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CITY OF
WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
DEVELOPMENT COMMITTEE
Monday, September 9, 2024
6:00 P.M. - Council Chambers
AGENDA
Call to Order, Roll Call, and Establishment of a Quorum
Approval of Minutes
A. July 8, 2024
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.
4 Items for Consent
A. 1200 N. Prince Crossing Road — Forming America, Ltd., at 1200 North Prince
Crossing Road, intends on expanding their outside storage. To accomplish this, the
property requires a sixth amendment to their Special Use Permit, plus a Lot
Consolidation. This would expand to an area deleted just last year when they
concluded they would not require the area for storage, which was included in their
stormwater efforts, so no additional stormwater work is needed. Plan Commission
members voted unanimously in favor of both the Ordinance and the Resolution.
475 Main Street T (630) 293-2200
West Chicago, Illinois F (630) 293-3028 Ruben Pineda Michael L. Guttman
60185 westchicago.org MAYOR CITY ADMINISTRATOR

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B. 1307S. Neltnor Blvd. — In 2023, SRH Properties, LLC acquired the property of the
former Shell gas station, which closed in 2022. The property owner intends to replace
all structures on the current property with a new Shell station and convenience store.
To accomplish this, a third amendment to the Special Use Permit for this property is
required. Plan Commission members voted unanimously in support of the Ordinance.
C. 100 Hahndorf Street — The Kitchen Table has petitioned the City for approval of a
Special Use Permit to allow a school in the R-6 District. A School, which is allowed
in the District, requires a Special Use Permit. No site and exterior improvements are
being sought. Given their proposed operation, there exists adequate parking. The
petitioners will not live on the property. Plan Commission members voted
unanimously in support of the Ordinance.
D. Trillium Farm Variances and Map Amendment — The Trillium Farm Residential
Subdivision consists of 84 residence lots and was annexed to the City of West
Chicago on August 19, 2024. When properties are annexed to the City they are
automatically given an ER-1 Estate Residence label; however, given the density and
type of homes and properties, Trillium Farm should more accurately be designated as
R-5 Single-Family Residence. This change requires a Zoning Map Amendment. The
Staff report details the variances required once granted the R-5 District classification.
Plan Commission members voted unanimously in support of the Map Amendment
and the Variances.
Items for Discussion
Unfinished Business
New Business
Reports from Staff
Adjournment — Next Meeting October 14, 2024

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Draft
MINUTES
DEVELOPMENT COMMITTEE
July 8, 2024, 6:00 P.M.
. Call to Order, Roll Call, and Establishment of a Quorum.
Alderman Rebecca Stout called the meeting to order at 6:00 p.m.
Roll call found Aldermen John Banas, Melissa Birch Ferguson, Lori Chassee,
Christine Dettman, Jayme Sheahan, Rebecca Stout, and Christopher Swiatek present.
Alderman Stout announced a quorum.
Also in attendance was Community Development Director, Tom Dabareiner.
. Approval of Minutes.
A. June 10, 2024.
Alderman Chassee moved, and Alderman Banas seconded a motion to approve
the minutes. Voting Aye: Aldermen Banas, Birch Ferguson, Chassee, Dettman,
Sheahan, Stout and Swiatek.
. Public Participation. None.
Items for Consent. None.
Items for Discussion.
A. Express Car Wash, Inc. (511 E Roosevelt Road) — Request for a second extension
to the expired Final Planned Unit Development and Special Use Permit to develop the
site at 511 E Roosevelt for the operation of a car wash.
Mr. Dabareiner updated the Committee by explaining that previous approval was
granted in 2021. The project never moved forward, and a one-year extension was
granted by the City Council in September of 2022. In 2023, the building permit was
approved but it was never paid for nor issued. Staff is recommending a second
extension with a deadline for completion of July of 2025.
Development Committee Minutes
July 8, 2024
Page 1 of 2

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The applicant was asked about the delay. Dan Gunsteen of Express Car Wash, Inc.
was recognized to speak, and he explained it was largely due to an increase in the
project cost.
Alderman Banas moved, and Alderman Swiatek seconded a motion to approve
the Item for Discussion. Voting Aye: Aldermen Banas, Birch Ferguson, Chassee,
Dettman, Sheahan, Stout and Swiatek.
6. Unfinished Business. None.
7. New Business. None.
8. Reports from Staff. None.
9. Adjournment.
Alderman Banas moved to adjourn the meeting at 6:08 p.m., and Alderman
Birch Ferguson seconded the motion. With a voice vote of all ayes, the motion
carried.
Respectfully submitted,
Jane Burke
Development Committee Minutes
July 8, 2024
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: 4. A,
Forming America, Ltd.
1200 North Prince Crossing Road
Special Use Permit — Sixth Amendment
Lot Consolidation
FILE NUMBER:
COMMITTEE AGENDA DATE: Sept. 9, 2024
COUNCIL AGENDA DATE:
SIGNATURE LQ
APPROVED BY CITY ADMINISTRATOR: Michael SIGNATURE
Guttman
Ordinance No. 24-O-0027
Resolution No. 24-R-0068
STAFF REVIEW: Tom Dabareiner, AICP
ITEM SUMMARY:
Forming America, Ltd. has petitioned the City to amend their existing special use permit for a sixth
time 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
incorporates a 64,000 square foot area on the property that was previously approved for pavement of
outside storage but was removed from the site plan via a fifth amendment in 2023. The reason for the
removal of this paved area from the site plan in 2023 was because the petitioner no longer needed
this area paved. Since that time the petitioner now has determined this area is in fact needed and is
thus amending their site plan to incorporate the 64,0000 square foot area back into site plan. The
petitioner also intends to eventually pave an area to the north of the property, which is under the same
ownership. This northern area is on a separate parcel and thus the petitioner is also seeking approval
for a lot consolidation of the two parcels for its eventual construction once approved in the future.
At their September 4'" meeting, members of the Plan Commission voted unanimously (5-0, with two
absent) in support of the sixth amendment to the Special Use Permit and Lot Consolidation.
ACTION PROPOSED:
Discuss and recommend approval of the requested Sixth Amendment to the Special Use Permit for
1200 N Prince Crossing Road and a Lot Consolidation.
COMMITTEE RECOMMENDATION:
Attachments: Draft Special Use Permit Amendment Ordinance
Draft Lot Consolidation Ordinance
PC Report
Paving Plan
Plat of Consolidation

