===== PDF PAGE 1 ===== [Extraction: embedded PDF text] Plan Commission/Zoning Board of Appeals Tuesday, January 7, 2025 - 7:00 p.m. West Chicago City Hall - Council Chambers 475 Main Street West Chicago, IL 60185 A G E N D A 1. Call to Order, Roll Call and Determination of a Quorum 2. Pledge of Allegiance 3. Chairperson’s Comments 4. Public Comment 5. Approval of the Draft November 6, 2024 Meeting Minutes 6. Approval of the Draft December 3, 2024 Meeting Minutes 7. Public Hearing of Case PC 25-01 – Special Use Permit – 1935 N Neltnor Boulevard – Chicago Motor Cars A request from Chicago Motor Cars for approval of a Special Use Permit for New and Used Motor Vehicle Sales at 1935 N Neltnor Boulevard 8. Review and Recommendation of Case PC 25-01 – Special Use Permit – 1935 N Neltnor Boulevard – Chicago Motor Cars 9. Public Hearing of Case PC 25-02 – Second Amendment to a Special Use Permit – 651 W Washington Street – The Crusher, Inc. A request from The Crusher, Inc. for approval of a second amendment to a Special Use Permit for A Recycling at 1935 N Neltnor Boulevard 10. Review and Recommendation of Case PC 25-02 – Second Amendment to a Special Use Permit – 651 W Washington Street – The Crusher, Inc. 11. 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 A request from The Crusher, Inc. for approval of a second amendment to a Special Use Permit for A Recycling at 1935 N Neltnor Boulevard 12. 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 13. Petition Updates/Staff Report 14. Adjournment – Next Meeting Tuesday, February 4, 2025 ===== PDF PAGE 2 ===== [Extraction: embedded PDF text] The Rules of Procedure for the Plan Commission/Zoning Board of Appeals can be found on the City’s website at https://westchicago.org/community-development/ cc: Plan Commissioners, Mayor, City Council, City Administrator, Department Heads, Executive Office Manager, Chief Building Official, School Districts #25, #33, #94, #303, #46, West Chicago Fire Protection District, West Chicago Park District, West Chicago Public Library District ===== PDF PAGE 3 ===== [Extraction: embedded PDF text] DRAFT PLAN COMMISSION/ZONING BOARD OF APPEALS November 6, 2024 7:00 P.M. 1. Call to Order, Roll Call and Establishment of a Quorum Chairperson Laimins called the meeting to order at 7:00 p.m. Roll call found Chairperson Laimins, and Commissioners Kasprak, Slattery, and Terrazas present. Commissioners Banasiak, Billingsley, and Henkin were excused. With four members present, a quorum was established. Staff in attendance included City Planner John Sterrett. 2. Pledge of Allegiance Chairperson Laimins led the Commission in the Pledge of Allegiance. 3. Chairperson’s Comments Chairperson Laimins explained the Rules of Procedure for the Plan Commission for those in the audience. 4. Public Comment None. 5. Approval of the Draft October 1, 2024 Meeting Minutes Commissioner Kasprak made a motion, seconded by Commissioner Terrazas, to approve the draft October 1, 2024 meeting minutes. With a voice vote of all ayes, the motion carried. 6. Public Hearing of Case PC 24-15 – Special Use Permit – 750 Ingalton Avenue – West Chicago School District 33 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 this is a request from West Chicago School District 33 for a Special Use Permit for the property at 750 Ingalton Avenue, to formally adopt a Special Use Permit for Turner Elementary School and to reconfigure the existing school parking lot and to construct a new parking lot with a drop off lane and new exit point. 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. ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] 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. Staff recommends approval of the Special Use Permit and drafted Findings of Fact for consideration by the Plan Commission. The following representatives of the School District were sworn in: Dan Militec, RASmith Engineering Fred Cadena, West Chicago School District 33 Karen Apostoli, West Chicago School District 33 Dan Militec provided background on the project and the purpose for the improvements being made, which deal largely with safety of students. Rich Steinbrecher was duly sworn in. Mr. Steinbrecher expressed concerns about the proposed driveway being placed over an existing sanitary sewer. Pat Long was duly sworn in. Ms. Long asked general questions of the project. James Murray was duly sworn in. Mr. Murray reiterated the concern about the existing sanitary sewer. Pat Fitzgerald was duly sworn in. Mr. Fitzgerald was