plan Commission/Zoning Board of Appeals October 3, 2023 Page 3 of 7 ===== PDF PAGE 5 ===== [Extraction: embedded PDF text] (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. Staff is of the opinion the petitioner has satisfied this finding. A roll call vote found Commissioners Kasprak, Slattery, Banasiak, and Chairperson Laimins voting “aye” and no one voting “no”. With a roll call vote of four (4) “aye” and zero (0) “no”, the motion carried. 8. Public Hearing of Case PC 23-09 – Special Use Permit Amendment – 1200 North Prince Crossing Road Commissioner Kasprak made a motion, seconded by Commissioner Slattery, to open the public hearing. With a voice vote of all ayes, the motion carried. Mr. Sterrett was duly sworn in. Mr. Sterrett stated that this is a request from Forming America to amend their existing special use permit at 1200 N Prince Crossing Road in the M Manufacturing District for ancillary outside storage on the property. The amendment is to update the controlling site plan for the special use permit so it is reflective of what has actually been constructed on the site. The petitioner originally received approval for their special use permit in 2007 and it is been amended over time to allow more time for the required paving to be completed. In 2019, an amendment was approved that required the petitioner to provide a financial security that the City would hold onto until such time that all paving per the controlling site plan was completed. The petitioner has paved all portions of the property currently being used for outside storage. There is approximately 64,000 square feet that was originally to be paved for outside storage but remains unpaved. The petitioner has indicated they have no need for this storage area any longer and therefore do not need to pave. This is acceptable provided they do not place any outside storage on this area to remain unpaved. For their financial security to be eligible for release, however, they must complete all of the paving identified on the controlling site plan. As such, they are requesting this amendment so their controlling site plan will replicate what portions of the property they are using for outside storage, as they have indicated they have no intention to utilize any more of the property for outside storage. Staff recommended the Plan Commission adopt the Findings of Fact suggested by staff and pass a motion recommending APPROVAL of the proposed amendment, subject to the following conditions: 1. Conditions 1 through 8 and 11 of Section 1 in Ordinance 19-O-0003 shall remain in full force and effect; 2. Condition 9 of Section 1 in Ordinance 19-O-0003 shall be stricken in its entirety and replaced with the following: The SUBJECT REALTY shall be in compliance with the pavement improvements identified on the 2023 Paving Plan date stamped received August 21, 2023, a copy of which is attached hereto as Exhibit “C”, which by this reference is, incorporated herein. Plan Commission/Zoning Board of Appeals October 3, 2023 Page 4 of 7 ===== PDF PAGE 6 ===== [Extraction: embedded PDF text] 3. The 64,000 square feet of area that was to be paved originally but will no longer be utilized for outside storage shall be seeded with grass, or other approved natural vegetation, no later than May 1, 2024. Failure to comply with these terms shall result in a notice of violation and may result in a revocation of the Special Use Permit. James Langekamp of Forming America was duly sworn in and provided an update on the progress of Forming America. Mr. Langekamp also requested that the existing gravel area be left as is rather than removing it and installing vegetation. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question the petitioner and staff, Commissioner Banasiak made a motion, seconded by Commissioner Kasprak, to close the public hearing. With a voice vote of all ayes, the motion carried and the public hearing was closed. 