===== PDF PAGE 1 ===== [Extraction: embedded PDF text] Approved 02.04.25 PLAN COMMISSION/ZONING BOARD OF APPEALS January 7, 2025, 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, Slattery, and Terrazas present. Chairperson Laimins, and Commissioners Banasiak, and Henkin 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 Vice Chairperson Kasprak stated that Chairperson Laimins was out and that he would be filling in the duties of the chair for the meeting. 4. Public Comment None. 5. Approval of the Draft November 6, 2024 Meeting Minutes Commissioner Billingsley made a motion, seconded by Commissioner Slattery, to approve the draft November 6, 2024 meeting minutes. With a voice vote of all ayes, the motion carried. 6. Approval of the Draft December 3, 2024 Meeting Minutes Commissioner Slattery made a motion, seconded by Commissioner Billingsley, to approve the draft December 3, 2024 meeting minutes. With a voice vote of all 2 ayes, 0 noes, and 2 abstentions, the motion carried. 7. Public Hearing of Case PC 25-01 – Special Use Permit – 1935 N Neltnor Boulevard – Chicago Motor Cars Commissioner Terrazas made a motion, seconded by Commissioner Billingsley, to open the public hearing. With a voice vote of all ayes, the motion carried. Vice Chairperson Kasprak stated that petitioner has requested a continuance to the Tuesday, February 4, 2025 Plan Commission meeting. Commissioner Slattery made a motion, seconded by Commissioner Terrazas, to continue the public hearing to February 4, 2025 Plan Commission meeting, With a voice vote of all ayes, the motion carried. ===== PDF PAGE 2 ===== [Extraction: embedded PDF text] 8. Public Hearing of Case PC 25-02 – Second Amendment to a Special Use Permit Amendment – 651 W Washington Street – The Crusher, Inc. Commissioner Billingsley made a motion, seconded by Commissioner Terrazas, 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 this is a request from The Crusher, Inc. located at 629-651 W Washington Street in the M Manufacturing District for a second amendment to an existing special use permit for a salvage and recycling facility with ancillary outside storage. The purpose of the second amendment is to extend the deadline for completion of the Phase I site improvements to November 16, 2026. The improvements were required to be completed in 2024, however, the property is in a probate dispute and the petitioner is not able to begin work until this has been resolved. Andres Gallegos, attorney for the petitioner, was duly sworn in. Mr. Gallegos provided a brief background on the status of the project. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Slattery 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. 9. Review and Recommendation of Case PC 25-02 – Second Amendment to a Special Use Permit Amendment – 651 W Washington Street – The Crusher, Inc. Members of the Plan Commission deliberated the proposed second amendment to the Special Use Permit for The Crusher at 651 W Washington Street. Commissioner Billingsley made a motion, seconded by Commissioner Terrazas, to recommend approval of Case PC 25-02 with the following conditions: i. Conditions 1, 2, and 6, as set forth in Section 1 of Ordinance 23-O-0005 approving the first amendment to the Special Use Permit, shall carry forward in their entirety and remain in full force and effect. ii. Condition 3, as set forth in Section 1 of Ordinance 23-O-0005 approving the first amendment to the Special Use Permit, shall be amended to extend the date of completion for Phase I to November 26, 2026. iii. Conditions 4 and 5, as set forth in Section 1 of Ordinance 23-O-0005 approving the first amendment to the Special Use Permit, shall be deleted in their entirety. A roll call vote found Commissioners Billingsley, Terrazas, and Slattery, and Vice Chairperson Kasprak voting “yes” and no one voting “no.” The motion carried. ===== PDF PAGE 3 ===== [Extraction: embedded PDF text] 10. Public Hearing of Case PC 25-03 – Zoning Text Amendment – Article IV and Article VI of the Code of Ordinances of the City of West Chicago – Donation Bins Commissioner Slattery made a motion, seconded by Commissioner Terrazas, 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 allow the placement of a donation bin on all properties used for commercial, industrial, and institutional purposes. Staff has received inquiries from both business owners and a local donation bin company about the possibility of placing a donation bin on non-residential property. The Zoning Code does not currently allow donation bins anywhere in the City. Staff is of the opinion that donation bins should be permitted on properties used for commercial, industrial, or institutional purposes. The placement of these bins should also have regulations to prevent a proliferation of donation bins on properties and to ensure the area around a donation bin is kept in a clean and neatly manner. The amendment staff drafted will add a definition for a Donation Bin in Section 4.1 (Construction of Terms) and add regulations for the placement of a bin on property in Article VI (Zoning Districts Generally) of Appendix A of the Code of Ordinances of the City of West Chicago. The proposed amendment is attached for review by the Plan Commission. As a zoning text amendment, no findings of fact are necessary to be incorporated into the Plan Commission’s recommendation. There was some general discussion on if a building permit should be needed for the placement of these bins. Mr. Sterrett stated that staff is not proposing to require this but if it became an issue, it could be brought back for further consideration. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Slattery 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. 11. Review and Recommendation of Case PC 25-03 – Zoning Text Amendment – Article IV and Article VI of the Code of Ordinances of the City of West Chicago – Donation Bins Members of the Plan Commission deliberated the proposed Zoning Text Amendment. Commissioner Slattery made a motion, seconded by Commissioner Billingsley, to recommend approval of Case PC 25-03. A roll call vote found Commissioners Slattery, Billingsley, and Terrazas, and Vice Chairperson Kasprak voting “yes” and no one voting “no.” The motion carried. 12. Petition Updates/Staff Report Mr. Sterrett provided a brief update on upcoming projects and previously approved projects. ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] 13. Adjournment With no further business to discuss, Commissioner Billingsley made a motion, seconded by Commissioner Terrazas to adjourn the meeting. With a voice vote of all ayes, the motion carried and the Plan Commission, at 7:24 p.m., adjourned. Respectfully Submitted, John Sterrett, City Planner