concerned that the area where the proposed driveway is to be located was intended to only to be used as a bike path and that an easement exists preventing any other use. Mr. Fitzgerald also had concerns about the sewer and water lines and the traffic from the new driveway. Mr. Militec explained that the existing utilities would not be impacted by the development. Members of the Commission expressed concerns over the possibility that an easement exists over the portion of the property where the driveway would be located. There was also concern from members that the new driveway could be misused as a thoroughfare for cut through traffic. For these reasons, Commissioner Kasprak made a motion, seconded by Commissioner Slattery, to continue the public hearing to December 3, 2024. 7. Public Hearing of Case PC 24-16 – Special Use Permit – 238 Hazel Street – West Chicago School District 33 Commissioner Kasprak made a motion, seconded by Commissioner Terrazas, to open the public hearing. With a voice vote of all ayes, the motion carried. ===== PDF PAGE 5 ===== [Extraction: embedded PDF text] Mr. Sterrett was duly sworn in. Mr. Sterrett stated that West Chicago School District 33 is requesting a Special Use Permit for the property at 238 Hazel Street, to formally adopt a Special Use Permit for Leman Middle School and to expand the parking lot on the west side of the building to add 96 parking stalls. No new points of access onto any public streets are proposed. The proposed parking lot will have parking lot islands each landscaped with 3-inch caliper shade trees to comply with the landscaping requirements. 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 a school. With the proposed changes to the property, the petitioner is seeking to formally obtain a Special Use Permit as a middle school. Staff recommends approval of the Special Use Permit and drafted Findings of Fact for consideration by the Plan Commission. The following representatives of the School District were sworn in: Dan Militec, RASmith Engineering Fred Cadena, West Chicago School District 33 Karen Apostoli, West Chicago School District 33 Dan Militec provided background on the project There were no comments from the public. 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. 8. Review and Recommendation of Case PC 24-16 – Special Use Permit – 238 Hazel Street – West Chicago School District 33 Members of the Plan Commission deliberated the proposed Special Use Permit at 238 Hazel Street by the West Chicago School District 33. Commissioner Kasprak made a motion, seconded by Commissioner Terrazas, to recommend approval of Case PC 24-16 with 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.L), prepared by RASmith, dated September 6, 2024. b. Landscape Plan, consisting of one page (Sheet L100.L), prepared by RASmith, dated September 6, 2024. And that the recommendation incorporate the following findings of fact: ===== PDF PAGE 6 ===== [Extraction: embedded PDF text] 1. The proposed use 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 because the property has been used as a school for several decades and was located within a neighborhood to serve the needs of the students. 2. The proposed is so designed, located and proposed to be operated that the public health, safety and welfare will be protected because the proposed parking reconfiguration and new parking lot, each with a dedicated drop-off lane, will improve circulation on the site. 3. The proposed use will not cause substantial injury to the value of other property in the neighborhood in which it is located because the use of the property will not change as a result of the new parking/access enhancements. 4. The proposed use is listed as a special use in the R-5 Single-Family Residential District per Section 9.2-4 (A) of the West Chicago Zoning Code. A roll call vote found Commissioners Kasprak, Slattery, and Terrazas, and Chairperson Laimins voting “yes” and no one voting “no.” The motion carried. 