9. Review and Recommendation of Case PC 23-09 – Special Use Permit Amendment – 1200 North Prince Crossing Road The Plan Commission deliberated the proposed Special Use Permit Amendment. After a brief discussion, Commissioner Kasprak made a motion, seconded by Commissioner Banasiak, to recommend approval of the proposed Special Use Permit Amendment with the following conditions: 1. Conditions 1 through 8 and 11 of Section 1 in Ordinance 19-O-0003 shall remain in full force and effect; 2. Condition 9 of Section 1 in Ordinance 19-O-0003 shall be stricken in its entirety and replaced with the following: The SUBJECT REALTY shall be in compliance with the pavement improvements identified on the 2023 Paving Plan date stamped received August 21, 2023, a copy of which is attached hereto as Exhibit “C”, which by this reference is, incorporated herein. 3. All gravel within the 64,000 square foot area no longer to be paved shall be removed no later than October 1, 2024. And incorporate the following findings of fact with this recommendation: (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*** No change in use is occurring on the property and no additional site improvements are proposed. The purpose of the amendment is to amend the controlling site plan to be reflective of the actual improvements made on the property. 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: Plan Commission/Zoning Board of Appeals October 3, 2023 Page 5 of 7 ===== PDF PAGE 7 ===== [Extraction: embedded PDF text] No additional site improvements are proposed. The petitioner has previously performed the required site improvements to satisfy this finding. Staff is 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: No change in use is occurring on the property and no additional site improvements are proposed. The purpose of the amendment is to amend the controlling site plan to be reflective of the actual improvements made on the property. Less outside storage will occur on the property than what was original approved. 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 existing manufacturing facility with ancillary outside storage listed as a special use per Section 11.2-4 (T) of the Zoning Code. No change in use will occur on the property. Staff is of the opinion the petitioner has satisfied this finding. A roll call vote found Commissioners Kasprak, Banasiak, Slattery, and Chairperson Laimins voting “aye” and no one voting “no”. With a roll call vote of four (4) “aye” and zero (0) “no”, the motion carried. 10. Public Hearing of Case PC 23-10 – Zoning Text Amendment – Vending Machines Commissioner Slattery made a motion, seconded by Commissioner Banasiak, to open the public hearing. With a voice vote of all ayes, the motion carried. Mr. Sterrett was duly sworn in. Mr. Sterrett stated that staff was recently approached by a party interested in installing walk-up ice/water vending machines outside of various retail establishments in the community, such as grocery stores and hardware stores. Section 6.27 of the Zoning Code regulates continuous outside vending and contains five instances when continuous outside vending is permitted. Vending machines are not listed as one of these instances and therefore would not be permitted. Several vending machines exist throughout the City in places such as grocery stores and hardware stores, as well as other locations. Staff is of the opinion that vending machines are ancillary uses that should be allowed throughout City. Staff has drafted an amendment to the zoning text of Section 6.27 of the Zoning Code to permit vending machines to be located outside of a building with certain limitations. