===== PDF PAGE 3 ===== [Extraction: embedded PDF text] DRAFT PLAN COMMISSION/ZONING BOARD OF APPEALS October 1, 2024 7:00 P.M. 1. Call to Order, Roll Call and Establishment of a Quorum Vice Chairperson Kasprak called the meeting to order at 7:00 p.m. Roll call found Vice Chairperson Kasprak and Commissioners Billingsley, Henkin, and Terrazas present. Chairperson Laimins and Commissioners Slattery and Banasiak were excused. With four members present, a quorum was established. Staff in attendance included City Planner John Sterrett. 2. Pledge of Allegiance Vice Chairperson Kasprak led the Commission in the Pledge of Allegiance. 3. Chairperson’s Comments None. 4. Public Comment None. 5. Approval of draft meeting minutes from September 4, 2024 Commissioner Henkin made a motion, seconded by Commissioner Billingsley, to approve the draft meeting minutes of the September 4, 2024 Plan Commission meeting. With a voice vote of all ayes the motion carried. 6. Public Hearing of Case PC 24-14 – Zoning Text Amendment – City of West Chicago Commissioner Billingsley made a motion, seconded by Commissioner Henkin, to open the public hearing. With a voice vote of all ayes, the motion carried. Mr. Sterrett was duly sworn in. Mr. Sterrett stated that 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 feet 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 increased 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. ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] Staff is of the opinion that lowering the minimum lot size required per dwelling unit for a multi- family dwelling will have a positive impact on increasing population in the community while also providing additional housing options in the City. Mohsin Latifi, 1556 Sunrise Lane, was duly sworn in. Mr. Latifi stated that he owns property on Franciscan Way and is interested in constructed a multi-family building with 24 dwelling units and the proposed Zoning Text Amendment would allow this to occur. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Henkin made a motion, seconded by Commissioner Terrazas, 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 24-14 – Zoning Text Amendment – City of West Chicago The Plan Commission deliberated the proposed Zoning Text Amendment. After a discussion, Commissioner Billingsley made a motion, seconded by Commissioner Henkin, to recommend approval of the proposed Zoning Text Amendment A roll call vote found Commissioners Billingsley, Henkin, and Terrazas, and Vice Chairperson Kasprak voting “aye”. No one voted “no”. With a roll call vote of four (4) “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. Mr. Sterrett stated there will be a meeting on Tuesday, October 15th and that the meeting on November 5th has been rescheduled to November 6th due to election day. 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 7:42 p.m., adjourned. Respectfully Submitted, John Sterrett, City Planner ===== PDF PAGE 5 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals November 6, 2024 Case: PC 24-15 Petitioner: West Chicago Elementary School District 33 Address: 750 Ingalton Avenue Zoning: R-1 Single-Family Residential Existing Use: Turner Elementary School Comp Plan: Institutional Request: A Special Use Permit for a Public Elementary School in the R-1 Single-Family Residential District, in accordance with Section 9.2-4(A) of the Zoning Code. Summary: The Petitioner is proposing to reconfigure the existing school parking lot on the east side of the property, along Ingalton Avenue, as well as to add a parking lot with a dedicated drop off lane immediately south of the reconfigured parking lot. Recommendation: Staff recommends the Plan Commission adopt the Findings of Fact suggested by staff beginning on page 2 of this report and pass a motion recommending APPROVAL of the proposed Special Use Permit for an existing public elementary school and proposed parking lot reconfiguration and expansion, subject to the following conditions: 1. That the site be developed in substantial conformance with the following plans: a. Site Layout Plan, consisting of one page (Sheet C200.T), prepared by RASmith, dated September 6, 2024. b. Landscape Plan, consisting of one page (Sheet L100.T), prepared by RASmith, dated September 6, 2024. 2. The existing ADA sidewalk curb ramp south of James Avenue on both the west and east sides of Ingalton Avenue shall be removed and restored with B.6-12 curb and gutter and necessary parkway restoration. 3. An ADA sidewalk curb ramp shall be installed in the southwest quadrant of Ingalton Avenue and James Avenue for east-west pedestrian crossing. 