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ORDINANCE NO. 24-0-0027
AN ORDINANCE APPROVING A SIXTH AMENDMENT TO THE
OUTSIDE STORAGE SPECIAL USE FOR 1200 N. PRINCE CROSSING ROAD —
FORMING AMERICA, LTD.
WHEREAS, on or about August 12, 2024, James Langkamp of Forming America, Ltd. (the
“APPLICANT”), filed an application for a sixth amendment to the previously approved special use
permit for an outside storage yard for the property located at 1200 North Prince Crossing Road and
legally described on Exhibit “A”, which is attached hereto and incorporated herein as the “SUBJECT
REALTY”; and,
WHEREAS, the corporate authorities of the City of West Chicago granted the original
special use by Ordinance 07-0-0049 on August 20, 2007; and,
WHEREAS, the corporate authorities of the City of West Chicago granted the first
amendment to the special use by Ordinance 11-O-0069 on December 19, 2011; and,
WHEREAS, the corporate authorities of the City of West Chicago granted the second
amendment to the special use by Ordinance 14-O-0023 on July 21, 2014; and,
WHEREAS, the corporate authorities of the City of West Chicago granted the third
amendment to the special use by Ordinance 16-O-0019 on April 18, 2016; and,
WHEREAS, the corporate authorities of the City of West Chicago granted the fourth
amendment to the special use by Ordinance 19-O-0003 on February 18, 2019; and,
WHEREAS, the corporate authorities of the City of West Chicago granted the fifth
amendment to the special use by Ordinance 23-O-0037 on October 16, 2023; and,
WHEREAS, Notice of Public Hearing on said special use application was published in the Daily
Herald on September 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, commencing on September 4, 2024, 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. 2024-RC-0008, a copy of which is
attached hereto as Exhibit “B” which is, by this reference, incorporated herein.
Ordinance 24-0-0027
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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. That a sixth amendment to the special use permit for an outside storage yard in
conformance with Section 5.5 and Section 11.2-4(T) of the Zoning Ordinance is hereby granted on
the SUBJECT REALTY subject to the following conditions:
1. The site shall be developed in substantial compliance the Site and Phasing Plan
consisting of one sheet (Sheet 1 of 1) prepared by Webster McGrath & Ahlberg, Ltd
dated July 30, 2024.
2. Phase 3 shall not commence until such time that Special Use Permit authorization is
granted and that all engineering has been approved, a site development permit has been
issued by the City, and authorization has been received from the DuPage County
Stormwater Department.
3. Conditions 1 through 8 and 11 of Section 1 in Ordinance 19-O-0003 shall remain in full
force and effect;
4. Condition 2 and 3 of Section 1 in Ordinance 23-O-0037 shall be stricken in their entirety.
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 , 2024.
Alderman D. Beebe _ Alderman L. Chassee _
Alderman J. Sheahan _ Alderman H. Brown _—
Alderman A. Hallett ee Alderman C. Dettmann _
Alderman M. Birch-Ferguson_ Alderman S. Dimas ee
Alderman J. Smith, Jr. ee Alderman C. Swiatek ee
Alderman R. Stout _ Alderman J. Short _
Alderman J. Morano —— Alderman J. Banas ee
APPROVED as to form:
City Attorney
Ordinance 24-0-0027
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APPROVED THIS day of , 2024.
Mayor Ruben Pineda
ATTEST:
Executive Office Manager Valeria Perez
PUBLISHED:
Ordinance 24-0-0027
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EXHIBIT “A”
LEGAL DESCRIPTION
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 40 NORTH,
RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED BY BEGINNING
AT THE NORTHWEST CORNER OF SAID SOUTHEAST QUARTER AND RUNNING
THENCE SOUTH 00°21°51” EAST ON THE EAST LINE THEREOF, 870.30 FEET TO THE
NORTHERLY LINE OF PROPERTY CONVEYED TO COMMONWEALTH EDISON
COMPANY BY DOCUMENT R62-27934; THENCE NORTH 83°57’05” WEST ON SAID
NORTHERLY LINE (BEING A LINE DRAWN PARALLEL WITH AND 50 FEET
NORTHERLY OF THE NORTHERLY LINE OF THE FORMER CHICAGO GREAT
WESTERN RAILROAD RIGHT OF WAY), 1317.39 FEET TO THE WEST LINE OF THE
EAST HALF OF SAID SOUTHEAST QUARTER OF SECTION 34; THENCE NORTH
00°05’22” EAST ON SAID WEST LINE, 702.05 FEET TO THE NORTH LINE OF SAID
SOUTHEAST QUARTER; THENCE NORTH 88°42’25” EAST ON SAID NORTH LINE,
1303.76 FEET TO THE PLACE OF BEGINNING, IN DUPAGE COUNTY, ILLINOIS.
PIN 01-34-403-003
Ordinance 24-O-0027
Page 4 of 7

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EXHIBIT “B”
RECOMMENDATION NO. 2023-RC-0008
TO: The Honorable Mayor and City Council
SUBJECT: PC 24-11
Sixth Amendment to a Special Use Permit
Lot Consolidation
Forming America, Ltd.
1200 North Prince Crossing Road
DATE: September 4, 2024
DECISION: The Plan Commission/Zoning Board unanimously recommended approval of the
special use amendment and lot consolidation by a (4-0) vote.
RECOMMENDATION
After review of the requested special use for a car wash for the SUBJECT REALTY, the Plan
Commission/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 ***
No change in use is occurring on the property and no additional site improvements are
proposed other than what was previously approved in the original Special Use Permit. The
purpose of the amendment is to add the previously approved 64,000 square foot area back
into the controlling site plan for the special use permit. Staff is of the opinion the petitioner
has satisfied this finding.
(2) Isso designed, located and proposed to be operated that the public health, safety and welfare
will be protected:
No additional site improvements are proposed that will affect the existing stormwater facilities
or other nearby properties. The 64,000 square foot area proposed to be paved as Phases 1 and 2
on the Site Plan were previously approved. 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
Ordinance 24-O-0027
Page 5 of 7

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improvements made on the property. The same amount of outside storage will occur on the
property after the addition of the 64,000 square foot pavement as was approved in the original
Special Use Permit. Staffis 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.
Respectfully submitted,
Barbara Laimins
Chairperson
VOTE:
For Against Abstain Absent
Laimins Slattery
Banasiak Kasprak
Henkin
Billingsley
Terrazas
Ordinance 24-O-0027
Page 6 of 7

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EXHIBIT “C”
(Insert 2024 Paving Plan here)
Ordinance 24-O-0027
Page 7 of 7

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RESOLUTION NO. 24-R-0068
A RESOLUTION APPROVING FORMING AMERICA PLAT OF CONSOLIDATION
1200 NORTH PRINCE CROSSING ROAD
BE IT RESOLVED by the City Council of the City of West Chicago, in regular session assembled
as follows:
Section 1. That the Plat of Forming America Consolidation, as prepared by Webster, McGrath &
Ahlberg Ltd consisting of one (1) sheet attached hereto and incorporated herein as Exhibit “A”, be and the
same is hereby approved and that the Mayor and City Clerk and all other necessary and appropriate offic-
ers of the City are authorized to execute said plat.
Section 2. That the recommendation and findings of fact of the Plan Commission, pursuant to
Recommendation No. 24-RC-0008, a copy of which is attached hereto and incorporated herein as Exhibit
“B” be and the same are hereby adopted as the findings of fact of the City Council.
Section 3. That all resolutions, or parts thereof, in conflict with the provisions of this Resolution
are, to the extent of such conflict, expressly repealed.
Section 4. That this Resolution shall be in full force and effect from and after its adoption and ap-
proval as provided by law.
APPROVED this day of , 2024.
AYES:
NAYES:
ABSTAIN:
ABSENT:
Mayor, Ruben Pineda
ATTEST:
Executive Office Manager, Valeria Perez
Resolution 24-R-0068
Page 1 of 4

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EXHIBIT “A”
(INSERT PLAT OF CONSOLIDATION HERE)
Resolution 24-R-0068
Page 2 of 4