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question the petitioner and staff, Commissioner Slattery made a motion, seconded by Commissioner Kasprak, to close the public hearing. With a voice vote of all ayes, the motion carried and the public hearing was closed. 11. Review and Recommendation of Case PC 23-10 – Zoning Text Amendment – Vending Machines Plan Commission/Zoning Board of Appeals October 3, 2023 Page 6 of 7 ===== PDF PAGE 8 ===== [Extraction: embedded PDF text] The Plan Commission deliberated the proposed Zoning Text Amendment. After a brief discussion, Commissioner Banasiak made a motion, seconded by Commissioner Kasprak, to recommend approval of the proposed Zoning Amendment. 12. Petition Updates/Staff Report Mr. Sterrett provided a brief update on upcoming projects and previously approved projects. 13. Adjournment With no further business to discuss, Commissioner Kasprak made a motion, seconded by Commissioner Slattery to adjourn the meeting. With a voice vote of all ayes, the motion carried and the Plan Commission, at 8:28 p.m., adjourned. Respectfully Submitted, John Sterrett, City Planner Plan Commission/Zoning Board of Appeals October 3, 2023 Page 7 of 7 ===== PDF PAGE 9 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals November 7, 2023 Case: PC 23-11 Petitioner: Tuner World Auto Sales represented by Atif Hussain Owner: Hawthorne Industrial Location: 833 Industrial Drive Zoning: M Manufacturing District Existing Use: Multi-tenant industrial building Comp Plan: Industrial Requests: A Special Use Permit for Motor Vehicle Sales, Internet Based, in accordance with Sections 5.5 and 10.3-4 (DD) of the Zoning Code. The request, if approved would allow the tenant space to be used for online motor vehicle sales known as Tuner World. Summary: The proposal meets the standards for a SUP in accordance with Section 5.5 of the Zoning Code. Recommendation: Staff recommends the Plan Commission adopt the Findings of Fact suggested by staff on page 2 of this report and pass a motion recommending APPROVAL of the proposed Special Use Permit, subject to the following conditions: 1. No vehicles may be stored, kept, parked, displayed, or offered for sale, or stored outside of the building. 2. No display or signage may be installed on the property or on the exterior of the building which indicates the sale of vehicles. 3. All conditions contained in Ordinance 04-O-0093 shall remain in full force and effect. Public Notice. All public notice requirements were completed including a notice of public hearing published in the Daily Herald, notification to all property owners within 250 feet of the subject property, and placement of hearing signs on the property visible from Industrial Drive. Adjacent Property Zoning and Land Use Information Location Adjacent Zoning Adjacent Land Use Comprehensive Plan North M Manufacturing Multi-Tenant Industrial Industrial South M Manufacturing Manufacturing Industrial East M Manufacturing Stormwater Management Industrial West M Manufacturing Multi-Tenant Industrial Industrial Existing Conditions. The subject property is roughly an acre with a multi-tenant industrial building approximately 17,100 square feet. The property is located on the east side of Industrial Drive approximately 800 feet south of Hawthorne Lane in the M Manufacturing District. The property was granted a Special Use Permit in ===== PDF PAGE 10 ===== [Extraction: embedded PDF text] PC 23-11 833 Industrial Drive November 7, 2023 2004 for an Automobile Body and Repair Shop according to Ordinance 04-O-0093 and has been used as such since. SPECIAL USE PERMIT ANALYSIS Proposal. The petitioner is proposing to use one of the tenant spaces, approximately 5,000 square feet in size, for internet based auto sales. No site improvements are proposed nor are modifications to either the