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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

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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
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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
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ATTEST:
Executive Office Manager Valeria Perez
PUBLISHED:
Ordinance 24-O-0028
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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
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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
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(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
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EXHIBIT “C”
(Insert Plans here)
Ordinance 24-O0-0028
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