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EXHIBIT “B”
RECOMMENDATION # 24-RC-0008
TO: The Honorable Mayor and City Council
SUBJECT: PC 24-11
Forming America Lot Consolidation
181 North Prince Crossing Road
DATE: September 7, 2022
DECISION: The motion to approve the requested Lot Consolidation passed by a unanimous (5-0) vote.
RECOMMENDATION
After review of the proposed Forming America Lot Consolidation, the Plan Commission/Zoning Board of
Appeals recommends approval and includes the following findings of fact, per Section 8.7-2(1) of the
Subdivision Regulations Code, with its recommendation:
1. That Star Assets are the owners of record of the following described property:
THAT PART OF THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 40 NORTH,
RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED BY BEGINNING AT
THE NORTHWEST CORNER OF SAID SOUTHEAST QUARTER AND RUNNING THENCE
SOUTH 00°21°51” EAST ON THE EAST LINE THEREOF, 870.30 FEET TO THE NORTHERLY
LINE OF PROPERTY CONVEYED TO COMMONWEALTH EDISON COMPANY BY DOCU-
MENT R62-27934; THENCE NORTH 83°57°05” WEST ON SAID NORTHERLY LINE (BEING A
LINE DRAWN PARALLEL WITH AND 50 FEET NORTHERLY OF THE NORTHERLY LINE
OF THE FORMER CHICAGO GREAT WESTERN RAILROAD RIGHT OF WAY), 1317.39 FEET
TO THE WEST LINE OF THE EAST HALF OF SAID SOUTHEAST QUARTER OF SECTION
34; THENCE NORTH 00°05’22” EAST ON SAID WEST LINE, 702.05 FEET TO THE NORTH
LINE OF SAID SOUTHEAST QUARTER; THENCE NORTH 88°42’25” EAST ON SAID NORTH
LINE, 1303.76 FEET TO THE PLACE OF BEGINNING, IN DUPAGE COUNTY, ILLINOIS.
2. That all matters have been performed by the petitioners required by this ordinance.
3. That a Plat of Consolidation is attached hereto and has been duly attested by Joel Vietti of Web-
ster McGrath & Ahlberg, a registered land surveyor, contains all certifications required by law,
and is in a condition to record once all signatures have been obtained.
4. That said Plat of Consolidation will be recorded in the Recorder of Deeds Office of the County
of DuPage upon approval by the West Chicago City Council.
6. That said Lot Consolidation contains no additional public ways, nor are any public ways vacated
therein.
7. That said Lot Consolidation contains no additional public improvements nor are any public im-
provements vacated.
Resolution 24-R-0068
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8. The purpose of said Consolidation is to construct pavement for outside storage.
Respectfully submitted,
Barbara Laimins
Chairman
VOTE:
For Against Abstain Absent
B. Laimins Slatter
A. Banasiak D. Kasprak
H. Billingsley
B. Henkin
Terrazas
Resolution 24-R-0068
Page 4 of 4

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P.LN.
DUPAGE COUNTY RECORDER'S CERTIFICATE
CITY COUNCIL CERTIFICATE
FORMING AMERICA
AREA TO BE CONSOLIDATED
ae.
_
01-34-202-019
STATE OF RLBiots)
SURE ow
‘COUNTY OF DU PAGE)SS.
1,490,627 SQUARE FEET OR 27.319 ACRES
01-34-403-003
PLAT OF CONSOLIDATION
u.
MAYOR OF THE CITY OF WEST CHICAGO.
ILLINOIS, 00 HEREBY CERTIFY THAT THE ANNEXED PLAT WAS PRESENTED TO ANO BY
IN PART OF THE NORTHEAST QUARTER AND THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP
‘THES INSTRUMENT NO.
WAS FILED FOR
RESOLUTION NUMBER,
DULY APPROVED BY THE COUNCIL
FOUND HARRISON MONUMENT
40 NORTH, RANGE 9. EAST OF THE THIRD PRINCIPAL MERIDIAN. IN OUPAGE COUNT"
- ILLINOL:
‘AT NORTHEAST CORNER OF
[RECORD IN THE RECORDER'S OFFICE OF OU PAGE COUNTY, ILLINOIS, AFORESAID,
(OF THE CITY OF WEST CHICAGO AT ITS REGULAR MEETING HELD ON
NORTHEAST QUARTER OF
SECTION 34-40-09
AD. 20,
ON THE,
AY OF,
AD. 20,
ar
(bv WATNESS WHEREOF I HAVE HEREUNTO SET THE SEAL OF THE CITY OF WEST CHICAGO. LLINOIS.
orcwock _at.
!8
TOYO
ATTEST:
‘WRECUTVE OFFICE ARAGERSSSS
PERMISSION TO RECORD
‘STATE OF RLNOES)
100
°
100
(DUPAGE) 83.
(CRAP HES SCALE - FEET
1, JOEL C. ETT. RLIVOIS PROFESSIONAL LAND SURVEYOR NO. 035-003561, HEREBY
OWNER CERTIFICATE (GRANTOR)
FOUND 7/8" OA RON PPE:
DESIGNATE A REPRESENTATIVE OF THE CITY OF WEST CHICAGO TO RECORD THIS.
BASIS OF BEARINGS
AT CORNER
‘ARE IN FEET AND DECDMAL PARTS.
‘ON BEHALF OF WEBSTER. MeGRATH AND AHLBERG, LTD, ALL DIMENSIONS.
STATE OF Rumors)
OWPAGE)SS:
(NO DISTANCES OR ANGLES SHOWN HEREON MAY BE ASSUMED BY SCALING,
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===== PDF PAGE 19 =====
[Extraction: OCR (rendered-page OCR)]
CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: 4-6.
SRH Properties, LLC
1307 S Neltnor Blvd FILE NUMBER:
Special Use Permit — Third A\ id t
aaa te "neem COMMITTEE AGENDA DATE: Sept. 9, 2024
Ordinance No. 24-0-0028 COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE
APPROVED BY CITY ADMINISTRATOR: Michael SIGNATURE
Guttman
ITEM SUMMARY:
SRH Properties, LLC has petitioned the City to amend the existing special use permit for a third time
at 1307 S Neltnor Boulevard in the B-2 General Business District for a gas station on the property.
The property received Special Use approval for a gas station in 1988 until it closed in early 2022. The
gas pump canopy, convenience store, and car wash building remain on the site. The petitioner
purchased the property in 2023 and intends to make several changes to the site. Among them include
demolishing the convenience store, car wash building, and canopy. The petitioner is proposing to
construct an 8,900 square foot commercial structure that will include a 6,249 square foot convenience
store with a drive-through restaurant and two additional commercial spaces for future occupancy. A
new canopy, slightly larger than the existing canopy, will be constructed over 10 pumps for a total of
20 vehicle positions. The petitioner also intends to reconfigure the parking lot with additional spaces to
accommodate the proposed commercial building. Other improvements include restriping, new
landscaping, and lighting.
At their September 4° meeting, members of the Plan Commission voted unanimously (5-0, with two
absent) in support of the third amendment to the Special Use Permit.
ACTION PROPOSED:
Discuss and recommend approval of the requested Third Amendment to the Special Use Permit for
1307 S Neltnor Boulevard.
COMMITTEE RECOMMENDATION:
Attachments: Draft Special Use Permit Amendment Ordinance
PC Report
Plans