4. An ADA curb ramp on the south side of National Street shall be removed and shall be realigned perpendicular to the proposed ADA sidewalk curb ramp on the north side. Adjacent Property Zoning and Land Use Information Adjacent Comprehensive Location Adjacent Zoning Land Use Plan North R-4 Single-Family Residential (Uninc.) Residential Residential South R-5 Single-Family Residential Residential Residential East R-1 Single-Family Residential; R-5 Single-Family Residential Residential Residential; R-4 Single-Family Residential (Uninc.) West R-1 Single-Family Residential Residential Residential ===== PDF PAGE 6 ===== [Extraction: embedded PDF text] PC 24-15 750 Ingalton Avenue November 6, 2024 Public Notice. All public notice requirements were completed including a notice of public hearing published in the Daily Herald on Monday, October 21, 2024, notification to all property owners within 250 feet of the subject property, and placement of a hearing sign on the property visible from Ingalton Avenue. Existing Conditions. The subject property is 8.0 acres and has been used as Turner Elementary School for several decades. The property includes the 47,000 square-foot school building with play fields, recreational areas, and playground equipment. The building is served with a parking lot on the east side of the property with an access onto Ingalton Avenue. The property contains a multi-use path owned by the petitioner that connects to a cross walk on National Street. Proposal. The petitioner is proposing to reconfigure the existing parking lot and construct a new parking lot immediately south of the existing parking lot. The petitioner is proposing these improvements to improve student drop-off. The location and dimensions of the proposed parking lot and reconfigured parking lot comply with Zoning Code. Both the reconfigured lot and the proposed parking lot will have parking lot islands each landscaped with 3-inch caliper shade trees to comply with the landscaping requirements. The proposed driveway from the new parking lot to National Street will have deciduous shrubs alongside it. The existing parking lot access on Ingalton Avenue aligns with James Avenue. The petitioner is proposing to remove this access and install a new access onto Ingalton Avenue at the north end of the reconfigured parking lot. The reconfigured parking lot will have a dedicated drop-off lane along the entrance to the school. The proposed parking lot immediately to the south of the existing parking lot, will not be accessible from the existing parking lot and will be separated by the existing sidewalk that leads from Ingalton Avenue to the school. A new entrance off Ingalton Avenue is proposed and will have one-way traffic only into the school property. This parking lot will also feature a dedicated drop-off lane. Vehicles will exit the site on a proposed driveway from the proposed parking lot to National Street. This driveway will run next to the existing multi-use path down to National Street where an access onto National Street will be constructed. Preliminary engineering for stormwater and utilities have been approved in concept by the City’s Stormwater Engineer and Public Works Department. Final Engineering is subject to review at the time of permitting. The property does not have a formalized Special Use Permit for an elementary school. With the proposed changes to the property, the petitioner is seeking to formally obtain a Special Use Permit as an elementary school. Special Use Findings of Fact: As stated under Section 5.5-4, the Plan Commission/Zoning Board of Appeals shall recommend a special use only if it shall make findings of fact based upon evidence presented that the special use: (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*** 2 ===== PDF PAGE 7 ===== [Extraction: embedded PDF text] PC 24-15 750 Ingalton Avenue November 6, 2024 The property has been used as a school for several decades and was located within a neighborhood to serve the needs of the students . 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 parking reconfiguration and new parking lot, each with a dedicated drop-off lane, will improve circulation on the site. 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 use of the property will not change as a result of the new parking/access enhancements. 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 public elementary school is listed as a special use in the R-1 Residential District, per Section 9.2-4 (A) of the West Chicago Zoning Code. Staff is of the opinion the petitioner has satisfied this finding. Exhibits. Exhibit A – Location Map Exhibit B – Zoning Map Exhibit C – Aerial Photo Exhibit D – Site Plan Exhibit E – Landscape Plan 3 ===== PDF PAGE 8 ===== [Extraction: embedded PDF text] NN GRAPHICGRAPHIC SCALESCALE 10 00 10 20 40 (( ININ FEETFEET )) DE0OLITION LEGEND :I 0DGLVRQ CA _ :I IUYLQH _ IL ASSOHWRQ EXISTING _ :I INGALTON NDSHUYLOOH TURNER _ ELEMENTARY :I SCHOOL 0LOZDXNHH _ :I AVENUE CHGDUEXUJ %URRNILHOG IL SCHOOL PLAN CHICAGO, IMPROVEMENTS 33 WEST ELEMENTARY OF DEMOLITION CITY DISTRICT TURNER DE0OLITION NOTES NATIONAL STREET illinois1call.com SHEET NUMBER CALL 811 OR (800) 892-0123 ===== PDF PAGE 9 ===== [Extraction: embedded PDF text] NN GRAPHICGRAPHIC SCALESCALE 10 0 10 20 40 (( ININ FEETFEET )) SITE PA9ING LEGEND :I 0DGLVRQ CA _ :I IUYLQH _ IL ASSOHWRQ EXISTING _ :I INGALTON NDSHUYLOOH TURNER _ ELEMENTARY :I SCHOOL 0LOZDXNHH _ :I AVENUE CHGDUEXUJ %URRNILHOG PAR.ING CALCULATIONS IL SCHOOL PLAN CHICAGO, SITE PA9ING NOTES IMPROVEMENTS 33 LAYOUT WEST ELEMENTARY OF SITE CITY DISTRICT TURNER illinois1call.com SHEET NUMBER CALL 811 OR (800) 892-0123 ===== PDF PAGE 10 ===== [Extraction: embedded PDF text] N GRAPHIC SCALE 10 00 10 20 40 (( ININ FEETFEET )) LEGEND :I 0DGLVRQ CA _ :I IUYLQH _ IL ASSOHWRQ _ :I NDSHUYLOOH _ :I 0LOZDXNHH _ :I CHGDUEXUJSTREET %URRNILHOG NATIONAL IL FOR STREET PLAN CHICAGO, IMPROVEMENTS 33 NATIONAL WEST GRADING TO OF & CITY SITE DISTRICT DRIVE illinois1call.com CALL 811 OR (800) 892-0123 SHEET NUMBER ===== PDF PAGE 11 ===== [Extraction: embedded PDF text] NN LA:N (1) SSL HARD:OOD 0ULCH %ED - DEPTH (T