===== PDF PAGE 1 =====
[Extraction: OCR (rendered-page OCR)]
I O F
Cc TY
WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
DEVELOPMENT COMMITTEE
Monday, January 13, 2025
6:00 P.M. - Council Chambers
AGENDA
Call to Order, Roll Call, and Establishment of a Quorum
Approval of Minutes
A. December 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
A. Zoning Text Amendment — Donation bins are currently not allowed anywhere in the
City of West Chicago per the Zoning Code, but inquiries have been received from
both business owners and a local donation bin company. Staff has drafted a Zoning
Text Amendment (25-O-0003) to allow donation bins on non-residential properties,
serving commercial, industrial and institutional purposes. Plan Commission members
voted unanimously (4-0) in support 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

===== PDF PAGE 2 =====
[Extraction: OCR (rendered-page OCR)]
B. 629-651 W. Washington Street — The Crusher, a recycling and salvage facility,
requests approval of a second amendment (25-O-0002) to their existing Special Use
Permit to extend the deadline for the completion of the Phase One site improvements
on the referenced property. Plan Commission members voted unanimously (4-0) in
support of the Amendment.
Items for Discussion
Unfinished Business
New Business
Reports from Staff
Adjournment — Next Meeting February 10, 2025

===== PDF PAGE 3 =====
[Extraction: OCR (rendered-page OCR)]
Draft
MINUTES
DEVELOPMENT COMMITTEE
December 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, Lori Chassee, Christine Dettman, Jayme
Sheahan, Rebecca Stout and Christopher Swiatek present. Alderman Stout announced
a quorum.
Also in attendance were Community Development Director, Tom Dabareiner.
2. Approval of Minutes.
A. November 11, 2024.
Alderman Banas moved, and Alderman Swiatek seconded a motion to approve
the minutes. With a voice vote of all ayes, the motion carried.
3. Public Participation. None.
4. Items for Consent.
A. Zoning Text Amendment — A text amendment is proposed to allow Day Care
Facilities, without regard to age, by right in the B-2 and M Districts. Plan
Commission members supported the Amendment (24-O-0052) unanimously.
B. Turner School — School District 33 proposes to construct a new 17-stall parking lot
with improved drop-off along a new sidewalk, combined with improvements to the
existing parking lot. Plan Commission members supported the Ordinance (24-O-
0037) unanimously.
Alderman Banas moved, and Alderman Swiatek seconded a motion to approve
Items for Consent A and B. Voting Aye: Aldermen Banas, Chassee, Dettman,
Sheahan, Stout and Swiatek.
5. Items for Discussion
Development Committee Minutes
December 9, 2024
Page | of 2

===== PDF PAGE 4 =====
[Extraction: OCR (rendered-page OCR)]
A. Fair Housing Text Amendment — To be eligible for Community Development
Block Grant Funding, the City needs to update its Fair Housing Action Plan.
Requirements for training and online publication must be added and are spelled out in
24-O-0051. This did not need to go before the Plan Commission for consideration as
it is not a zoning item.
Tom Dabareiner provided a staff update. A brief discussion followed.
Alderman Banas moved, and Alderman Chassee seconded a motion to approve
Item for Consent A. Voting Aye: Aldermen Banas, Chassee, Dettman, Sheahan,
Stout and Swiatek.
6. Unfinished Business. None.
7. New Business. None.
8. Reports from Staff.
9. Adjournment.
Alderman Chassee moved to adjourn the meeting at 6:12 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
December 9, 2024
Page 2 of 2

===== PDF PAGE 5 =====
[Extraction: OCR (rendered-page OCR)]
CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEMNUMBER: — ‘t-A-
Zoning Text Amendment
Donation Collection Bins
FILE NUMBER:
COMMITTEE AGENDA DATE: Jan. 13, 2025
Ordinance No. 25-O-0003
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE
SIGNATURE
APPROVED BY CITY ADMINISTRATOR: Michael Guttman
ITEM SUMMARY:
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.
At their January 7° 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: Proposed Zoning Text Amendment
Draft Ordinance 25-O-0003
Plan Commission Report and Recommendation to the City Council