interior or exterior of the building. The petitioner also intends to utilize the space for automobile body and repair work in accordance with the existing special use permit under Ordinance 04-O-0093. Vehicle storage will take place within the tenant space only and no vehicles will be stored, kept, parked, displayed, or offered for sale, or stored outside of the building. Special Use Findings of Fact: As stated under Section 5.5-4, the Plan Commission/Zoning Board of Appeals shall recommend a special use only if it shall make findings of fact based upon evidence presented that the special use: (A) 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*** Motor Vehicle Sales, Internet Based, is a use that is best suited to be located within one of the City’s industrial corridors, such as Industrial Drive. Staff is of the opinion the petitioner has satisfied this finding. (B) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: The tenant space has previously been designed and used for motor vehicle repairs and is suitable for use as an office and storage area for online motor vehicle sales. Staff is of the opinion the petitioner has satisfied this finding. (C) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed use is consistent with other existing uses in the area. The proposed operation will have a relatively low intensity upon the space and area. Staff is of the opinion the petitioner has satisfied this finding. (D) 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 use of internet based motor vehicle sales is listed as a special use in the M Manufacturing District, per Section 11.2-4 (DD) of the West Chicago Zoning Code. Staff is of the opinion the petitioner has satisfied this finding. Exhibits. Exhibit A – Location Map Exhibit B – Zoning Map Exhibit C – Aerial Photo Exhibit D – Plat of Survey Exhibit E – Floorplan 2 ===== PDF PAGE 11 ===== [Extraction: embedded PDF text] 311 1717 1160 1270 201 1275 1155 1401 49 1200 45 1150 1817 1111 1400 1500 1350 1100 1750 1700 1600 1776 1726 1801 1601 1555 1000 1701 1425 1351 1201 1560 1522 31W123 1200 921 31W183 31W175 31W161 31W175 1N760 911 1N740 1300 1N730 1N735 1800 905907 1760 903 901 1N714 1N715 1700 899 1400 1880 897 1860 895893 1N670 1N553 1N631 1N660 833 825 819 1N638 811 803 1N606 1N580 721 31W180 31W168 31W152 31W142 1N570 1N577 31W055 711 1N544 1N559 31W181 31W181 31W151 1N521 1N526 1N511 1N510 1N511 1N477 1N480 1N465 1N460 1N450 1N440 1N430 525 530 1725 1625 1845 475 1600 1760 401 1700 430 395 353 ===== PDF PAGE 12 ===== [Extraction: embedded PDF text] 311 1717 1160 1270 201 1275 1155 1401 49 1200 45 1150 1817 1111 1400 1500 1350 1100 1750 1700 1600 1776 1726 1801 1601 1555 1000 1701 1425 1351 1201 1560 1522 31W123 1200 921 31W183 31W175 31W161 31W175 1N760 911 1N740 1300 1N730 1N735 1800 905907 1760 903 901 1N714 1N715 1700 899 1400 1880 897 1860 895893 1N670 1N553 1N631 1N660 833 825 819 1N638 811 803 1N606 1N580 721 31W180 31W168 31W152 31W142 1N570 1N577 31W055 711 1N544 1N559 31W181 31W181 31W151 1N521 1N526 1N511 1N510 1N511 1N477 1N480 1N465 1N460 1N450 1N440 1N430 525 530 1725 1625 1845 475 1600 1760 401 1700 430 395 353 ===== PDF PAGE 13 ===== [Extraction: no text detected] [No text detected on this page; page may be blank, photographic, or graphical.] ===== PDF PAGE 14 ===== [Extraction: OCR (rendered-page OCR)] 05/20/04 THU 14:57 FAX 6309164784 KINGBROOK, INC. 003 os e > SEQ ak 2 gf gs we aag “ s = pw xa gx get z3 3 2 oo a< F - —— ===== PDF PAGE 15 ===== [Extraction: OCR (rendered-page OCR)] kew investmenc- 83909325756 Jun O07 O04 03;06p Wore a 49}UaQ {dluysnpuy obD2IY4) }sey%-—- 1o.0oy JUN 0 8 2004 j i Sais , ee re mien a i Hof = IWIGLSNGNI Ubig PSLP9TSOLa Xvd ¥H:60 ALL F0/90/90 ‘ONT ‘MOOHGONTH Tom ===== PDF PAGE 16 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals