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O F
city
WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
DEVELOPMENT COMMITTEE
Monday, November 13, 2023
6:00 P.M. - Council Chambers
Please note the meeting time.
AGENDA
Call to Order, Roll Call, and Establishment of a Quorum
Approval of Minutes
A. October 9, 2023
Public Participation
The opportunity to speak to the Development Committee is provided for those who have
a question or comment on an agenda item or a City of West Chicago issue. The
Development Committee appreciates hearing from our residents and your thoughts and
questions are valued. The Development Committee strives to make the best
recommendations for the City and public input is very helpful.
Respect for the duties of the Development Committee and for the democratic process will
be adhered to — in this regard, civility and a sense of decorum will be strictly followed.
All speakers must address their comments to the Chairperson. Comments that are
personally condescending will not be permitted. Speakers shall be courteous and should
not make statements that are personally disrespectful to members of the Development
Committee or City staff.
Please use the podium in the center aisle. Please announce your name and address (if
acceptable) before commencing — all public comments are limited to three (3) minutes
and each citizen will be permitted to speak only once. It is the Development
Committee’s policy not to engage in dialogue during Public Comment. Any questions
raised will be addressed by City staff or an elected official outside of the Development
Committee meeting.
Items for Consent
A. 1100 Carolina Drive — Paclantic Naturals is a natural products warehouse,
distribution and processing center which requires storage of flammable liquids, fats
and oils. To carry store and use items, the petition requires a Special Use Permit. The
Plan Commission member vote was unanimous in favor of the SUP.
475 Main Street T (630) 293-2200 Ruben Pineda
West Chicago, Illinois F (630) 293-3028 marek
60185 www.westchicago.org | Nancy M. Smith Michael L. Guttman
CITY CLERK CITY ADMINISTRATOR

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B. 833 Industrial Drive — Turner World Autosales requires a Special Use Permit to
conduct its internet-based mobile vehicles sales business. The Plan Commission
member vote was unanimous in favor of the SUP.
Items for Discussion
A. Design Standards Addendum - Staff was asked to development a document to
assist petitioners who may need help interpreting the City’s building design
guidelines. The draft version of the Addendum is attached and includes photos and
text describing what is allowed by Code. As an all-brick requirement is becoming
somewhat stylistically dated and expensive, Staff is open to making additional
changes to the Code and Addendum. The topic is up for discussion at tonight’s
meeting.
Unfinished Business
New Business
Reports from Staff
Adjournment

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Draft
MINUTES
DEVELOPMENT COMMITTEE
October 9, 2023 6:00 P.M.
1. Call to Order, Roll Call, and Establishment of a Quorum.
Alderman Rebecca Stout called the meeting to order at 6:15 p.m.
Roll call found Aldermen Birch Ferguson, Jayme Sheahan, Rebecca Stout and Chris
Swiatek present. Alderman Stout announced a quorum.
Also in attendance was Assistant Director of Community Development, John Sterrett.
2. Approval of Minutes.
A. June 12, 2023.
Alderman Sheahan moved and Alderman Swiatek seconded a motion to approve
the minutes. Voting Aye: Aldermen Birch Ferguson, Sheahan, Stout and Swiatek.
3. Public Participation. None.
4. Items for Consent. None.
5. Items for Discussion.
A. Mango Express Car Wash - Petitioner seeks approval of a Special Use Permit to
construct and operate a car wash at 151 S. Neltnor Blvd.
Alderman Stout asked about concerns expressed at the Plan Commission/Zoning
Board of Appeal (PC/ZBA) meeting. John Sterrett reported the concerns regarded
lighting and noise, but the petitioner adequately addressed these concerns. Also
present was the petitioner’s general counsel, Alan Jacob, who detailed how they have
rectified those concerns.
Alderman Birch Ferguson moved to approve Item A and Alderman Swiatek
seconded the motion. Voting Aye: Aldermen Birch Ferguson, Sheahan, Stout and
Swiatek.
Development Committee Minutes
October 9, 2023
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B. Forming America, Ltd. — Petitioner at 1200 N. Prince Crossing Rd. seeks a fifth
amendment to the controlling Special Use permit to reflect the work completed on
the property.
Questions were asked and answered about the PC/ZBA’s requirement to remove a
gravel area. Alderman Stout stated the removal would prevent using the area for
storage. The members agreed to this condition.
Alderman Swiatek moved to approve Item B with the added condition and
Alderman Birch Ferguson seconded the motion. Voting Aye: Aldermen Birch
Ferguson, Sheahan, Stout and Swiatek.
C. Text Amendment to Sec. 6.27 of the Zoning Ordinance — The proposed text
amendment to the Zoning Code would make outside vending machines legal with
certain restrictions.
Alderman Swiatek moved to approve Item C and Alderman Sheahan seconded
the motion. Voting Aye: Aldermen Birch Ferguson, Sheahan, Stout and Swiatek.
6. Unfinished Business. None.
7. New Business. None.
8. Reports from Staff. None.
9. Adjournment.
Alderman Birch Ferguson moved to adjourn the meeting at 6:29 p.m. and
Alderman Swiatek seconded the motion. Voting Aye: Aldermen Birch Ferguson,
Sheahan, Stout and Swiatek.
Respectfully submitted,
Jane Burke
Development Committee Minutes
October 9, 2023
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDAITEMNUMBER: — ‘t-A. |
Paclantic Naturals LLC
1100 Carolina Drive
Special Use Permit
FILE NUMBER:
COMMITTEE AGENDA DATE: Nov. 13, 2023
COUNCIL AGENDA DATE:
SIGNATURE Ca
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
Ordinance No. 23-00-0040
STAFF REVIEW: Tom Dabareiner, AICP
ITEM SUMMARY:
Kenny Patel of Paclantic Naturals LLC has petitioned for approval of a Special Use Permit for the
storage and distribution of flammable liquids, fats, and oils at 1100 Carolina Drive. The subject
property is 4.18 acres with a 48,130 square foot single-tenant industrial building currently being used
by HFI Manufacturing. The property is located on the west side of Carolina Drive approximately one
quarter mile north of Hawthorne Lane in the M Manufacturing District.
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 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.
At their November 7'* meeting, members of the Plan Commission voted unanimously (4-0, with two
absent) in support of the Special Use Permit.
ACTION PROPOSED:
Discuss and recommend approval of the requested Special Use Permit for 1100 Carolina Drive.
COMMITTEE RECOMMENDATION:
Attachments: Draft Ordinance
PC Report