===== PDF PAGE 6 =====
[Extraction: OCR (rendered-page OCR)]
ORDINANCE NO. 25-0-0003
AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF
THE CITY OF WEST CHICAGO - APPENDIX A, THE ZONING CODE
ARTICLE IV AND ARTICLE VI
RELATING TO DONATION COLLECTION BINS
WHEREAS, the City of West Chicago periodically reviews the text of the Zoning Code for consistency
with current trends in development and uses; and
WHEREAS, the placement of donation collection bins on property is not allowed in the City of West
Chicago; and
WHEREAS, donation collection bins are beneficial for businesses and residents alike and should be
permitted within the City of West Chicago; and
WHEREAS, the placement of these bins should also have regulations to prevent a proliferation of dona-
tion bins on properties and to ensure the area around a donation bin is kept in a clean and neatly manner; and
WHEREAS, the City of West Chicago has proposed a zoning text amendment to allow the placement of a
donation bin on all properties used for commercial, industrial, and institutional purposes; and
WHEREAS, Notice of Public Hearing on said zoning text amendment was published in the Daily Herald
on December 23, 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 January 7, 2025 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. 25-RC-0002, 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 Chicago, Du Page
County, Illinois, in regular session assembled, as follows:
Section 1. That Section 4.1 of Article IV, Appendix A, of the Code of Ordinances of the City of West
Chicago be amended to add the following definition:
“Donation Collection Bin: A receptacle designed with a door, slot, or other opening that is intended to
accept and store donations; provided, however, that the definition of a Donation Collection Bin shall not
include trailers where personnel are present to accept donations.”
Section 2. That Article VI, Appendix A, of the Code of Ordinances of the City of West Chicago be
amended as follows to add a Section 6.29:
Ordinance 25-O-0003
Page | of 3

===== PDF PAGE 7 =====
[Extraction: OCR (rendered-page OCR)]
“Section 6.29 Donation Collection Bins
Donation Collection Bins shall be permitted on all property used as commercial, industrial, or insti-
tutional, subject to the following conditions:
1. No more than one (1) Donation Collection Bin shall be placed on a property.
2. A Donation Collection Bin shall neither interfere with vehicular or pedestrian traffic and shall
not occupy any required parking stall, nor shall it be placed in a required emergency vehicular
lane.
3. The area around the Donation Collection Bin shall be kept in a clean and well-maintained man-
ner at all times. No donations shall be placed outside the Donation Collection Bin and the owner
or tenant of the property shall regularly verify that no donations or refuse have accumulated
outside the Donation Collection Bin.”
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, expressly repealed.
Section 4. That this Ordinance shall be in full force and effect after its passage, approval and publication in
pamphlet form as provided by law.
PASSED this 20" day of January, 2025.
Alderman D. Beebe ee Alderman L. Chassee ee
Alderman J. Sheahan ee Alderman H. Brown _
Alderman A. Hallett ee Alderman C. Dettmann ee
Alderman M. Birch Ferguson | Alderman S. Dimas _
Alderman J. Smith, Jr. ee Alderman C. Swiatek ee
Alderman R. Stout ee Alderman J. Short _
Alderman J. Morano ee Alderman J. Banas ee
APPROVED as to form:
City Attorney
APPROVED this 20" day of January, 2025.
Mayor Ruben Pineda
ATTEST:
Executive Office Manager Valeria Perez
PUBLISHED:
Ordinance 25-O0-0003
Page 2 of 3

===== PDF PAGE 8 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT “A”
RECOMMENDATION NO. 2025-RC-0002
TO: The Honorable Mayor and City Council
SUBJECT: PC 25-03
Amendment to the text of the Zoning Code — Article IV and Article VI
Donation Collection Bins
DATE: January 7, 2025
PUBLIC HEARING
The Plan Commission/Zoning Board of Appeals conducted a public hearing for PC 25-03 on Tuesday, January
7, 2025 in the Council Chambers of West Chicago City Hall — 475 Main Street, West Chicago, Illinois.
RECOMMENDATION
After a review of the proposed Zoning Text Amendment as presented, the Plan Commission/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, promote, and improve the public
health, safety, morals, convenience, order, appearance, prosperity and the general welfare of the citizens of
West Chicago community.
ROLL CALL VOTE
Yeas (4) Nays (0) Abstain (0) Absent (3)
Billingsley Banasiak
Kasprak Henkin
Slattery Laimins
Terrazas
Respectfully submitted,
David Kasprak
Vice Chairperson
Ordinance 25-O-0003
Page 3 of 3