===== PDF PAGE 20 =====
[Extraction: OCR (rendered-page OCR)]
ORDINANCE NO. 24-0-0028
AN ORDINANCE GRANTING A THIRD AMENDMENT TO A SPECIAL USE PERMIT
AT 1307 SOUTH NELTNOR BOULEVARD
WHEREAS, on or about April 17, 2024, SRH Properties, LLC, (the “APPLICANT”), filed
an application for a third amendment to a special use for an existing gas station and convenience
store, with respect to the property legally described on Exhibit “A” attached hereto and incorporated
herein (the “SUBJECT REALTY”); and,
WHEREAS, the corporate authorities of the City of West Chicago granted the original gas
station and car wash special use by Ordinance 88-O-2088 on August 15, 1988; and,
WHEREAS, the corporate authorities of the City of West Chicago granted a first
amendment to the special use for a car wash by Ordinance 17-O-0012 on April 17, 2017; and,
WHEREAS, the corporate authorities of the City of West Chicago granted a second
amendment to the special use for a car wash by Ordinance 18-O-0042 on April 17, 2017; and,
WHEREAS, Notice of Public Hearing on said amendment application was published in the
Daily Herald on August 19, 2024, all 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 September 4, 2024; and,
WHEREAS, at the Public Hearing, the APPLICANT provided testimony in support of its
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 which contains specific
findings of fact, pursuant to Recommendation No.24-RC-0009, 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,
Du Page County, Illinois, in regular session assembled, as follows:
Section 1. A third amendment to a special use for a revised site plan for a gas station in
conformance with Sections 5.5 and 10.3-4(G) of the Zoning Ordinance is hereby granted for the
SUBJECT REALTY, subject to compliance with the following condition:
1. That the site be developed in substantial conformance with the following plans:
Ordinance 24-O-0028
Page 1 of 7

===== PDF PAGE 21 =====
[Extraction: OCR (rendered-page OCR)]
a. Site Plan, consisting of one page (Sheet G1), prepared by Advantage Consulting
Engineers, dated April 1, 2024 with a latest revision date of August 28, 2024.
b. Landscape Plan, consisting of one page (Sheet L1), prepared by G Studio, dated
March 26, 2024 with a latest revision date of August 27, 2024.
c. Building Elevations, consisting of one page (Sheet A-2, prepared by Nova Design
Building, Inc. dated August 19, 2024.
d. Floor Plan and Dumpster Enclosure Plan, consisting of one page (Sheet A-1),
prepared by Nova Design Building, Inc. dated August 26, 2024.
2. That the columns on the proposed gas pump canopy be cladded in brick and stone to
match the building.
Section 2. That all ordinances and resolutions, or parts thereof, in conflict with the
provisions of this Ordinance are, to the extent of such conflict, hereby repealed.
Section 3. That this Ordinance shall be in full force and effect from and after its passage,
approval and publication in pamphlet form as provided by law.
PASSED this day of , 2024.
Alderman D. Beebe ee Alderman L. Chassee _:
Alderman J. Sheahan ee Alderman H. Brown __-:
Alderman A. Hallett ee Alderman C. Dettmann ee
Alderman M. Birch-Ferguson_ Alderman S. Dimas ee
Alderman J. Smith, Jr. _ Alderman C. Swiatek ee
Alderman R. Stout _ Alderman J. Short _i
Alderman J. Morano _ Alderman J. Banas _
APPROVED as to form:
City Attorney
APPROVED THIS day of , 2024.
Mayor Ruben Pineda
Ordinance 24-O-0028
Page 2 of 7

===== PDF PAGE 22 =====
[Extraction: OCR (rendered-page OCR)]
ATTEST:
Executive Office Manager Valeria Perez
PUBLISHED:
Ordinance 24-O-0028
Page 3 of 7

===== PDF PAGE 23 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT “A”
LEGAL DESCRIPTION
Lot 1 in Sonni Nguyen Shell Resubdivision, being a subdivision located in part of the
southeast quarter of Section 15, Township 39 North, Range 9, East of the Third Principal
Meridian, according to the plat thereof recorded October 26, 2015 as Document No. R2015-
118259, in DuPage County, Illinois.
P.I.N.: 04-15-400-009.
Ordinance 24-O-0028
Page 4 of 7

===== PDF PAGE 24 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT “B”
RECOMMENDATION 2024-0-0009
TO: The Honorable Mayor and City Council
SUBJECT: PC 24-07
1307 S. Nelntor Boulevard
Third Amendment to a Special Use Permit
DATE: September 4, 2024
DECISION: The motion to approve the special use amendment request unanimously passed (5-0).
RECOMMENDATION
After review of the requested special use amendment, the Plan Commission/Zoning Board of
Appeals (PC/ZBA) recommended approval according to the following condition:
1. That the site be developed in substantial conformance with the following plans:
a. Site Plan, consisting of one page (Sheet G1), prepared by Advantage Consulting
Engineers, dated April 1, 2024 with a latest revision date of August 28, 2024.
b. Landscape Plan, consisting of one page (Sheet L1), prepared by G Studio, dated March
26, 2024 with a latest revision date of August 27, 2024.
c. Building Elevations, consisting of one page (Sheet A-2, prepared by Nova Design
Building, Inc. dated August 19, 2024.
d. Floor Plan and Dumpster Enclosure Plan, consisting of one page (Sheet A-1), prepared
by Nova Design Building, Inc. dated August 26, 2024.
2. That the columns on the proposed gas pump canopy be cladded in brick and stone to
match the building.
After review of the requested special use amendment, the Plan Commission/Zoning Board of
Appeals (PC/ZBA) recommended approval according to 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. ***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 service station (i.e. gas station) 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 such as
Illinois Route 59. Furthermore, the property has been used since 1988 as a gas station until its
recent closure in 2022. Staffis of the opinion the petitioner has satisfied this finding.
Ordinance 24-O-0028
Page 5 of 7

===== PDF PAGE 25 =====
[Extraction: OCR (rendered-page OCR)]
(B) Is so designed, located and proposed to be operated that the public health, safety and
welfare will be protected:
The design of the proposed development for the use is similar with other previously approved
motor vehicle service stations in the City and is relatively consistent with the layout of the
previously approved gas station. The existing location of the access onto Route 59 and Dayton
Avenue will remain the same for the new gas station. 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 gas station use is consistent with other uses in the immediate vicinity near the
intersection of Illinois Route 59 and Roosevelt Road. The use of the property will not change
with the exception of the removal of the car wash use. The configuration of the property will
remain relatively similar to the previously approved layout. 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:
A motor vehicle service station is listed as a special use in the B-2 Regional Shopping District,
per Section 10.3-4 (G) of the West Chicago Zoning Code. Staff is of the opinion the petitioner
has satisfied this finding.
Respectfully submitted,
Barbara Laimins
Chairman
VOTE:
For Against Abstain Absent
Laimins Slattery
Banasiak Kasprak
Henkin
Billingsley
Terrazas
Ordinance 24-O-0028
Page 6 of 7

===== PDF PAGE 26 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT “C”
(Insert Plans here)
Ordinance 24-O0-0028
Page 7 of 7