9. Public Hearing of Case PC 24-17 – Special Use Permit – 615 Kenwood Avenue – West Chicago School District 33 Commissioner Slattery made a motion, seconded by Commissioner Kasprak, 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 West Chicago School District 33 is requesting a Zoning Map Amendment to R-5 Single Family Residential and a Special Use Permit for the property at 615 Kenwood Avenue, to formally adopt a Special Use Permit for Pioneer School and to construct an 18-stall parking lot on the east side of the existing school building. Access onto Kenwood Avenue and Brown Street will be installed to serve the parking. The existing parking lot on the east side of the building will be reconfigured to primarily serve as a dedicated drop-off lane. The location and dimensions of the proposed parking lot comply with Zoning Code. The proposed parking lot will have parking lot islands each landscaped with 3- inch caliper shade trees to comply with the landscaping requirements. Preliminary engineering for stormwater and utilities have been approved by the City’s Stormwater Engineer and Public Works Department. Final Engineering is subject to review at the time of permitting. The property is in the ER-1 Estate Residence District, which does not permit a school, neither by right nor by special use. The Petitioner is therefore seeking to rezone the property to the R-5 Single-Family Residential District, which is consistent with vast majority of properties in the area. The Petitioner is also seeking to formally obtain a Special Use Permit for the continuation of the use of a school on the property. The following representatives of the School District were sworn in: Dan Militec, RASmith Engineering Fred Cadena, West Chicago School District 33 ===== PDF PAGE 7 ===== [Extraction: embedded PDF text] Karen Apostoli, West Chicago School District 33 Dan Militec provided background on the project. Araceli Antonio was duly sworn in and asked general questions about 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 Terrazas made a motion, seconded by Commissioner Kasprak, to close the public hearing. With a voice vote of all ayes, the motion carried and the public hearing was closed. 10. Review and Recommendation of Case PC 24-17 – Special Use Permit – 615 Kenwood Avenue – West Chicago School District 33 Members of the Plan Commission deliberated the proposed Special Use Permit at 238 Hazel Street by the West Chicago School District 33. Commissioner Kasprak made a motion, seconded by Commissioner Terrazas, to recommend approval of Case PC 24-17 with the following conditions: 1. That the site be developed in substantial conformance with the following plans: a. Site Plan, consisting of one page (Sheet C200.P), prepared by RASmith, dated September 6, 2024. b. Landscape Plan, consisting of one page (Sheet L100.P), prepared by RASmith, dated September 6, 2024. And to incorporate the following findings of fact into the recommendation: 1. The subject property has been used as school for several decades and was placed in the ER- 1 Estate Residence District in 1985. Prior to this designation, it was located in the R-3 Single-Family Residence District. 2. The vast majority of the lots in the vicinity are located in the R-5 Single-Family Residential District and are used as single-family dwellings. 3. The property has been used as a school for several decades but is not located within the proper zoning district for a school. 4. As previously stated, the property has been used a school for several decades and that use will not change with the proposed zoning of R-5. 5. The area around the subject property has been developed for decades and is located primarily in the R-5 District. 6. The Comprehensive Plan identifies the property as institutional, anticipating that the property will continue to be used as a school. 7. The proposed rezoning will not affect the surrounding properties and the use of the property as a school will not change. ===== PDF PAGE 8 ===== [Extraction: embedded PDF text] 8. The proposed rezoning will not have a detrimental impact on the health, safety, nor welfare of the community. No change in use is proposed for the property and it will continue to be used in the same manner it has been for several decades. 9. The proposed use 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 because it has been used as a school for several decades and was located within a neighborhood to serve the needs of the students. 10. The proposed use is so designed, located and proposed to be operated that the public health, safety and welfare will be protected because the proposed parking lot expansion will not impact the public health, safety, nor welfare of the community and will alleviate potential parking issues on the property. The reconfigured parking lot will improve on-site circulation of drop-off and pick-up of students. 11. The proposed use will not cause substantial injury to the value of other property in the neighborhood in which it is located because the use of the property will not change as a result of the new parking enhancements and will help alleviate potential parking issues. 