===== PDF PAGE 9 =====
[Extraction: OCR (rendered-page OCR)]
Proposed Text Amendments to Appendix A (Zoning Code)
of the Code of Ordinances of the City of West Chicago
Donation Collection Bins
Development Committee
January 13, 2025
Underline = New Text
ARTICLE IV
Definitions
1. Amend Section 4.1 (Definitions — Construction of Terms) to define a “Donation Collection
Bin”
Donation Collection Bin: A receptacle designed with a door, slot, or other opening that is
intended to accept and store donations: provided, however, that the definition of a Donation
Collection Bin shall not include trailers where personnel are present to accept donations.
ARTICLE VI
Zoning Districts Generally
2. Amend Article VI (Zoning Districts, Generally) to add a Section 6.29 for the use of
“Donation Collections Bins” with regulations.
Section 6.29 Donation Collection Bins
Donation Collection Bins shall be permitted on all property used as commercial, industrial,
or institutional, subject to the following conditions:
1. No more than one (1) Donation Collection Bin shall be placed on a property.
2. A Donation Collection Bin shall neither interfere with vehicular or pedestrian traffic and
shall not occupy any required parking stall, nor shall it be placed in a required emergency
vehicular lane.
3. The area around the Donation Collection Bin shall be kept in a clean and well-maintained
manner at all times. No donations shall be placed outside the Donation Collection Bin
and the owner or tenant of the property shall regularly verify that no donations or refuse
have accumulated outside the Donation Collection Bin.

===== PDF PAGE 10 =====
[Extraction: OCR (rendered-page OCR)]
CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: +.B.
Second Amendment to a Special Use Permit
The Crusher — 629-651 W Washington Street FILE NUMBER:
Recycling and Salvage Facility with Ancillary Outside
Storage COMMITTEE AGENDA DATE: Jan. 13, 2025
Ordinance No. 25-O-0002 COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE GZ
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
The Crusher, located at 629-651 W Washington Street, is requesting approval of a second amendment
to their existing special use permit, granted for a recycling and salvage facility with ancillary outside
storage, to extend the deadline for the completion of the Phase | site improvements on the property.
An amendment to the original 2018 Special Use Permit was granted in February of 2023 to extend the
date of completion for Phase | to December 31, 2024 and Phase II to December 31, 2026. No changes
to the previously approved 2018 development plans were proposed as part of the amendment. The
building permit for Phase | was issued in May of 2024. Site work, however, did not commence and the
deadline for completion has passed. The petitioner, through their attorney, has indicated that the funds
necessary to begin the project are tied up in a probate dispute that is going into litigation. Because of
these reasons, the petitioner is now requesting a second amendment to the Special Use Permit to
extend the deadline for the completion of Phase | improvements to November 21, 2026. Like the 2023
Special Use Permit amendment, there are no changes to the development plans.
At their January 7° meeting, members of the Plan Commission voted unanimously (4-0, with three
absent) in support of the proposed second amendment to the Special Use Permit.
ACTION PROPOSED:
Discuss and recommend approval of the proposed Special Use Permit.
COMMITTEE RECOMMENDATION:
Attachments: Draft Ordinance 25-O-0002
Plan Commission Report and Recommendation to the City Council

