===== PDF PAGE 1 ===== [Extraction: OCR (rendered-page OCR)] ClTY OF WEST CHICAGO WHERE HISTORY & PROGRESS MEET Plan Commission/Zoning Board of Appeals Tuesday, June 4, 2024 - 7:00 p.m. West Chicago City Hall - Council Chambers 475 Main Street West Chicago, IL 60185 AGENDA 1. Call to Order, Roll Call and Determination of a Quorum Pledge of Allegiance Chairperson’s Comments Public Comment Approval of the Draft April 2, 2024 Meeting Minutes NAF YD Public Hearing of Case PC 24-08 — Special Use Permit - BAP Power Corporation d/b/a Cenergy Power — 220 Kress Road A Special Use Permit (SUP) for an alternative electric supply facility, in accordance with Sections 5.5 and 10.5-3(C)(3) of the Zoning Code. The request, if approved would allow the property to be developed and used for a solar farm. 7. Review and Recommendation of Case PC 24-08 — Special Use Permit - BAP Power Corporation d/b/a Cenergy Power — 220 Kress Road 8. Public Hearing of Case PC 24-09 — Zoning Text Amendment — Indoor Recreation and Amusement — City of West Chicago A Zoning Text Amendment to Section 10.3-3 (B-2 General Business District - Permitted Uses) of Article X (Business Districts), of Appendix A (the Zoning Code) of the Code of Ordinances of the City of West Chicago to allow “Indoor Recreation and Amusement” as a permitted use in the B-2 General Business District. 9. Review and Recommendation of Case PC 24-09 — Zoning Text Amendment — Indoor Recreation and Amusement — City of West Chicago 10. Petition Updates/Staff Report 11. Adjournment — Next Meeting Tuesday, July 2, 2024 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/ ce: 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 M. Patel Warrenville Plan Commission 475 Main Street West Chicago, Ilinois 60185 T (630) 293-2200 F (630) 293-3028 Ruben Pineda westchicago.org MAYOR Michael L. Guttman CITY ADMINISTRATOR ===== PDF PAGE 2 ===== [Extraction: embedded PDF text] Draft PLAN COMMISSION/ZONING BOARD OF APPEALS April 2, 2024 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, Vice Chairperson Kasprak, and Commissioners Banasiak, Billingsley, Henkin, Slattery, and Terrazas present. With seven 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 March 5, 2024 Commissioner Banasiak made a motion, seconded by Commissioner Slattery, to approve the draft meeting minutes of the March 5, 2024 Plan Commission meeting. With a voice vote of all ayes the motion carried. 6. Public Hearing of Case PC 24-05 – Zoning Text Amendment – Government Facility Signs – Continued from March 5, 2024 Commissioner Billingsley made a motion, seconded by Commissioner Banasiak, to reopen the continued public hearing. With a voice vote of all ayes, the motion carried. Mr. Sterrett was duly sworn in. Mr. Sterrett stated that at the March 5th hearing, members of the Plan Commission voted to continue the discussion to the next meeting pending further examples of existing governmental signs that do not necessarily meet the City’s sign regulations. Mr. Sterrett stated that it is important to note that this proposed amendment is an effort to be proactive to address future governmental signs and not necessarily attempting to react to existing problems. Governmental signs, even though proposed to be exempt from the size and number of signs, are still subject to other regulations such as illumination standards, visibility setbacks, and structural/maintenance requirements. After further discussion, members of the Commission determined that there should be some level of review by staff for governmental signs for compliance with Section 12.6 of the Zoning Code, which regulates illumination levels, intersection visibility, and structural requirements, though no formal building permit would be required. ===== PDF PAGE 3 ===== [Extraction: embedded PDF text] With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Banasiak made a motion, seconded by Commissioner Henkin, 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 24-05 - Zoning Text Amendment – Government Facility Signs The Plan Commission deliberated the proposed Zoning Text Amendment. After a brief discussion, Commissioner Billingsley made a motion, seconded by Commissioner Terrazas, to recommend approval of the proposed