===== PDF PAGE 27 =====
[Extraction: OCR (rendered-page OCR)]
Y
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PROP. LAST. ELEVAUION
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7) DUMPSTER ENCLOSURE ELEVATION
WEST.ELEVATION
(2 FROR.WESLLLEVATION
THIS IS A CONCEPTUAL DESIGN AND SUBJECT
TO ZONING APPROVAL AND FURTHER VERIFICATIONS.
RESERVED.
IN ANY WAY WITHOUT
SLUG
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PROPOSED RAZE AND REBUILD CONCEPTUAL DESIGN AN
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samme —'G@AS STATION C-STORE RETAIL' ARCHITECTS ENGINEERS = SN
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——— 1307 S NELTNOR BLVD., WEST CHICAGO. IL 60185 Pr eer] 614 0708 EMAL. Tire amoneam \

===== PDF PAGE 28 =====
[Extraction: OCR (rendered-page OCR)]
CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: 4 C.
The Kitchen Table
100 Hahndorf Street FILE NUMBER:
Special Use Permit
COMMITTEE AGENDA DATE: Sept. 9, 2024
Ordinance No. 24-O-0029 COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE G>—
APPROVED BY CITY ADMINISTRATOR: Michael SIGNATURE
Guttman
ITEM SUMMARY:
The Kitchen Table LLC has petitioned the City for approval of a Special Use permit at 100 Hahndorf in
the R-6 Multi-Family Residential District for a school on the property. The petitioner has leased the
space and intends to use 2,000 square feet of the building for training classes in the arts, such as
music, culinary, art, and drama. This type of use is considered a School in the R-6 District and
requires approval of a Special Use Permit. The petitioner is not planning any site improvements nor
any exterior modifications to the building. The building has been served with existing parking stalls
and the petitioner intends to continue utilizing these stalls for private classes. The petitioners will not
live on the property.
At their September 4" meeting, members of the Plan Commission voted unanimously (5-0, with two
absent) in support of the Special Use Permit.
ACTION PROPOSED:
Discuss and recommend approval of the requested Special Use Permit for 100 Hahndorf Street.
COMMITTEE RECOMMENDATION:
Attachments: Draft Special Use Permit Ordinance
PC Report

===== PDF PAGE 29 =====
[Extraction: OCR (rendered-page OCR)]
ORDINANCE NO. 24-0-0029
AN ORDINANCE GRANTING A SPECIAL USE PERMIT AT
100 HAHNDORF STREET FOR A SCHOOL
WHEREAS, on or about August 9, 2024, Aaron O’Brien of The Kitchen Table, LLC, (the
“APPLICANT”), filed an application for a special use for a school, with respect to the property
legally described on Exhibit “A” attached hereto and incorporated herein (the “SUBJECT
REALTY”); and,
WHEREAS, Notice of Public Hearing on said application was published in the Daily Herald
on August 19, 2024, all 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 September 4, 2024; and,
WHEREAS, at the Public Hearing, the APPLICANT provided testimony in support of its
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 which contains specific
findings of fact, pursuant to Recommendation No.24-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,
Du Page County, Illinois, in regular session assembled, as follows:
Section 1. A third amendment to a special use for a revised site plan for a gas station in
conformance with Sections 5.5 and 9.7-4(A) of the Zoning Ordinance is hereby granted for the
SUBJECT REALTY.
Section 2. That all ordinances and resolutions, or parts thereof, in conflict with the
provisions of this Ordinance are, to the extent of such conflict, hereby repealed.
Section 3. That this Ordinance shall be in full force and effect from and after its passage,
approval and publication in pamphlet form as provided by law.
PASSED this day of , 2024.
Alderman D. Beebe Alderman L. Chassee
Alderman J. Sheahan Alderman H. Brown
Ordinance 24-O-0029
Page | of 5

===== PDF PAGE 30 =====
[Extraction: OCR (rendered-page OCR)]
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 Alderman J. Banas
APPROVED as to form:
City Attorney
APPROVED THIS day of , 2024.
Mayor Ruben Pineda
ATTEST:
Executive Office Manager Valeria Perez
PUBLISHED:
Ordinance 24-O-0029
Page 2 of 5

===== PDF PAGE 31 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT “A”
LEGAL DESCRIPTION
COMMENCING AT THE SOUTHWEST CORNER OF SECTION 34, TOWNSHIP 40
NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN: THENCE NORTH 1
DEGREE 4 MINUTES EAST ALONG THE WEST LINE OF SAID SECTION 34, 2004.1
FEET FOR A PLACE OF BEGINNING: THENCE NORTH 1 DEGREE 4 MINUTES EAST
ALONG THE SECTION LINE 157.4 FEET: THENCE EAST 254.1 FEET TO THE CENTER
LINE OF HIGHWAY: THENCE SOUTH 15 DEGREES 24 MINUTES EAST ALONG
CENTER LINE OF HIGH 163.3 FEET, THENCE WEST 300.4 FEET, TO THE PLACE OF
BEGINNING, IN DUPAGE COUNTY, ILLINOIS.
PIN 01-34-302-007
Ordinance 24-O-0029
Page 3 of 5

===== PDF PAGE 32 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT “B”
RECOMMENDATION 2024-0-0010
TO: The Honorable Mayor and City Council
SUBJECT: PC 24-12
100 Hahndorf Street
Special Use Permit for a School
DATE: September 4, 2024
DECISION: The motion to approve the special use permit unanimously passed (5-0).
RECOMMENDATION
After review of the requested special use amendment, the Plan Commission/Zoning Board of
Appeals (PC/ZBA) recommended approval. After review of the requested special use permit, the
Plan Commission/Zoning Board of Appeals (PC/ZBA) recommended approval according to 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. ***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 as a School for small training classes at the location is ideal fronting a major
commercial thoroughfare such as Illinois Route 59. 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 proposed school use will be relatively consistent with the former office use that has taken
place on the property for several decades. No site modifications are proposed that would
negatively impact any adjacent properties. 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 of the property will not change significantly. The site and building will remain
unchanged to keep the existing residential appearance and character of the property. Staff is of the
opinion the petitioner has satisfied this finding.
Ordinance 24-O-0029
Page 4 of 5

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[Extraction: OCR (rendered-page OCR)]
(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:
A school is listed as a special use in the R-6 Multiple-Family District, per Section 9.7-4 (A) of
the West Chicago Zoning Code. Staff is of the opinion the petitioner has satisfied this finding.
Respectfully submitted,
Barbara Laimins
Chairman
VOTE:
For Against Abstain Absent
Laimins Slattery
Banasiak Kasprak
Henkin
Billingsley
Terrazas
Ordinance 24-O-0029
Page 5 of 5

