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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
A.
AGENDA ITEM NUMBER:
Zoning Text Amendment
Design Standards
FILE NUMBER:
COMMITTEE AGENDA DATE: Mar. 11, 2024
Ordinance No. 24-O-0009
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE AP
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
Staff drafted an amendment to the Zoning Code that allows greater flexibility in the type of materials
allowed to be used in construction and renovation projects in commercial and multi-family buildings.
The City’s Design Standards located in Section 7.13 of the Zoning Code permits only brick and stone
to be used for commercial structures and requires that multi-family buildings contain at least 90% brick
and stone. These requirements stifle creative architectural design and may significantly increase
overall costs for a developer. The trend in commercial and multi-family development in the Chicago
suburban market has shifted in the last decade away from all brick/stone buildings to incorporate more
creative and cost-effective materials.
The Development Committee discussed this topic at their November 2023 and January 2024
meetings and directed staff to research the design standards of other communities, including the City
of St. Charles and the City of Naperville. Both communities allow more flexibility in choices for building
materials, including textured concrete masonry units (CMU), stucco, cedar wood and fiber cement
siding, commonly known as Hardie-board. Based on these findings, the Development Committee
directed staff to prepare a zoning text amendment that would allow other primary materials other than
brick and stone on commercial and multi-family structures, including fiber cement siding, textured
CMU, and stucco. Included in the proposed Text Amendment is a provision that would allow the
Zoning Administrator flexibility in approving materials that may not be listed in the Design Standards,
such as emerging and improved building materials, provided that they meet the purpose and intent of
the design standards.
This proposed Text Amendment is consistent with the Comprehensive Plan’s implementation strategy
to review existing design guidelines for commercial and residential development and update as
needed.
At their March 5" meeting, members of the Plan Commission voted unanimously (6-0) in support of
the Zoning Text Amendment.
ACTION PROPOSED:
Discuss and recommend approval of the Zoning Text Amendment related to Design Standards.
COMMITTEE RECOMMENDATION:
Attachments: Draft Ordinance
PC Report

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ORDINANCE NO. 24-0-0009
AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF
THE CITY OF WEST CHICAGO - APPENDIX A
ARTICLES VII RELATING TO DESIGN STANDARDS
WHEREAS, the City of West Chicago periodically reviews the text of the Zoning Code
for consistency with current trends in development and design; and
WHEREAS, the City’s Design Standards located in Section 7.13 of the Zoning Code
permits only brick and stone to be used for commercial structures and requires that multi-family
buildings contain at least 90% brick and stone; and
WHEREAS, these requirements may stifle creative architectural design and may signifi-
cantly increase overall costs for a developer; and
WHEREAS, the trend in commercial and multi-family development in the Chicago sub-
urban market has shifted in the last decade away from all brick/stone buildings to incorporate
more creative and cost-effective materials; and
WHEREAS, the City Council believes it is in the best interest of the City to amend the
Zoning Code to create more flexibility in the type of materials that are permitted in commercial and
multi-family residential development; and
WHEREAS, Notice of Public Hearing on said zoning text amendment was published in
the Daily Herald on or about February 19, 2024, 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 on March 5, 2024 pursuant to said Notice; and
WHEREAS, at the Public Hearing 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 which contains specific
findings of fact, pursuant to Recommendation No. 24-RC-0004, a copy of which is attached hereto
as Exhibit “A” which is, by this reference, made a part hereof.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of West Chi-
cago, Du Page County, Illinois, in regular session assembled, as follows:
Section 1. That Section 7.13(C)(3) — Building and Structure Design, of Article VII, Ap-
pendix A, of the Code of Ordinances of the City of West Chicago be amended as follows:
“Building materials shall be of durable quality including, but not limited to, brick,
stone, stucco, textured _ masonry units (CMU), or fiber cement siding. The Zoning
Administrator may, at their discretion, allow the use of a material not listed if it
meets the purpose of the architectural design standards outlined above in Section
7.13(A). Any decision by the Zoning Administrator may be appealed by the appli-
Ordinance 24-0-0009
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cant under the appeals process in Section 7.13(N). Inappropriate materials or building
methods, and those which will produce inconsistency with the structure and architecture
of the building, shall be avoided.”
Section 2. That Section 7.13(C)(4) — Building and Structure Design, of Article VII, Ap-
pendix A, of the Code of Ordinances of the City of West Chicago be amended as follows:
permitted on commercial structures.”
Section 3. That Section 7.13(C)(5) — Building and Structure Design, of Article VII, Ap-
pendix A, of the Code of Ordinances of the City of West Chicago be amended as follows:
“
Jess than-ninety_(90) pereent-of exterior walls—All materials used for multi-family res-
idential dwelling units shall be compatible as a group with the surrounding structures.
The design of multi-family dwelling units shall include vertical relief and architectural
features to enhance appearance.”
Section 4. That all ordinances and resolutions, or parts thereof, in conflict with the pro-
visions of this Ordinance are, to the extent of such conflict, expressly repealed.
Section 5. That this Ordinance shall be in full force and effect after its passage, approval
and publication in pamphlet form as provided by law.
PASSED this day of , 20
Alderman D. Beebe ee Alderman L. Chassee _
Alderman J. Sheahan ee Alderman H. Brown ee
Alderman A. Hallett ee Alderman C. Dettmann _
Alderman M. Birch Ferguson Alderman S. Dimas _
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
Ordinance 24-O-0009
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APPROVED this day of , 20
Mayor Ruben Pineda
ATTEST:
Executive Office Manager Valeria Perez
PUBLISHED:
Ordinance 24-O-0009
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EXHIBIT “A”
RECOMMENDATION # 24-RC-0004
TO: The Honorable Mayor and City Council
SUBJECT: PC 24-04
Proposed Zoning Text Amendment to Section 7.13(C) of Appendix A (the Zoning
Code), of the Code of Ordinances of the City of West Chicago.
DATE: March 5, 2024
DECISION: The motion to recommend approval of the proposed amendment was approved by
a vote of six (6) “yes” and zero (0) “no”.
RECOMMENDATION:
After a review of the proposed Zoning Text Amendment as presented, the Plan Commis-
sion/Zoning Board of Appeals finds that the proposed Amendment does not pose a threat to the
health, safety and welfare of the community. It is the Commission’s opinion that the proposed
Amendment will be beneficial to the City of West Chicago.
The Amendment is in keeping with the purpose of the Zoning Code and the Comprehensive
Plan. The Plan Commission is of the opinion that the proposed amendments will protect, pro-
mote, and improve the public health, safety, morals, convenience, order, appearance, prosperity
and the general welfare of the citizens of West Chicago community.
Respectfully submitted,
Barbara Laimins
Chairperson
VOTE:
For Against Abstain Absent
Henkin Laimins
Billingsley
Banasiak
Kasprak
Slattery
Terrazas
Ordinance 24-O0-0009
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