12. The proposed use is listed as special use in the R-5 District as a public school Per Section 9.6- 4 (A) of the West Chicago Zoning Code. A roll call vote found Commissioners Kasprak, Slattery, and Terrazas, and Chairperson Laimins voting “yes” and no one voting “no.” The motion carried. 11. Public Hearing of Case PC 24-19 – Zoning Map Amendment – Woodland Ridge Subdivision – Habitat for Humanity of DuPage County Commissioner Kasprak made a motion, seconded by Commissioner Slattery, 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 Habitat for Humanity of DuPage County is requesting a Zoning Map Amendment to R-6 Multiple-Family Residential to the Woodland Ridge Subdivision. The subject property is roughly 1.75 acres and was previously platted as Woodland Ridge subdivision with seven lots for single-family homes and a public right-of-way for a cul-de-sac known as Woodland Court. The lots were never developed and remain vacant and Woodland Court remains unimproved. The petitioner is proposing to develop the property with four townhome buildings, which are considered multiple-family dwelling structures and are not permitted in the current zoning district of R-3 Single-Family Residential. The property is identified as Multi-Family Residential within the City’s Comprehensive Plan, which is consistent with the zoning designation of R-6 Multiple-Family. The R-6 district permits multi-family dwellings, such as townhomes, by right. The petitioner is therefore seeking a Zoning Map Amendment to place the property in the R-6 District. Staff is recommending approval of the proposed Zoning Map Amendment and drafted Findings of Fact for consideration by the Plan Commission. Chris Stello representing Habitat for Humanity of DuPage County was duly sworn in and provided background information on the proposed project. ===== PDF PAGE 9 ===== [Extraction: embedded PDF text] Curtis Petersen was duly sworn in. Mr. Petersen spoke in opposition to the project because of the density and increase in height allowed in the R-6 District. Annette Jaeger was duly sworn in. Ms. Jaeger spoke in opposition to the project over the increased density and the impact from the additional dwellings. Andy Frost was duly sworn in. Mr. Frost voiced general concerns with the proposal and the negative impact on the surrounding area. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Terrazas made a motion, seconded by Commissioner Kasprak, to close the public hearing. With a voice vote of all ayes, the motion carried and the public hearing was closed. 12. Review and Recommendation of Case PC 24-19 – Zoning Map Amendment – Woodland Ridge Subdivision – Habitat for Humanity of DuPage County Members of the Plan Commission deliberated the proposed Zoning Map Amendment for Woodland Ridge Subdivision by Habitat for Humanity of DuPage County. Commissioner Terrazas made a motion, seconded by Commissioner Kasprak to recommend approval of Case PC 24-19 with the following Findings of Fact incorporated into this recommendation: 1. The subject property is located in the R-3 Single-Family Residential District and is currently vacant. 2. The property to the north is Don Earley Park, located in the R-3 Single-Family Residential District. The property to the east is the Main Park apartment complex, located in the R-6 Multiple-Family Dwelling District. The properties to the south are single-family residential dwellings, located in the R-3 Single-Family Residential District. The properties to the west are single-family residential dwellings, located in the R-5 Single-Family Residential District. 3. When the property was platted for seven homes, the current stormwater management requirements were not in effect and no stormwater management area was required. This allowed for the entire property to be used for single-family family dwelling lots. Current regulations now require a sizeable stormwater management area on site, significantly reducing the developable area for single-family homes. 4. With townhomes, the petitioner is able to provide the same amount of dwelling units as were previously proposed while still accounting for the required stormwater management area. Townhomes on the site are a better utilization of the property and in keeping with the City’s Comprehensive Plan. 5. The development in the immediate area is mixed with single-family and multi-family dwellings. Further to the east is the Woodboro townhome development, with roughly the same density. 