===== PDF PAGE 11 =====
[Extraction: OCR (rendered-page OCR)]
ORDINANCE NO. 25-0-0002
AN ORDINANCE GRANTING A SECOND AMENDMENT TO A SPECIAL USE PERMIT
FOR A SALVAGE AND RECYCING FACILITY
629 — 651 WEST WASHINGTON STREET
WHEREAS, on November 7, 2024, Andres J. Gallegos II, attorney for David Neumaier of
The Crusher, Inc. (the “APPLICANT”), filed an application for a second amendment to a special
use permit to extend the deadline to complete certain required site improvements 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 Special
Use Permit by Ordinance 18-O-0026 on May 21, 2018; and,
WHEREAS, the corporate authorities of the City of West Chicago granted an amendment to
the Special Use Permit by Ordinance 23-O0-0005 on February 20, 2023; and,
WHEREAS, Notice of Public Hearing on said second amendment to the special use permit
was published in the Daily Herald on December 23, 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 January 7, 2025, 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 which contains specific
findings of fact, pursuant to Recommendation No. 2025-RC-0001, 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 second amendment to the existing special use permit for a salvage and
recycling facility with an ancillary outside storage yard to extend the deadline for completion of
Phase I site improvements to November 26, 2026 phasing plan, in conformance with Sections 5.5
and 11.2-4(BB) and (T) of the Zoning Ordinance, is hereby granted for the SUBJECT REALTY,
subject to compliance with the following conditions:
Ordinance 25-O-0002
Page 1 of 5

===== PDF PAGE 12 =====
[Extraction: OCR (rendered-page OCR)]
A. 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.
B. 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.
C. 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.
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 20" day of January, 2025.
Alderman D. Beebe elie! Alderman L. Chassee sauce
Alderman J. Sheahan naa Alderman H. Brown mei seca
Alderman A. Hallett Dede Alderman C. Dettmann Pina u
Alderman M. Birch-Ferguson_ Alderman S. Dimas a 2
Alderman J. Smith, Jr. Beers I Alderman C. Swiatek sdrten PE
Alderman R. Stout ad ae Alderman J. Short oe ier
Alderman J. Morano a, Bott Alderman J. Banas iar
APPROVED as to form:
City Attorney
APPROVED this 20" day of January, 2025.
Mayor Ruben Pineda
Ordinance 25-O-0002
Page 2 of 5

===== PDF PAGE 13 =====
[Extraction: OCR (rendered-page OCR)]
ATTEST:
Executive Office Assistant Valeria Perez
PUBLISHED:
Ordinance 25-O-0002
Page 3 of 5

===== PDF PAGE 14 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT “A”
LOT 1 OF THE CRUSHER’S PLAT OF CONSOLIDATION BEING A SUBDIVISION
LOCATED IN PART OF THE NORTHWEST QUARTER OF SECTION 9, TOWNSHIP 39
NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE
PLAT THEREOF RECORDED AUGUST 3, 2018 AS DOCUMENT NO. R2018-072741, IN
DUPAGE COUNTY, ILLINOIS.
P.I.N. 04-09-101-045
Ordinance 25-O-0002
Page 4 of 5

===== PDF PAGE 15 =====
[Extraction: OCR (rendered-page OCR)]
EXHIBIT “B”
RECOMMENDATION NO. 2025-RC-0001
TO: The Honorable Mayor and City Council
SUBJECT: PC 25-02
Second Amendment to a Special Use Permit for a Salvage and Recycling Facility
The Crusher — 629-651 W Washington Street
DATE: January 7, 2025
PUBLIC HEARING
The Plan Commission/Zoning Board of Appeals conducted a public hearing for PC 25-02 on
Tuesday, January 7, 2025 in the Council Chambers of West Chicago City Hall — 475 Main
Street, West Chicago, Illinois.
RECOMMENDATION
After reviewing the requested second amendment for a Special Use Permit for an existing
Salvage and Recycling Facility with Ancillary Outside Storage at 629-651 West Washington
Street to extend the date of the required completion for Phase I improvements, members of the
Plan Commission/Zoning Board passed a motion to recommend approval of the request with the
following conditions:
A. 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.
B. 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.
C. — 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.
ROLL CALL VOTE
Yeas (4) Nays (0) Abstain (0) Absent (3)
Billingsley Banasiak
Kasprak Henkin
Slattery Laimins
Terrazas
Respectfully submitted,
David Kasprak, Vice Chairperson
Ordinance 25-O-0002
Page 5 of 5