Zoning Text Amendment as amended as follows: “Government facility signs, including signs used for identification, information, or directional purposes and other signs incidental thereto, shall not be required to obtain a building permit but shall submit signage plans for review for compliance with Section 12.6 of the Zoning Code. Such signs shall not be located within the vision triangle as defined in section 12.6-3. and shall comply with the regulations set forth in section 12.7.” A roll call vote found Commissioners Billingsley, Terrazas, Banasiak, Henkin, and Slattery, and Vice Chairperson Kasprak 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. 8. Petition Updates/Staff Report Mr. Sterrett provided a brief update on upcoming projects and previously approved projects. 9. Adjournment With no further business to discuss, Commissioner Henkin made a motion, seconded by Commissioner Billingsley to adjourn the meeting. With a voice vote of all ayes, the motion carried and the Plan Commission, at 7:32 p.m., adjourned. Respectfully Submitted, John Sterrett, City Planner Plan Commission/Zoning Board of Appeals April 2, 2024 Page 2 of 2 ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals June 4, 2024 Case: PC 24-08 Petitioner: BAP Power Corporation d/b/a Cenergy Power, 26880 Aliso Viejo Parkway, Suite #100, Aliso Viejo, CA 92656 represented by John Prock, Senior Director of Project Development Owner: DuPage Airport Authority Location: 220 Kress Road Zoning: A Airport District Existing Use: Vacant Comp Plan: Open Space Requests: A Special Use Permit (SUP) for an alternative electric supply facility, in accordance with Sections 5.5 and 10.5-3(C)(3) of the Zoning Code. The request, if approved would allow the property to be developed and used for a solar farm. Summary: The application for an electric supply facility meets the standards for an 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. The subject property shall be developed in substantial compliance with the Detailed Site Plan SP301, prepared by Cenergy Power, having a last revision date of April 10, 2024. 2. The subject property shall comply with all requirements of the DuPage County Stormwater Ordinance prior to the issuance of a permit to develop the facility. Public Notice. All public notice requirements were completed including a notice of public hearing published in the Daily Herald on Monday, May 20, 2024, notification to all property owners within 250 feet of the subject property, and placement of a hearing sign on the property visible from Kress Road. Adjacent Property Zoning and Land Use Information Location Adjacent Zoning Adjacent Land Use Comprehensive Plan North A Airport Wetland/Floodplain Open Space South ER-1 Estate Residential Union Pacific Railroad Rail East M Manufacturing Union Pacific Rail Yard Industrial West A Airport Kress Creek Open Space Existing Conditions. The subject property is approximately 16 acres in area and is located on the west side of Kress Road between the Union Pacific Railroad overpass and Downs Drive. The property is currently zoned A, Airport district. ===== PDF PAGE 5 ===== [Extraction: embedded PDF text] PC 24-08 220 Kress Road June 4, 2024 Proposal. The petitioner is proposing to install a solar power facility on 11 acres of the 16 acre subject property. The unused 5 acres of the property is a result of the existing wetland and floodplain throughout the site that cannot be developed on. The facility will consist of multiple rows of solar panels. The panels will be pole mounted several feet above the ground and automatically pivot over the course of the day in sequence with the angle of the sun. Native vegetation will be grown beneath the panels. The entire facility will be enclosed with a 7-foot tall chain link fence for security purposes. Minimal ground equipment will be placed in the northeast corner of the site. The site will also be accessed from a paved driveway in the northeast corner of the site to Kress Road. Once constructed, the site will be unmanned and require minimal maintenance. Please refer to the attached Detailed Site Plan for specific details. The petitioner had sought and received approval for an SUP for the proposed solar farm in 