6. The rezoning is consistent with the Comprehensive Plan. ===== PDF PAGE 10 ===== [Extraction: embedded PDF text] 7. The proposed rezoning will not affect the surrounding properties and will be in keeping with the mix of residential types in the neighborhood. 8. The proposed rezoning will not have a detrimental impact on the health, safety, nor welfare of the community. The rezoning is consistent with the Comprehensive Plan and adjacent properties. The use of the property as residential is consistent with the surrounding residential uses. A roll call vote found Commissioners Kasprak, Slattery, and Terrazas, and Chairperson Laimins voting “yes” and no one voting “no.” The motion carried. 13. Public Hearing of Case PC 24-18 – Zoning Text Amendment – Data Centers in the M Manufacturing District Commissioner Kasprak 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 add the use of Computer and data processing facilities, commonly known as data centers, to the list of permitted uses in the M Manufacturing District. Currently, this use is not permitted, neither by right nor by special use, in the M Manufacturing District. The use is, however, permitted by right in both the ORI (Office Research and Light Industrial) District and the A Airport District. An increase in demand for data centers has been seen throughout the region and this type of use is logical in the M Manufacturing District. Existing data centers in the City are located in the DuPage Business Center, zoned A Airport. These centers have little to no impact on surrounding properties and, in staff’s opinion, are a compatible use with uses in the M Manufacturing District. Furthermore, the amount of property within the M Manufacturing District is far greater than that of both the ORI and the Airport District. The Manufacturing District therefore lends itself for future opportunities for data centers. Additionally, the City’s Comprehensive Plan recommends combining uses from the M Manufacturing District and the ORI to eventually create one industrial district. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Kasprak made a motion, seconded by Commissioner Slattery, to close the public hearing. With a voice vote of all ayes, the motion carried and the public hearing was closed. 14. Review and Recommendation of Case PC 24-18 – Zoning Text Amendment – Data Centers in the M Manufacturing District Members of the Plan Commission deliberated the proposed Zoning Text Amendment. Commissioner Kasprak made a motion, seconded by Commissioner Terrazas to recommend approval of Case PC 24-18. ===== PDF PAGE 11 ===== [Extraction: embedded PDF text] A roll call vote found Commissioners Kasprak, Terrazas, and Slattery, and Chairperson Laimins voting “yes” and no one voting “no.” The motion carried. 15. Petition Updates/Staff Report Mr. Sterrett provided a brief update on upcoming projects and previously approved projects. Mr. Sterrett distributed 2025 meeting dates. 16. Adjournment With no further business to discuss, Commissioner Kasprak 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 9:22 p.m., adjourned. Respectfully Submitted, John Sterrett, City Planner ===== PDF PAGE 12 ===== [Extraction: embedded PDF text] DRAFT PLAN COMMISSION/ZONING BOARD OF APPEALS December 3, 2024 7:00 P.M. 1. Call to Order, Roll Call and Establishment of a Quorum Chairperson Laimins called the meeting to order at 7:00 p.m. Roll call found Chairperson Laimins, and Commissioners Banasiak, Henkin, and Terrazas present. Commissioners Kasprak, Billingsley, and Slattery were excused. With four members present, a quorum was established. Staff in attendance included City Planner John Sterrett. 2. Pledge of Allegiance Chairperson Laimins led the Commission in the Pledge of Allegiance. 3. Chairperson’s Comments Chairperson Laimins explained the Rules of Procedure for the Plan Commission for those in the audience. 4. Public Comment None. 5. Approval of the Draft October 15, 2024 Meeting Minutes Commissioner Banasiak made a motion, seconded by Commissioner Henkin, to approve the draft October 15, 2024 meeting minutes. With a voice vote of all ayes, the motion carried. 