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City O F
WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
DEVELOPMENT COMMITTEE
Monday, October 14, 2024
6:00 P.M. - Council Chambers
AGENDA
Call to Order, Roll Call, and Establishment of a Quorum
Approval of Minutes
A. September 9, 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.
Items for Consent
Items for Discussion
A. Zoning Text Amendment — An amendment to the Zoning Code has been drafted to
reduce the minimum lot size required for multi-family residential dwellings from
5,000 square feet per dwelling unit to 2,000 square feet per dwelling unit in the R-6
Zoning District. This higher density for multi-family is more consistent with nearby
communities, as well as direction laid out in the City’s Comprehensive Plan. Plan
Commission members voted 4-0 in favor of the amendment.
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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Unfinished Business
New Business
Reports from Staff
Adjournment — Next Meeting November 11, 2024

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Draft
MINUTES
DEVELOPMENT COMMITTEE
September 9, 2024, 6:00 P.M.
1. Call to Order, Roll Call, and Establishment of a Quorum.
Alderman Rebecca Stout called the meeting to order at 6:00 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.
2. Approval of Minutes.
A. July 8, 2024.
Alderman Swiatek moved, and Alderman Banas seconded a motion to approve
the minutes. Voting Aye: Aldermen Banas, Birch Ferguson, Chassee, Dettman,
Sheahan, Stout and Swiatek.
3. Public Participation. None.
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.
B. 1307 S. 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.
Development Committee Minutes
September 9, 2024
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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.
Alderman Birch Ferguson moved, and Alderman Chassee seconded a motion to
approve the Items for Consent. Voting Aye: Aldermen Banas, Birch Ferguson,
Chassee, Dettman, Sheahan, Stout and Swiatek.
5. Items for Discussion. None.
6. Unfinished Business. None.
7. New Business. None.
8. Reports from Staff.
Tom Dabareiner informed the members about an upcoming item for discussion regarding
increasing the density for multifamily residential.
9. Adjournment.
Alderman Chassee moved to adjourn the meeting at 6:03 p.m., and Alderman
Banas seconded the motion. With a voice vote of all ayes, the motion carried.
Respectfully submitted,
Jane Burke
Development Committee Minutes
September 9, 2024
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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: S.A.
Zoning Text Amendment
R-6 Multi-Family Dwelling Lot Size FILE NUMBER:
Ordinance No. 24-0-0034 COMMITTEE AGENDA DATE: Oct. 14, 2024
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE A>
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
Staff has drafted an amendment to the Zoning Code that will reduce the minimum lot size required for
multi-family residential dwellings from 5,000 square feet per dwelling to 2,000 square feet per dwelling.
The current regulation of 5,000 square feet per dwelling limits the opportunity for more dense
residential developments and restricts the ability of developers to construct infill, multi-family
developments, such as apartments or condominiums. Staff has surveyed other communities for their
requirements for similar type developments and found that 2,000 square foot minimums per dwelling
unit is common in the general area. The setbacks required for a multi-family structure will remain the
same so the amount of greenspace used for dwellings will not be decreased as a result of the
proposed text amendment. No changes to the maximum height of structures is proposed either. The
minimum lot size per dwelling of 2,000 square feet is consistent with the City’s required minimum lot
size for senior housing in the same district.
At their October 1st meeting, members of the Plan Commission voted unanimously (4-0, with three
absent) in support of the proposed Zoning Text Amendment.
ACTION PROPOSED:
Discuss and recommend approval of the proposed Zoning Text Amendment.