November 7, 2023 Case: PC 23-12 Petitioner: Paclantic Naturals LLC represented by Kenny Patel Owner: 1100 Carolina Dr LLC Location: 1100 Carolina Drive Zoning: M Manufacturing District Existing Use: Manufacturing Comp Plan: Industrial Requests: A Special Use Permit for the storage and distribution of flammable liquids, fats, or oils, in accordance with Sections 5.5 and 10.3-4 (X) of the Zoning Code. The request, if approved would allow the building to be used for storage, distribution, packaging, and processing of food ingredients that include oils and fats. Summary: The proposal meets the standards for a SUP in accordance with Section 5.5 of the Zoning Code. Recommendation: Staff recommends the Plan Commission adopt the Findings of Fact suggested by staff on page 2 of this report and pass a motion recommending APPROVAL of the proposed Special Use Permit, subject to the following conditions: 1. No occupancy shall occur until such time that a Certificate of Occupancy has been issued by the City indicating that flammable liquids, fats, and oils may be stored and distributed within the space. Public Notice. All public notice requirements were completed including a notice of public hearing published in the Daily Herald, notification to all property owners within 250 feet of the subject property, and placement of hearing signs on the property visible from Carolina Drive. Adjacent Property Zoning and Land Use Information Location Adjacent Zoning Adjacent Land Use Comprehensive Plan North M Manufacturing Industrial Industrial South M Manufacturing Industrial Industrial East M Manufacturing Industrial Industrial West M Manufacturing Industrial/Rail Industrial Existing Conditions. The subject property is 4.18 acres with a 48,130 square foot industrial building currently being used by HFI Manufacturing. The building is served with 39 parking stalls, less than the minimum 49 required, because a variance was approved reducing the amount of parking required for the building in 1989 according to Ordinance 89-O-2135. The property is located on the west side of Carolina Drive approximately one quarter mile north of Hawthorne Lane in the M Manufacturing District. ===== PDF PAGE 17 ===== [Extraction: embedded PDF text] PC 23-12 1100 Carolina Drive November 7, 2023 SPECIAL USE PERMIT ANALYSIS Proposal. The petitioner is proposing to use the building for the storage, distribution, packaging, and processing of food ingredients, essential oils, waxes, and soaps. The products the petitioner intends to store include food oils, food powders, fragrance/aromatic oils, massage oils, butters, herbs, lotions, cosmetic bases and other related raw materials. The petitioner is also proposing to ancillary uses such as repacking, mixing, blending, and refilling products. The use of the building for storing and distributing flammable liquids, such as fats and oils, requires approval of a Special Use Permit. No exterior changes are proposed to the site nor the building at this time. The petitioner will be required to obtain a Certificate of Occupancy prior to occupy the space indicating that the space and use comply with all building and fire codes related to storage of flammable liquids. Special Use Findings of Fact: As stated under Section 5.5-4, the Plan Commission/Zoning Board of Appeals shall recommend a special use only if it shall make findings of fact based upon evidence presented that the special use: (A) 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*** The proposed use is best suited in the Manufacturing District within a single-tenant building. The subject property is located within an existing industrial park. Staff is of the opinion the petitioner has satisfied this finding. (B) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: Prior to occupancy of the space, the