6. Public Hearing of Case PC 24-15 – Special Use Permit – 750 Ingalton Avenue – West Chicago School District 33 Commissioner Banasiak made a motion, seconded by Commissioner Terrazas, to reopen the public hearing. With a voice vote of all ayes, the motion carried. Mr. Sterrett was duly sworn in. Mr. Sterrett stated that, based on the comments from last meeting, West Chicago School District 33 has revised their plan to include a speed bump and driveway gate to discourage and prevent cut-through traffic using the proposed driveway. The School District also performed a title search and determined no easement exists that prevents the installation of a driveway in the location of the proposed driveway. The propose driveway has also been reduced in size so that it is no longer going to be on top of the existing sanitary line. Craig Podalak from RASmith Engineering, representing West Chicago School District 33 was duly sworn in. Mr. Podalak explained the changes based on the concerns from the members of the Plan Commission at the last meeting. Richard Steinbrecher was duly sworn in. Mr. Steinbrecher stated he was satisfied that the proposed driveway was no longer going to be located over the existing sanitary line. ===== PDF PAGE 13 ===== [Extraction: embedded PDF text] James Murray was duly sworn in. Mr. Murray stated he was satisfied with the changes to the plans. He was interested in seeing no parking along National Street during the hours of drop off and pick up. Mr. Militec stated that with the new parking lot configuration that cars will not be using National Street as a staging area any longer. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Banasiak 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 24-15 – Special Use Permit – 750 Ingalton Avenue – West Chicago School District 33 Members of the Plan Commission deliberated the proposed Special Use Permit at 750 Ingalton Avenue. Commissioner Banasiak made a motion, seconded by Commissioner Henkin, to recommend approval of Case PC 24-15 with 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 November 1, 2024. b. Site and Grading Plan for Drive to National Street, consisting of one page (Sheet C400.T), prepared by RA Smith, dated November 1, 2024 c. 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. 5. At the time of submission of an application for a permit for the proposed work, the petitioner shall prepare and submit a landscape plan in substantial compliance with the Landscape Plan, consisting of one page (Sheet L100.T), prepared by RASmith, dated September 6, 2024, except that the proposed driveway to National Street shall match, in location and size, the same driveway as is shown on the aforementioned Site Layout Plan. 6. The gate located at the parking lot entrance for the south parking lot at Ingalton Avenue shall be equipped with a Knox padlock, as approved by the West Chicago Fire Protection District. And that the recommendation incorporate the following findings of fact: ===== PDF PAGE 14 ===== [Extraction: embedded PDF text] 1. The proposed use is necessary for the public convenience at the location because the property has been used as a school for several decades and was located within a neighborhood to serve the needs of the students. 2. The proposed is so designed, located and proposed to be operated that the public health, safety and welfare will be protected because the proposed parking reconfiguration and new parking lot, each with a dedicated drop-off lane, will improve circulation on the site. 3. The proposed use will not cause substantial injury to the value of other property in the neighborhood in which it is located because the use of the property will not change as a result of the new parking/access enhancements. 4. The proposed use is listed as a special use in the R-1 Single-Family Residential District per Section 9.2-4 (A) of the West Chicago Zoning Code. A roll call vote found Commissioners Banasiak, Terrazas, and Henkin, and Chairperson Laimins voting “yes” and no one voting “no.” The motion carried. 8. Public Hearing of Case PC 24-20 – Zoning Text Amendment – Daycare Facilities Commissioner Terrazas 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 drafted an amendment to the Zoning Code to change the definition of a Day care center (Daycare Facility). The definition currently refers to the definition of a Nursery school, which is defined as “An establishment for the part- time care and/or instruction at any time of day of five (5) or more unrelated children of pre- elementary school age.” The current definition does not allow for anyone older than essentially 5 years of age to be placed within a Daycare Facility. This is not a practical definition and staff is of the opinion that no age limit should be placed on the definition of a Daycare