===== PDF PAGE 34 =====
[Extraction: OCR (rendered-page OCR)]
CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
Trillium Farm AGENDA ITEM NUMBER: 4.0.
Zoning Map Amendment — ER-1 to R-5
Zoning Variances FILE NUMBER:
Ordinance No. 24-0-0031 COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE >.
APPROVED BY CITY ADMINISTRATOR: Michael SIGNATURE
Guttman
ITEM SUMMARY:
Trillium Farm residential subdivision consists of 84 single-family home lots. The development was
approved in 2020 by DuPage County and construction of the subdivision and all of the homes was
completed summer 2024. Following completion of the development, the subdivision was annexed to
the City of West Chicago on August 19, 2024 in accordance with a Pre-Annexation Agreement
between the City and the developer, Pulte Homes. According to the pre-annexation agreement, the
City shall conduct a public hearing after the annexation to consider the reclassification of the property
from ER-1 Estate Residence to R-5 Single-Family Residence and the approval of zoning variations for
certain setbacks and lot coverage.
Per Article V of the Pre-Annexation Agreement, the City shall conduct a public hearing to consider the
passage of an ordinance amending the Zoning Map to reclassify the property from ER-1 Estate
Residence to R-5 Single-Family Residence with zoning variances based on improvements that were
previously approved by DuPage County, including:
1. A variance to allow a side yard setback of six (6) feet for all of the lots in lieu of the minimum
required side yard setback equal to 10 percent for each lot;
2. A variance to allow a rear yard setback of 25 feet for lots 9-84 in lieu of the minimum required
rear yard setback of 30 feet.
3. A variance to the allow a rear yard setback of 0 feet for lots 1-8 in lieu of the minimum required
rear yard setback of 30 feet.
4. A maximum lot coverage of 65 percent for all of the lots in lieu of the maximum allowable lot
coverage of 40%.
At their September 4'" meeting, members of the Plan Commission voted unanimously (5-0, with two
absent) in support of the Zoning Map Amendment and the Zoning Variances
ACTION PROPOSED:
Discuss and recommend approval of the Zoning Map Amendment from ER-1 Estate Residence to R-5
Single-Family Residence and the Zoning Variances.
COMMITTEE RECOMMENDATION:
Attachments: Draft Zoning Map Amendment Ordinance
Draft Zoning Variances Ordinances
PC Reports

===== PDF PAGE 35 =====
[Extraction: OCR (rendered-page OCR)]
ORDINANCE NO. 24-0-0030
AN ORDINANCE REZONING THE TRILLIUM FARM RESIDENTIAL SUBDIVISION
FROM ER-1 ESTATE RESIDENCE TO R-5 SINGLE-FAMILY RESIDENTIAL
EAST OF PURNELL ROAD AND SOUTH OF GARY’S MILL ROAD
WHEREAS, on August 3, 2020, the City of West Chicago (the “City”) approved Resolution
20-R-0045, entering into a Pre-Annexation Agreement (the “Agreement”) with Pulte Home
Company, LLC (the “Developer”) and Chicago Title Land Trust Company as successor Trustee to
LaSalle Bank National Association, as Successor Trustee to American National Bank and Trust
Company Chicago, as Trustee under a Trust Agreement dated February 25, 1987 and known as
Trust No. 1029 (the “Owner”); and,
WHEREAS, the Agreement, among other things, provides for the eventual annexation of
the 34.97 acre residential subdivision know as Trillium Farm (the “Property”), legally described on
Exhibit “A”, attached hereto and made a part of; and,
WHEREAS, the Property was annexed by the City of West Chicago on August 19, 2024
according to Ordinance 24-O-0025; and,
WHEREAS, per Article V of the Pre-Annexation Agreement, the City shall conduct a public
hearing to consider the passage of an ordinance amending the Zoning Map to reclassify the property
from ER-1 Estate Residence to R-5 Single-Family Residence; and,
WHEREAS, a Notice of Public Hearing on the zoning variances on the Property was
published in the Daily Herald on August 19, 2024, all as required by the ordinances of the CITY
and the statutes of the State of Illinois; and,
WHEREAS, all other notices required by law have been given; and,
WHEREAS, a public hearing was conducted by the Plan Commission/Zoning Board of
Appeals of the City of West Chicago on September 4, 2024, pursuant to said Notice; and,
WHEREAS, the corporate authorities of the CITY have received the recommendation of the
Plan Commission/Zoning Board of Appeals, which contains specific findings of fact, pursuant to
Recommendation No. 24-RC-0011, a copy of which is attached hereto as Exhibit “B” which is, by
this reference, made a part hereof.
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. That the Property is hereby rezoned from the ER-1 Estate Residence District to
the R-5 Single-Family Residence District zoning classification.
Section 2. That the recommendation and findings of fact of the Plan Commission/Zoning
Board of Appeals previously incorporated herein as Exhibit “B” be and the same are hereby
adopted as the findings of fact of the City Council.
Ordinance 24-O-0030
Page 1 of 5

===== PDF PAGE 36 =====
[Extraction: OCR (rendered-page OCR)]
Section 3. That all ordinances and resolutions, or parts thereof, in conflict with the
provisions of this Ordinance are, to the extent of such conflict, hereby repealed.
Section 4. That this Ordinance shall be in full force and effect from and after its passage,
approval and publication in pamphlet form as provided by law.
PASSED this day of , 2024.
Alderman D. Beebe ee Alderman L. Chassee _
Alderman J. Sheahan _ Alderman H. Brown _
Alderman A. Hallett ee Alderman C. Dettmann ee
Alderman M. Birch-Ferguson_ Alderman S. Dimas _
Alderman J. Smith, Jr. 7. Alderman C. Swiatek _
Alderman R. Stout _ Alderman J. Short _
Alderman J. Morano ee Alderman J. Banas ee
APPROVED as to form:
City Attorney
APPROVED THIS day of , 2024.
Mayor Ruben Pineda
ATTEST:
Executive Office Manager Valeria Perez
PUBLISHED:
Ordinance 24-O-0030
Page 2 of 5

===== PDF PAGE 37 =====
[Extraction: OCR (rendered-page OCR)]
Exhibit “A”
SUBJECT PROPERTY LEGAL DESCRIPTION
Lots 37 through 55, and outlots B, C, And D, of the Final Plat of Subdivision for Trillium Farm
Phase 1, being a part of the north half of Section 23, Township 39 North, Range 9 East of the Third
Principal Meridian, according to the plat thereof recorded July 29, 2020 as document R2020-081360,
in Dupage County, Illinois.
Lots 1 through 8, lots 30 through 36, and lots 56 through 84 of the Final Plat of Subdivision for
Trillium Farm Phase 2, being a part of north half of Section 23, Township 39 North, Range 9 East of
the Third Principal Meridian, according to the plat thereof recorded July 30, 2021 as document
R2021-115128, in Dupage County, Illinois.
Lots 9 through 29 of the Final Plat of Subdivision for Trillium Farm Phase 3, being a part of north
half of Section 23, Township 39 North, Range 9 East of the Third Principal Meridian, according to
the plat thereof recorded May 5, 2022 as document R2022-045270, in Dupage County, Illinois.
PIN(s): 04-23-102-028; 04-23-102-027; 04-23-102-026; 04-23-102-025; 04-23-102-024; 04-23-
102-023; 04-23-102-022; 04-23-102-021; 04-23-102-050; 04-23-102-049; 04-23-102-048; 04-
23-102-047; 04-23-102-046; 04-23-102-045; 04-23-102-044; 04-23-102-043; 04-23-102-042;
04-23-102-041; 04-23-102-040; 04-23-102-039; 04-23-102-038; 04-23-102-037; 04-23-102-036;
04-23-102-035; 04-23-102-034; 04-23-102-033; 04-23-102-032; 04-23-102-031; 04-23-102-030;
04-23-102-020; 04-23-102-019; 04-23-102-018; 04-23-102-017; 04-23-102-016; 04-23-102-015;
04-23-102-014; 04-23-102-012; 04-23-102-011; 04-23-102-010; 04-23-102-009; 04-23-102-008;
04-23-102-007; 04-23-102-006; 04-23-102-005; 04-23-102-004; 04-23-102-003; 04-23-102-002;
04-23-103-002; 04-23-103-003; 04-23-103-004; 04-23-103-005; 04-23-103-006; 04-23-103-007;
04-23-103-008; 04-23-103-009; 04-23-103-010; 04-23-103-011; 04-23-103-012; 04-23-103-013;
04-23-103-014; 04-23-103-015; 04-23-103-016; 04-23-103-017; 04-23-103-018; 04-23-103-019;
04-23-104-012; 04-23-104-013; 04-23-104-014; 04-23-104-015; 04-23-104-016; 04-23-104-017;
04-23-104-018; 04-23-104-019; 04-23-104-001; 04-23-104-002; 04-23-104-003; 04-23-104-004;
04-23-104-005; 04-23-104-006; 04-23-104-007; 04-23-104-008; 04-23-104-009; 04-23-104-010;
04-23-104-011; 04-23-102-029; 04-23-102-013; 04-23-102-001; 04-23-103-001; and 04-23-104-
020.
Ordinance 24-O0-0030
Page 3 of 5