petitioner is required to obtain approval of an inspection of the building to verify that all building and fire codes are being met with respect to the storage and distribution of flammable materials, such as fats and oils. Staff is of the opinion the petitioner has satisfied this finding. (C) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed use is consistent with other existing uses in the area. The proposed use will occur within a single-tenant building and will be subject to compliance of all building and fire codes and ordinances related to storage of flammable liquids. Staff is of the opinion the petitioner has satisfied this finding. (D) 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 use of the storage and distribution of flammable liquids, fats, or oils is listed as a special use in the M Manufacturing District, per Section 11.2-4 (X) of the West Chicago Zoning Code. Staff is of the opinion the petitioner has satisfied this finding. Exhibits. Exhibit A – Location Map Exhibit B – Zoning Map Exhibit C – Aerial Photo Exhibit D – Plat of Survey 2 ===== PDF PAGE 18 ===== [Extraction: no text detected] [No text detected on this page; page may be blank, photographic, or graphical.] ===== PDF PAGE 19 ===== [Extraction: no text detected] [No text detected on this page; page may be blank, photographic, or graphical.] ===== PDF PAGE 20 ===== [Extraction: no text detected] [No text detected on this page; page may be blank, photographic, or graphical.] ===== PDF PAGE 21 ===== [Extraction: OCR (rendered-page OCR)] ALTA/NSPS LAND TITLE SURVEY LOT 4 IN WEST CHICAGO INDUSTRIAL CENTER UNIT SEVEN-A, BEING A RESUBDIVISION OF WEST CHICAGO INDUSTRIAL CENTER UNIT 7, BEING A SUBDIVISION OF PART OF THE WEST HALF OF SECTION 33, TOWNSHIP 40 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF SAID WEST CHICAGO INDUSTRIAL CENTER UNIT SEVEN-A, RECORDED FEBRUARY 18, 1975 AS DOCUMENT R75-6899, IN DUPAGE COUNTY, ILLINOIS. i aehReebsdoo LoT3 IN CENTER UNIT SEVEN-A PER DOC. R1975-006899 ALTAINSPS TABLE A ITEMS $89°23'53"E 599.94' (M) rae weer 7oum cms ier cm si NB9°S4'28"W 599.94" (R) ITEM 2: THE ADORESS OF SURVEYED PROPERTY 1S 1100 CAROLINA ORIVE, WEST CHICAGO, It 6018S. ITEM 3: ACCORDING TO FEMA FIRM MAP NUMBER 17043C0034/ WITH A REVISED DATE OF AUGUST 3, 2018, THE SUBJECT PROPERTY FALLS WITHIN ‘ZONE 7" (AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN}. ITEM 4: GROSS LAND AREA OF SUBJECT PROPERTY = $179, 983 $0. FT. = 4.132 ACRES {TEM 7: TERIOR DIMENSIONS OF BUILDING SHOWN HEREON. {TEM 70: SQUARE FOOTAGE OF EXTERIOR FOOTPRINT OF BUILDING AT GROUND LEVEL = 24813050 FT ITEM 7c: MEASURED HEIGHT OF BLILDING ABOVE GRADE SHOWN HEREON {TEM 8: ABOVE-GROUND SUBSTANTIAL FEATURES OBSERVED IN THE PROCESS OF CONDUCTING THE FIELDWORK SHOWN HEREON. TEM: CLEARLY IDENTFABLE PAREN SPACES ON SUBJECT PROPERTY: 57 REGULAR SPACES, 1 HANDICAPPED SPACE, 38 TOTAL SPACES. {TEM 11: LOCATION OF UTILITIES EXSTING ON OR SERVING THE SURVEYED PROPERTY SHOWN HEREON BASED ON PHYSICAL ABOVE-GROUND EVIDENCE ‘ONSERVED AT THE TIME OF FIELDWORK AND GROUND MARKINGS PROVIDED BY JULIE DIG MUMBER A2762727. TITLE COMMETMMENT NOTES ‘THIS SURVEY WAS PREPARED USING ALTA COMMITMENT FOR TITLE INSURANCE, COMMITMENT NUMBER 210321501807, ISSUED BY ATTORNEYS‘ TITLE [GUARANTY FUND, INC. ON MAY 21, 2021, AMENDED ON JUNE 30, 2021. THE SURVEYOR HAS REVIEWED ITEMS FROM “SCHEDULE 8, PART 11 EXCEPTIONS” ANO NOTED THE ITEMS (IN THE ORDER THAT THEY APPEAR) WHICH MAY BE RELEVANT TO THE SURVEYED PARCEL. (TEMS 3 through 4,9 through 18, AND 20 through 23 ARE NOT SURVEY RELATED OR CANNOT BE PLOTTED). 'NOO"0S'32"E 300.00' (R) |S. EASEMENT OVER ANO UPON THE WEST 25 FEET OF THE PROPERTY FOR DRAINAGE ANO PUBLIC UTILITIES AS SHOWN ON THE PLAT OF WEST (CHICAGO INDUSTRIAL CENTER UNIT SEVEN-A RECORDED FEBRUARY 18,1975, AS DOCUMENT NO. R75-06899. 