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ORDINANCE NO. 23-0-0040
AN ORDINANCE APPROVING A SPECIAL USE FOR
THE STORAGE AND DISTRIBUTION OF FLAMMABLE LIQUIDS, FATS, AND OILS
1100 CAROLINA DRIVE
WHEREAS, on or about October 5, 2023, Kenny Patel of Paclantic Naturals LLC (the “APPLICANT”),
filed an application for a special use permit for the storage and distribution of flammable liquids, fats, and oils for
the property located at 1100 Carolina Drive 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
October 23, 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 November 7, 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-0011, 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 the storage and distribution of flammable liquids, fats, and oils in conformance
with Section 5.5 and Section 11.2-4(X) of the Zoning Ordinance is hereby granted for the SUBJECT REALTY,
subject to compliance with the following conditions:
1. No storage or distribution of flammable liquids, fats, or oils 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 building.
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.
Ordinance 23-O0-0040
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PASSED this day of , 2023.
Alderman D. Beebe Alderman L. Chassee
Alderman J. Sheahan Alderman H. Brown
Alderman A. Hallett Alderman C. Dettmann
Alderman M. Birch-Ferguson Alderman S. Dimas
Alderman J. Smith, Jr. Alderman C. Swiatek
Alderman R. Stout 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 23-0-0040
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EXHIBIT “A”
LEGAL DESCRIPTION
LOT 4 IN WEST CHICAGO INDUSTRIAL CENTER 7A, 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 7A, RECORDED
FEBRUARY 18, 1075 AS DOCUMENT R75-6899, IN DUPAGE COUNTY, ILLINOIS.
PIN 01-33-300-022
Ordinance 23-0-0040
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EXHIBIT “B”
RECOMMENDATION NO. 2023-RC-0011
TO: The Honorable Mayor and City Council
SUBJECT: PC 23-12
Special use for the Storage and Distribution of Flammable Liquids, Fats, and Oils
Paclantic Naturals LLC
1100 Carolina Drive
DATE: November 7, 2023
DECISION: The Plan Commission/Zoning Board unanimously recommended approval of the special use for
the storage and distribution of flammable liquids, fats, and oils for the SUBJECT REALTY by a (4-
0) vote.
RECOMMENDATION
After review of the requested special use for the storage and distribution of flammable liquids, fats, and oils for the
SUBJECT REALTY, the Plan Commission/Zoning Board of Appeals (PC/ZBA) recommended approval based
on the following findings of fact.
(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.
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. Staffis 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.
Ordinance 23-0-0040
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Respectfully submitted,
Barbara Laimins
Chairperson
VOTE:
For Against Abstain Absent
Laimins Banasiak
Henkin Slattery
Kasprak
Billingsley
Ordinance 23-0-0040
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: +.B.
Tuner World Auto Sales LLC
833 Industrial Drive FILE NUMBER:
Special Use Permit
COMMITTEE AGENDA DATE: Nov. 13, 2023
Ordinance No. 23-0-0039 COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE Ags _
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
Atif Hussain of Tuner Auto World Sales LLC has petitioned for approval of a Special Use Permit for
the operation of internet based motor vehicle sales at 833 Industrial Drive. The subject property
contains a 17,100 square foot multi-tenant industrial building located on the east side of Industrial
Drive, approximately 800 feet south of Hawthorne Lane, in the M Manufacturing District.
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, offered for sale, or stored outside of the building.
At their November 7" meeting, members of the Plan Commission voted unanimously (4-0, with two
absent) in support of the Special Use Permit.
ACTION PROPOSED:
Discuss and recommend approval of the requested Special Use Permit for 833 Industrial Drive.
COMMITTEE RECOMMENDATION:
Attachments: Draft Ordinance
PC Report