===== PDF PAGE 38 =====
[Extraction: OCR (rendered-page OCR)]
Exhibit “B”
RECOMMENDATION # 24-RC-0010
TO: The Honorable Mayor and City Council
SUBJECT: PC 24-11
Rezoning from ER-1 Estate Residence to R-5 Single-Family Residence
Trillium Farm Subdivision
DATE: September 4, 2024
DECISION: A motion to approve the proposed rezoning passed (5-0).
RECOMMENDATION
After review of the proposed rezoning, the Plan Commission/Zoning Board of Appeals
recommends approval. The recommendation is based on the following findings of fact:
1.
The existing uses and zoning of the property in question.
The subject property is developed with 84 single-family home lots that average roughly
9,000 square feet in size with average lot widths ranging from 50 feet to 60 feet in the
ER-1 Estate Residence District.
The existing uses and zoning of other lots in the vicinity.
The subject property is located in a predominately residential area in unincorporated
DuPage County.
. Suitability of the property in question for uses already permitted under the existing regula-
tions.
The existing lots and improvements in the development are not compatible with the ER-1
District. The development was zoned ER-1 following annexation to the City because this is
the default zoning district for any property annexed to the City until such time a property
is rezoned. The size of the existing lots conforms to the R-5 District rather than the ER-1
District.
4. Suitability of the property in question for the proposed use.
The property was approved and developed as a single-family residential subdivision in
unincorporated DuPage County. The use of the property as this will not change nor will
any of the properties be further subdivided.
The trend of development in the vicinity of the property in question, including any recent
zoning activity.
The trend in the development in the general area will not substantially change and will
remain residential.
Ordinance 24-0-0030
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===== PDF PAGE 39 =====
[Extraction: OCR (rendered-page OCR)]
6. The effect the proposed rezoning would have on implementation of the Comprehensive Plan.
The City’s Comprehensive Plan identifies the property and general surrounding area as
single-family residential.
7. Impact on surrounding properties.
The proposed rezoning will not affect the surrounding properties. The development has
already been approved and constructed while located in unincorporated DuPage County.
No changes to the use or development are proposed.
8. Impact on health, safety, or welfare of the community.
The proposed rezoning will not have a detrimental impact on the health, safety, nor welfare
of the community. The rezoning is to place the development into a zoning district that will
make the lots conforming with the Zoning Code.
Respectfully submitted,
Barbara Laimins
Chairperson
VOTE:
For Against Abstain Absent
Henkin Slattery
Terrazas Kasprak
Banasiak
Laimins
Billingsley
Ordinance 24-O-0030
Page 5 of 5

===== PDF PAGE 40 =====
[Extraction: OCR (rendered-page OCR)]
ORDINANCE NO. 24-0-0031
AN ORDINANCE GRANTING CERTAIN ZONING VARIATIONS
FOR TRILLIUM FARM SUBDIVISION LOCATED ON THE EAST SIDE OF PURNELL
ROAD, SOUTH OF GARY’S MILL ROAD
WHEREAS, on August 3, 2020, the City of West Chicago (the “City”) approved Resolution
20-R-0045, entering into a Pre-Annexation Agreement (the “Agreement”) with Pulte Home
Company, LLC (the “Developer’) and Chicago Title Land Trust Company as successor Trustee to
LaSalle Bank National Association, as Successor Trustee to American National Bank and Trust
Company Chicago, as Trustee under a Trust Agreement dated February 25, 1987 and known as
Trust No. 1029 (the “Owner”); and,
WHEREAS, the Agreement, among other things, provides for the eventual annexation of
the 34.97 acre residential subdivision know as Trillium Farm (the “Property”), legally described on
Exhibit “A”, attached hereto and made a part of; and,
WHEREAS, the Property was annexed by the City of West Chicago on August 19, 2024
according to Ordinance 24-O-0025; and,
WHEREAS, per Article V of the Pre-Annexation Agreement, the City shall conduct a public
hearing to consider the approval of zoning variances on the Property based on improvements that were
previously approved by DuPage County; and,
WHEREAS, a Notice of Public Hearing on the zoning variances on the Property was
published in the Daily Herald on August 19, 2024, all as required by the ordinances of the CITY
and the statutes of the State of Illinois; and,
WHEREAS, all other notices required by law have been given; and,
WHEREAS, a public hearing was conducted by the Plan Commission/Zoning Board of
Appeals of the City of West Chicago on September 4, 2024, pursuant to said Notice; and,
WHEREAS, the corporate authorities of the CITY have received the recommendation of the
Plan Commission/Zoning Board of Appeals, which contains specific findings of fact, pursuant to
Recommendation No. 24-RC-0012, a copy of which is attached hereto as Exhibit “B” which is, by
this reference, made a part hereof.
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. That the Property is hereby granted the following zoning variances:
1. A variance to allow a side yard setback of six (6) feet for all of the lots in lieu of
the minimum required side yard setback equal to 10 percent for each lot;
2. A variance to allow a rear yard setback of 25 feet for lots 9-84 in lieu of the min-
imum required rear yard setback of 30 feet.
Ordinance 24-O-0031
Page 1 of 5