2018 according Ordinance 18-O-0052. The project, however, never moved forward and the site remains undeveloped. As a result, the approval given by the City Council had lapsed and requires a new approval prior to the development of the site. Special Use Findings of Fact As stated under Section 5.5-4 of the Zoning Code, the Zoning Board of Appeals shall recommend an SUP only if it shall make findings of fact based upon evidence presented that the SUP: (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 solar power facility intended to be an asset to the community by providing an environmentally friendly source of electrical power that will be added into the region’s power grid through the existing ComEd utility infrastructure with minimal development impacts to the subject property. (B) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: The site is surrounded by unbuildable wetland and floodplain to the north and west, has railroad to the south, and is at the bottom of the Kress Road overpass embankment to the east, thus severely limiting the usability of the property. The site is also being developed with minimal impact to the existing undeveloped character of the site. (C) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed use should not have a negative impact on the surrounding neighborhood in which it is located because it is surrounded by unbuildable wetland and floodplain to the north and west, has railroad to the south and is at the bottom of the Kress Road overpass embankment to the east. (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: 2 ===== PDF PAGE 6 ===== [Extraction: embedded PDF text] PC 24-08 220 Kress Road June 4, 2024 The proposed alternative electric supply use is listed as a special use, per the Airport zoning district regulations established in Section 10.5-3(C)(3) of the Zoning Code. Exhibits. Exhibit A – Location Map Exhibit B – Zoning Map Exhibit C – Aerial Photo Exhibit D – Detailed Site Plan 3 ===== PDF PAGE 7 ===== [Extraction: no text detected] [No text detected on this page; page may be blank, photographic, or graphical.] ===== PDF PAGE 8 ===== [Extraction: no text detected] [No text detected on this page; page may be blank, photographic, or graphical.] ===== PDF PAGE 9 ===== [Extraction: no text detected] [No text detected on this page; page may be blank, photographic, or graphical.] ===== PDF PAGE 10 ===== [Extraction: embedded PDF text] 1 259'-4" CREEK 272'-10" 20'-0" 27'-0"TYP. PROPOSED x x 740 PROPOSED 164'-2" x x x x x x x x x x x x COMBINER x PROPOSED x x TYP. 27'-0" BOX LEASE x x TRACKER PROJECT x x LINE x x EXCAVATED SOLAR x x PARCEL LOCATION- AGRICULTURAL SITE x x TYP. LINE/ x 294'-6" x CHANNEL x x FENCE EX. ZONE x x A FLOOD CONC x x x x x x x x x x x x x x x PROPOSED x HEADWALL. x 742 x x x x 915'-8" PROJECT x SOLAR x x x RISER x & x x PROPOSED POWER 372'-1" x x 20' UNION x x ADDRESS: x RECLOSER x WIDE PROPOSED x x POLE 20' WETLANDS- 220 SYSTEM PACIFIC x x (35' x WIDE x 744 ENTRANCE x HT.) x x SITE RAILROAD TYP. KRESS x x GATE ACCESS x EDGE x x LAYOUT x x x x x x x x x ROAD x OF 174'-6" x x ROAD, x TREES x x x x x x x SOLAR LINE. (N)OH WEST 230'-4" 303'-8" (N)OH KRESS RD 746 DUPAGE (E)OH CHICAGO, (E)OH (E)OH 30'-0" (N)OH IL PROJECT (E)OH (E)OH TYP. (E)OH (N)OH (E)OH (E)OH KRESS 60185 AIRPORT SITE RD 746 (E)OH (E)OH (E)OH (E)OH (E)OH (E)OH (E)OH (E)OH (E)OH (E)O 746 PLAN GPS: 748 DOWNS INVERTER PROPOSED (GPS: EXISTING RECLOSER PROPOSED METERING PROPOSED GOABPOLE PROPOSED GOABPOLE PROPOSED PROPOSED EXISTING DR POI MV 41.884075, POLE POLE (35' (PCC) NEW SECTION PAD COMED (35' (35' SCALE: PROJECT COMED HT.) COMED (35' & OVERHEAD (121" LOCATION HT.) HT.) 41.884010, HT.)= NORTH -88.243646) LINE OVERHEAD EA.)