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ORDINANCE NO. 23-0-0039
AN ORDINANCE APPROVING A SPECIAL USE FOR
INTERNET BASED MOTOR VEHICLE SALES
833 INDUSTRIAL DRIVE
WHEREAS, on or about September 14, 2023, Atif Hussain of Tuner World Auto Sales LLC (the
“APPLICANT”), filed an application for a special use permit for internet based motor vehicle sales for the property
located at 833 Industrial Drive 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
October 23, 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 November 7, 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-0010, 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 Internet Based Motor Vehicle Sales in conformance with Section 5.5 and
Section 11.2-4(DD) of the Zoning Ordinance is hereby granted for the SUBJECT REALTY, subject to
compliance with 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 indicate
the sale of vehicles.
3. All conditions contained in Ordinance 04-O-0093 shall remain in full force and effect.
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.
Ordinance 23-O0-0039
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PASSED this day of , 2023.
Alderman D. Beebe Alderman L. Chassee
Alderman J. Sheahan Alderman H. Brown
Alderman A. Hallett Alderman C. Dettmann
Alderman M. Birch-Ferguson Alderman S. Dimas
Alderman J. Smith, Jr. Alderman C. Swiatek
Alderman R. Stout 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 23-0-0039
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EXHIBIT “A”
LEGAL DESCRIPTION
LOT 5 IN WEST CHICAGO INDUSTRIAL CENTER UNIT 5, BEING A SUBDIVISION IN THE
NORTHWEST FRACTIONAL QUARTER OF SECTION 5, TOWNSHIP 39 NORTH, RANGE 9, EAST OF
THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER
6, 1971 AS DOCUMENT R1971-062454, IN DUPAGE COUNTY, ILLINOIS.
PIN 04-05-101-005
Ordinance 23-O-0039
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EXHIBIT “B”
RECOMMENDATION NO. 2023-RC-0010
TO: The Honorable Mayor and City Council
SUBJECT: PC 23-11
Special use for internet based motor vehicle sales
Tuner World Auto Sales, LLC
833 Industrial Drive
DATE: November 7, 2023
DECISION: The Plan Commission/Zoning Board unanimously recommended approval of the special use for
internet based motor vehicle sales for the SUBJECT REALTY by a (4-0) vote.
RECOMMENDATION
After review of the requested special use for internet based motor vehicle sales for the SUBJECT REALTY, the
Plan Commission/Zoning Board of Appeals (PC/ZBA) recommended approval based on the following findings
of fact.
(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.
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. Staffis 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.
Ordinance 23-O-0039
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Respectfully submitted,
Barbara Laimins
Chairperson
VOTE:
For Against Abstain Absent
Laimins Banasiak
Kasprak Slattery
Henkin
Billingsley
Ordinance 23-O-0039
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: B.A.
Design Standards Addendum
FILE NUMBER:
Discussion Item COMMITTEE AGENDA DATE: Nov. 13, 2023
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE ee
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
Staff was asked to development a document to assist petitioners who may need help interpreting the
City’s building design standards. The draft version of the Addendum is attached and includes photos
and text describing what is allowed by Code. As an all-brick requirement is becoming somewhat
stylistically dated and expensive, Staff is open to making additional changes to the Code and
Addendum. The topic is up for discussion at tonight’s meeting.
ACTION PROPOSED:
Discussion only.
COMMITTEE RECOMMENDATION:
Attachments: Design Standards Addendum

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& peiiic UNE, OF |
WEST CHICAGO:
VASE IES NIGO- 1S,
City of West Chicago
Design
meee Standards
(re Visual Guide

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This commercial building has brick and stone elements that accentuate each other well, giving
the building a more modern look. Brick extends from ground level to the tops of windows. (C4)
The sign is appropriate size and not excessively bright. Location on the stone feature is
harmonious with the building design. (11-15)
oe,
Sa
Sa
These well maintained shrubs frame the outdoor seating area pleasantly and add to the overall
appearance of the property. (G1, G3-G5)

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This commercial building is a good example of sign proportions and how signs can contribute to
the design. They add to the architectural concept by breaking up the brick with color and they
make up for the absence of glass. (12, 14)
This commercial building has good landscaping features which frame the entrance. Plants are
protected by appropriate curbs. (G4, G6)

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This commercial building incorporates glass and stone with the brick in a pleasing aesthetic
manner (C4). It could be improved with appropriately sized signage above the entry framed by
the stone.

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This multi-family residential building incorporates modern design elements with the required
brick and stone. The mix of colors provides a unique contrast. (C4)

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This building has an elongated sign that contributes to the facade well. The matching building
number is a nice (not required) touch. (I2)
All five single-family residential below are in the same neighborhood, and all represent
substantial changes required in C11, which helps avoid monotony of designs and makes the
neighborhood look and feel unique.

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