===== PDF PAGE 41 =====
[Extraction: OCR (rendered-page OCR)]
3. A variance to the allow a rear yard setback of 0 feet for lots 1-8 in lieu of the min-
imum required rear yard setback of 30 feet.
4. A maximum lot coverage of 65 percent for all of the lots in lieu of the maximum
allowable lot coverage of 40%.
Section 2. That the recommendation and findings of fact of the Plan Commission/Zoning
Board of Appeals previously incorporated herein as Exhibit “B” be and the same are hereby
adopted as the findings of fact of the City Council.
Section 3. That all ordinances and resolutions, or parts thereof, in conflict with the
provisions of this Ordinance are, to the extent of such conflict, hereby repealed.
Section 4. That this Ordinance shall be in full force and effect from and after its passage,
approval and publication in pamphlet form as provided by law.
PASSED this day of , 2024.
Alderman D. Beebe _ Alderman L. Chassee _
Alderman J. Sheahan _ Alderman H. Brown ee
Alderman A. Hallett _ Alderman C. Dettmann ee
Alderman M. Birch-Ferguson_ Alderman S. Dimas ee
Alderman J. Smith, Jr. _ Alderman C. Swiatek ee
Alderman R. Stout ee Alderman J. Short _
Alderman J. Morano ee Alderman J. Banas _
APPROVED as to form:
City Attorney
APPROVED THIS day of , 2024.
Mayor Ruben Pineda
ATTEST:
Executive Office Manager Valeria Perez
PUBLISHED:
Ordinance 24-O-0031
Page 2 of 5

===== PDF PAGE 42 =====
[Extraction: OCR (rendered-page OCR)]
Exhibit “A”
PROPERTY LEGAL DESCRIPTION
Lots 37 through 55, and outlots B, C, And D, of the Final Plat of Subdivision for Trillium Farm
Phase 1, being a part of the north half of Section 23, Township 39 North, Range 9 East of the Third
Principal Meridian, according to the plat thereof recorded July 29, 2020 as document R2020-081360,
in Dupage County, Illinois.
Lots 1 through 8, lots 30 through 36, and lots 56 through 84 of the Final Plat of Subdivision for
Trillium Farm Phase 2, being a part of north half of Section 23, Township 39 North, Range 9 East of
the Third Principal Meridian, according to the plat thereof recorded July 30, 2021 as document
R2021-115128, in Dupage County, Illinois.
Lots 9 through 29 of the Final Plat of Subdivision for Trillium Farm Phase 3, being a part of north
half of Section 23, Township 39 North, Range 9 East of the Third Principal Meridian, according to
the plat thereof recorded May 5, 2022 as document R2022-045270, in Dupage County, Illinois.
PIN(s): 04-23-102-028; 04-23-102-027; 04-23-102-026; 04-23-102-025; 04-23-102-024; 04-23-
102-023; 04-23-102-022; 04-23-102-021; 04-23-102-050; 04-23-102-049; 04-23-102-048; 04-
23-102-047; 04-23-102-046; 04-23-102-045; 04-23-102-044; 04-23-102-043; 04-23-102-042;
04-23-102-041; 04-23-102-040; 04-23-102-039; 04-23-102-038; 04-23-102-037; 04-23-102-036;
04-23-102-035; 04-23-102-034; 04-23-102-033; 04-23-102-032; 04-23-102-031; 04-23-102-030;
04-23-102-020; 04-23-102-019; 04-23-102-018; 04-23-102-017; 04-23-102-016; 04-23-102-015;
04-23-102-014; 04-23-102-012; 04-23-102-011; 04-23-102-010; 04-23-102-009; 04-23-102-008;
04-23-102-007; 04-23-102-006; 04-23-102-005; 04-23-102-004; 04-23-102-003; 04-23-102-002;
04-23-103-002; 04-23-103-003; 04-23-103-004; 04-23-103-005; 04-23-103-006; 04-23-103-007;
04-23-103-008; 04-23-103-009; 04-23-103-010; 04-23-103-011; 04-23-103-012; 04-23-103-013;
04-23-103-014; 04-23-103-015; 04-23-103-016; 04-23-103-017; 04-23-103-018; 04-23-103-019;
04-23-104-012; 04-23-104-013; 04-23-104-014; 04-23-104-015; 04-23-104-016; 04-23-104-017;
04-23-104-018; 04-23-104-019; 04-23-104-001; 04-23-104-002; 04-23-104-003; 04-23-104-004;
04-23-104-005; 04-23-104-006; 04-23-104-007; 04-23-104-008; 04-23-104-009; 04-23-104-010;
04-23-104-011; 04-23-102-029; 04-23-102-013; 04-23-102-001; 04-23-103-001; and 04-23-104-
020.
Ordinance 24-O-0031
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===== PDF PAGE 43 =====
[Extraction: OCR (rendered-page OCR)]
Exhibit “B”
RECOMMENDATION # 24-RC-0011
TO: The Honorable Mayor and City Council
SUBJECT: PC 24-11
Zoning Variances
Trillium Farm Subdivision
East of Purnell Road, South of Gary’s Mill Road
DATE: September 5, 2024
DECISION: A motion to approve the zoning variances passed (5-0).
RECOMMENDATION
Per Section 5.4-4 of the Zoning Code, the Plan Commission/Zoning Board of Appeals shall
recommend a variation only upon making findings of fact based on evidence presented for the
variations. The following draft findings of fact are offered for consideration by the Plan Commis-
sion/Zoning Board of Appeals:
(1) The particular physical surroundings, shape or topographical condition of the specific
property involved would result in a particular hardship upon the owner, as distinguished from a
mere inconvenience or loss of revenue, if the strict letter of the regulations were carried out:
The subject property was approved in DuPage County as a Planned Unit Development
which included approval of the setbacks and lot coverage currently being sought for zoning
variations.
(2) The condition upon which the requested variances are based would not be applicable, generally,
to other property within the same zoning classification:
The development is unique in that it was planned, approved, and constructed all in DuPage
County. The existing conditions seeking variances from the Zoning Code were approved as
part of the public process within DuPage County.
(3) The alleged difficulty or hardship has not been created by any person presently having an interest
in the property:
As previously mentioned, the subject property was approved in DuPage County as a
Planned Unit Development which included approval of the setbacks and lot coverage cur-
rently being sought for zoning variations.
(4) The granting of the variances will not be detrimental to the public welfare or injurious to
other property or improvements in the neighborhood in which the property is located:
Granting the variations within the development will not have any impact on properties
surrounding the development. The granting of the variations will bring all of the lots into
Ordinance 24-O-0031
Page 4 of 5

===== PDF PAGE 44 =====
[Extraction: OCR (rendered-page OCR)]
conformance with the Zoning Code rather than allowing the lots to remain as nonconform-
ing, which could have an impact on property values.
(5) The proposed variances will not impair an adequate supply of light and air to adjacent
property, substantially increase the congestion in the public streets, increase the danger of fire,
endanger the public safety or substantially diminish or impair property values within the neigh-
borhood:
The proposed variances are to address existing conditions. Those existing conditions are not
currently impairing or impacting the supply of light or air to adjacent properties nor are
they increasing the congestion of public streets, increasing the danger of fire, or endanger-
ing public safety. The granting of the variations will bring all of the lots into conformance
with the Zoning Code to strengthen property values. If the lots remain as nonconforming,
the ability to rebuild any damaged improvement on the property is diminished and could
therefore have a negative impact on property values.
(6) The proposed variances comply with the spirit and intent of the restrictions imposed by this
Code:
The variances will bring previously approved conditions into compliance with the West
Chicago Zoning Code and eliminate nonconformity with the Code.
Respectfully submitted,
Barbara Laimins
Chairperson
VOTE:
For Against Abstain Absent
Henkin Slattery
Terrazas Kasprak
Banasiak
Laimins
Billingsley
Ordinance 24-0-0031
Page 5 of 5