-80' TYP. LINE 4 TOTAL 3 2 -88.245723 RACKING TOTAL PROJECT LEASE INVERTER INVERTER RACK MODULE MODULE CAPACITY: AREA: AREA: FENCE: SYSTEM: GCR: P/N: MFG: QTY.: STRING: P/N: MFG: 18'-2" 11.04 15.71 7' 43% XGI 26 20 26 144 CSI HIGH SINGLE (27 (54 (81 YASKAWA 1,992.0000 2,741.0400 SOLAR TYPICAL ACRES ACRES AXIS CO., kW-AC kW-DC CS7N-705TB-AG, 3'-0" SINGLE SOLAR 1500-166/166-UL LTD. MIN. PROJECT VICINITY AXIS SOLECTRIA 705Wp (STC) AGRICULTURAL TRACKER MODULES/RACK) MODULES/RACK) MODULES/RACK) RACKING MIN. 27'-0" [600V] MODULES MAP DATA SOLAR (NAMEPLATE) FENCE SYSTEM TRACKER SYSTEM PROPOSED SITE 7' INVERTER MODULES AGRICULTURAL QTY.: MODULES/STRING: QTY.: HIGH N N.T.S 12 27 N.T.S FENCE N.T.S 3,888 SHEET NO. SHEET TITLE PROJECT OWNER REVISION APPROVED IXN NO. DATE INITIAL DESCRIPTION TPD INITIAL RELEASED X1 11/13/23 BID SET 11/16/23 TPD UPDATED SOLAR MODULE & LAYOUT X3 11/17/23 TPD UPDATED LAYOUT & POLE LOCATION IFP SP301 SITEDETAILEDPLAN DUPAGE AIRPORT X2 X4 11/20/23 TPD UPDATED PER NEW LAYOUT X5 11/21/23 TPD UPDATED COMBINER BOXES POSITION 26880 ALISO VIEJO PARKWAY, SUITE 100 IFPR X6 02/06/24 TPD UPDATED LAYOUT ALISO VIEJO, CA 92656 CAD FILE: SP3_DuPage Airport (###)_DetailedSitePlan_007.dwg XREF: ..\1 Master Xref\MasterLayout_DuPage Airport GPS:ADDRESS:41.884010,220 KRESS-88.245723ROAD, WEST CHICAGO, IL 60185 X7 04/10/24 KDA UPDATED LAYOUT, MODULE TO CSI 705Wp, WETLAND AREA, CHANNEL TEL: 760.603.1933www.CenergyPower.comFAX: 760.683.3116 IFCAS BUILT (###)_009.dwg ===== PDF PAGE 11 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals June 4, 2024 Case: PC 24-09 Petitioner: City of West Chicago Summary: A Zoning Text Amendment to Section 10.3-3 (B-2 General Business District - Permitted Uses) of Article X (Business Districts), of Appendix A (the Zoning Code) of the Code of Ordinances of the City of West Chicago to allow “Indoor Recreation and Amusement” as a permitted use in the B-2 General Business District. Staff Recommendation: APPROVAL Staff recommends the Plan Commission/Zoning Board of Appeals pass a motion recommending approval of the proposed Zoning Text Amendment. Public Notice. A notice of public hearing was published in the May 20, 2024 edition of the Daily Herald in accordance with Section 5.6-2 of the Zoning Code and 65 ILCS 5/11-13-14. Proposal. The City Council approved a text amendment in 2020 to permit the use of Indoor Recreation and Amusement in the B-3 Regional Shopping District. This was to allow Kids Empire USA to locate an indoor activity play facility in the Mosaic Shopping Center. The definition that was created as part of the 2020 text amendment includes a variety of uses, such as sports facilities, swimming pools, skating rinks, bowling alleys, tennis, handball, indoor golf, paintball, billiards, foosball, table tennis, shuffleboard, pinball machines, video games, activity play, and other similar recreation or amusement uses. This use was included only within the B-3 District because that is the district where Kids Empire was to be located. The B-2 General Business District, which has many of the same permitted uses as the B-3 District, does not contain the use of Indoor Recreation and Amusement. Staff is of the opinion that the properties within the B-2 District are appropriate for this type of use and the use should be permitted in the B-2 District as well. One such property is the former Bowling Green bowling alley, which is proposed to be remodeled and will contain several other indoor recreational activities in addition to bowling. Amending the B-2 District to allow this type of use will not pose a threat to the health, safety, nor welfare of the community. Staff is of the opinion that the proposed Amendment will be beneficial to the City of West Chicago and will protect, promote, and improve the public health, safety, morals, convenience, order, appearance, prosperity and the general welfare of its citizens. Furthermore, the Amendment is in keeping with the purpose of the Zoning Code and the Comprehensive Plan. is of the opinion that the proposed amendments Exhibits • Exhibit A – Proposed Text Amendment For questions, please contact John H. Sterrett, City Planner (630) 293-2200 ext. 158 or at jsterrett@westchicago.org ===== PDF PAGE 12 ===== [Extraction: embedded PDF text] Proposed Text Amendment to Appendix A (Zoning Code) of the Code of Ordinances of the City of West Chicago Indoor Recreation and Amusement Plan Commission/Zoning Board of Appeals Public Hearing June 4, 2024 Underline = New Text; Strikethrough = Deleted Text ARTICLE X Business District 1. Amend Section 10.3-3 (B-2 General Business District – Permitted Uses) to add the following language to the list of permitted uses in the B-2 District: (PP) Indoor Recreation and Amusement.