COMMITTEE RECOMMENDATION:
Attachments: Draft Ordinance
PC Report

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ORDINANCE NO. 24-0-0034
AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF
THE CITY OF WEST CHICAGO - APPENDIX A, THE ZONING CODE
SECTION 9.7 RELATING TO LOT SIZES IN
THE R-6 MULTIPLE-FAMILY RESIDENCE DISTRICT
WHEREAS, the City of West Chicago periodically reviews the text of the Zoning Code
for consistency with current trends in development and design; and
WHEREAS, the City’s lot size requirements in Section 9.7-2(A) of the Zoning Code
stipulates a lot to have an area of at least 5,000 square feet per dwelling unit for a multi-family
dwelling structure; and
WHEREAS, this requirement limits the opportunity for more dense residential develop-
ments and restricts the ability of developers to construct infill, multi-family developments, such
as apartments or condominiums; and
WHEREAS, the City Council believes it is in the best interest of the City to amend the
Zoning Code to allow more housing opportunities for residents; and
WHEREAS, Notice of Public Hearing on said zoning text amendment was published in
the Daily Herald on or about September 16, 2024, as required by the ordinances of the City of
West Chicago and the statutes of the State of Illinois; and
WHEREAS, a Public Hearing was conducted by the Plan Commission/Zoning Board of
Appeals of the City of West Chicago on October 1, 2024 pursuant to said Notice; and
WHEREAS, at the Public Hearing all interested parties had an opportunity to be heard; and
WHEREAS, the corporate authorities of the City of West Chicago have received the
recommendation of the Plan Commission/Zoning Board of Appeals which contains specific
findings of fact, pursuant to Recommendation No. 24-RC-0012, a copy of which is attached hereto
as Exhibit “A” which is, by this reference, made a part hereof.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of West Chi-
cago, Du Page County, Illinois, in regular session assembled, as follows:
Section 1. That Section 9.7-2 (A)(3) — Lot and building requirements, of Article IX, Ap-
pendix A, of the Code of Ordinances of the City of West Chicago be amended as follows:
“(3) Multi-family — Five two thousand (5,0002,000) square feet (per dwelling unit).”
Section 2. That all ordinances and resolutions, or parts thereof, in conflict with the pro-
visions of this Ordinance are, to the extent of such conflict, expressly repealed.
Section 3. That this Ordinance shall be in full force and effect after its passage, approval
and publication in pamphlet form as provided by law.
Ordinance 24-O0-0034
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PASSED this day of , 20
Alderman D. Beebe Alderman L. Chassee
Alderman J. Sheahan Alderman H. Brown
Alderman A. Hallett Alderman C. Dettmann
Alderman M. Birch Ferguson Alderman S. Dimas
Alderman J. Smith, Jr. Alderman C. Swiatek
Alderman R. Stout Alderman J. Short
Alderman J. Morano Alderman J. Banas
APPROVED as to form:
City Attorney
APPROVED this day of , 20
Mayor Ruben Pineda
ATTEST:
Executive Office Manager Valeria Perez
PUBLISHED:
Ordinance 24-O-0034
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EXHIBIT “A”
RECOMMENDATION # 24-RC-0012
TO: The Honorable Mayor and City Council
SUBJECT: PC 24-14
Proposed Zoning Text Amendment to Section 9.7-2(C) of Appendix A (the Zon-
ing Code), of the Code of Ordinances of the City of West Chicago.
DATE: October 1, 2024
DECISION: The motion to recommend approval of the proposed amendment was approved by
a vote of four (4) “yes” and zero (0) “no”.
RECOMMENDATION:
After a review of the proposed Zoning Text Amendment as presented, the Plan Commis-
sion/Zoning Board of Appeals finds that the proposed Amendment does not pose a threat to the
health, safety and welfare of the community. It is the Commission’s opinion that the proposed
Amendment will be beneficial to the City of West Chicago.
The Amendment is in keeping with the purpose of the Zoning Code and the Comprehensive
Plan. The Plan Commission is of the opinion that the proposed amendments will protect, pro-
mote, and improve the public health, safety, morals, convenience, order, appearance, prosperity
and the general welfare of the citizens of West Chicago community.
Respectfully submitted,
David Kasprak
Vice Chairperson
VOTE:
For Against Abstain Absent
Henkin Laimins
Billingsley Banasiak
Kasprak Slattery
Terrazas
Ordinance 24-O0-0034
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