'NO0°36'07"E 300.00(M) [EASEMENT OVER AND UPON THE EAST 20 FEET OF THE PROPERTY FOR PUBLIC UTIUTIES AS SHOWN ON THE PLAT OF WEST CHICAGO INDUSTRIAL (CENTER UNIT SEVEN-A RECORDED FEBRUARY 18,1975, AS DOCUMENT NO. R75-06899. "THE FOLLOWING ITEMS ARE CONTAINED IM A COVENANT AS AS SPECIFIED IN DOCUMENT R7S-72666: ITEM Ii REFERS TO SETBACKS. THE FRONT SETBACK 1S 40 FEET, SIDE SETBACKS ARE 20 FEET, AND THE REAR SETBACK iS 20 FEET, THESE ‘SETBACKS ARE SHOWN ON THE PLAT. TEM IV REFERS TO PARKING TO BE MADE AVAILABLE WITHIN THE PROPERTY. PARKING IS SHOWN ON THE PLAT. ITEM Ix REFERS TO CORNER OBSTRUCTIONS PROHIBITED: THE SURVEYOR IS UNABLE TO ASCERTAIN THE INTENT OF THIS PROVISION AND WHERE IT1S TO BE APPLIED. ITEM Xi REFERS TO RIGHTS OF THE DEVELOPER TO CREATE EASEMENTS, AS REASONABLE, TO CROSS THE PROPERTY. THIS CANNOT BE PLOTTED [ASITISA RIGHT FOR FUTURE EASEMENTS. ‘ALL OTHER PROVISIONS SPECIFIED IN THE COVENANT ARE NOT RELEVANT FOR THIS PROPERTY OR NOT ABLE TO BE PLOTTED. PER DOC. R1975-006899 —€AROLINA BRIVVE— — (66° RIGHT-OF-WAY A PROVISION WAS PROVIDED IN THE ORIGINAL SUBDIVISION PLAT, DOCUMENT 17S-06899 FOR LANDSCAPING TO BE LOCATED PARALLEL TO THE ‘STREET. THIS APPLIES IN THE 20 FOOT WIDE EASEMENT ALONG THE ROAD. THERE ARE SOLATED TREES THAT ARE PARALLEL TO THE ROAD IN THIS AREA, N00°36'10"E 300.00' (M) (NOO"0S'35"E 300.00' (R) = “THIS NOTE IN THE EXCEPTIONS REFERS TO THIS ALTA SURVEY. PLEASE REFER TO THE LEGEND FOR SYIMBOLS FOR THE DEFINITION OF FEATURES AND REVIEW THE PLAT FOR THE LOCATION OF SUCH FEATURES THAT MAY IMPLY APPARENT EASEMENTS FOR TELEPHONE BOXES, ELECTRICAL ‘BONES, NATURAL GAS METERS, WATER VALVES, AND STORM SEWER MANHOLES. DEPRESSED CURB SURVEYOR'S NOTES 1.) BASIS OF BEARINGS: NADS3 ILLINOIS STATE PLANE, EAST ZONE BASED ON REAL TIME KINETIC OBSERVATIONS USING THE REL-NET CORS NETWORK, ‘PROVIDED ANO MANAGED BY KARA COMPANY, INC. 12) THE LEGAL DESORPTION PER THE VESTING DEED RBS-O46551 MATCHES THE LEGAL DESCRIPTION WITH THE TITLE COMMITMENT ORDER NO. 210121501807 FROM ATTORNEYS’ TITLE GUARANTY FUNO, INC. |.) DISTANCE FROM NEAREST INTERSECTION: THE SOUTHEAST COANER OF THE SUBJECT SITE LIES APPROXIMATELY 1,000 FEET NORTH OF THE LWWTERSECTION OF CAROUNA DRIVE AND W HAWTHORNE LANE. 2 3 2 =| 2 2 = E & S 2 . S > 2 =< = S G 8 > «= o a rs) S a = a ‘ASPHALT ROADWAY DEPRESSED CURB 4) LAST DAY OF FIELDWORK FOR THIS SURVEY WAS JUNE 30,2022. ‘5, ISOLATED TREES AND BUSHES ARE PRESENT ALONG THE FRONT OF THE PROPERTY AS WELL AS DENSE TREES ANO VEGETATION WERE FOUND ALONG ‘THE REAR PROPERTY UNE. THESE WERE WOT SURVEYED. [SURVEYOR'S CERTIFICATE — — ‘STATE OF ILLINOIS) )ss N89"54'28"W 599.94" (R) LOT 2 COUNTY OF DUPAGE) " N89°23'53"W 599.95'(M) wes ATcomnen swe noce sveonnsow To: S800 AMOLMA DMV Le AN LORS UNNTEDLABLTY COMPY (PER OOC, RISEPIA7IB ESTATE OF WALTER HOWLER ESTATE, DECEASED ATTORNEYS! TITLE GUARANTY FUND, INC. ‘BANK OF THE WEST, PNP PARIBAS, [SAQA ‘THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE (MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR 'ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 7a, 7b1, 7c, 8, 9 AND 11 OF TABLE A THEREOF. THE FIELDWORK WAS COMPLETED ON 6/30/2021. DATE OF PLAT OR MAP: JUNE 30, 2021, ScOTTA LUTE ILLINOIS PROFESSIONAL LAND SURVEYOR NO. 3511 LICENSE EXPIRES NOVEMBER, 2022 THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS MINIMUM STANDARDS FOR A BOUNDARY SURVEY. Project Name: 7 Project #: 21907.110 1100 CAROLINA DRIVE, WEST CHICAGO 4970 Varsity Drive Lisle, IL 60532 TEL. (630) 795-7200 WALTER HOWLER TRUST FAX (690) 724-1681 gi DESCRIPTION PATRICK ane ALTA/NSPS LAND TITLE SURVEY 1 ISSUES & REVISIONS 1100 CAROLINA DRIVE f ENGINEERING WEST CHICAGO, ILLINOIS 60185 THE INFORMATION CONTAINED ON 1S FOR_USE_ON THIS PROJECT ONLY PROFESSIONAL DESIGN FIRM LICENSE NO. 184-000408