Facility. All Daycare Facilities, regardless of the age they specialize in, should be permitted. Allowing Daycare Facilities that specialize in adult daycare is in keeping with the City’s Comprehensive Plan, which recommends placing emphasis on this type of care in the community. Furthermore, staff is proposing to permit a Daycare Facility by right in the B-2 General Business District, which currently requires a Special Use Permit, as well as in the M Manufacturing District, which is currently not permitted at all. A Daycare Facility is already permitted by right in the B-3 Regional Shopping District with no special use permit required. Staff is of the opinion that the same should be for the B-2 General Business District. The Comprehensive Plan recommends allowing Daycare Facilities as a permitted use in the M Manufacturing District to support workers within this district. James Murray was duly sworn in. Mr. Murray stated that a daycare facility currently operates at the Park District building at Reed Kepler Park. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Banasiak made a motion, ===== PDF PAGE 15 ===== [Extraction: embedded PDF text] seconded by Commissioner Kasprak, 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 24-20 – Zoning Text Amendment – Daycare Facilities Members of the Plan Commission deliberated the proposed Special Use Permit at 238 Hazel Street by the West Chicago School District 33. Commissioner Banasiak made a motion, seconded by Commissioner Henkin, to recommend approval of Case PC 24-20. A roll call vote found Commissioners Banasiak, Henkin, and Terrazas, and Chairperson Laimins voting “yes” and no one voting “no.” The motion carried. 10. Petition Updates/Staff Report Mr. Sterrett provided a brief update on upcoming projects and previously approved projects. Mr. Sterrett distributed 2025 meeting dates. 11. Adjournment With no further business to discuss, Commissioner Terrazas made a motion, seconded by Commissioner Henkin to adjourn the meeting. With a voice vote of all ayes, the motion carried and the Plan Commission, at 7:48 p.m., adjourned. Respectfully Submitted, John Sterrett, City Planner ===== PDF PAGE 16 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals January 7, 2025 Case: PC 25-01 Petitioner: Chicago Motor Cars represented by Frank Sacco Owner: Alpine Income Property OP c/o CTO Realty Growth Inc. Location: 1935 N Neltnor Boulevard Zoning: B-3 Regional Shopping District Existing Use: Retail Comp Plan: Corridor Commercial Requests: A Special Use Permit for the use of New and Used Motor Vehicle Sales in accordance with Sections 5.5, 10.4-5(J), and 10.4-5(O) of the West Chicago Zoning Code. Summary: Staff is of the opinion that the requested Special Use Permit meets the standards outlined in Section 5.5 of the Zoning Code. Recommendation: Staff recommends the Plan Commission adopt the Findings of Fact suggested by staff on page 2 of this report and pass a motion recommending APPROVAL of the proposed amendment to the Special Use Permit, subject to the following condition: 1. That no inventory displayed outside the building shall be situated in such a manner that obstructs or interferes with vehicular or pedestrian traffic or any required emergency access lanes. Adjacent Property Zoning and Land Use Information Location Adjacent Zoning Adjacent Land Use Comprehensive Plan North B-3 Regional Shopping Vacant Corridor Commercial South B-3 Regional Shopping Commercial Corridor Commercial East B-3 Regional Shopping Commercial Corridor Commercial West B-3 Regional Shopping Commercial Corridor Commercial Public Notice. All public notice requirements were completed including a notice of public hearing published in the Daily Herald on Monday, December 23, 2024, notification to all property owners within 250 feet of the subject property, and placement of hearing signs on the property visible from Neltnor Boulevard. Existing Conditions. The subject property is roughly 6.6 acres within the Mosaic Crossing Shopping Center at the northeast corner of Neltnor Boulevard (Illinois Route 59) and North Avenue (Illinois Route 64) in the B-3 Regional Shopping District. The property contains an existing 77,649 square foot commercial structure with 342 parking stalls and is currently occupied by Old Time Pottery Home Décor. ===== PDF PAGE 17 ===== [Extraction: embedded PDF text] PC 25-01 1935 North Neltnor Boulevard January 7, 2025 Proposal. The petitioner is the contract purchaser of the property and intends to use the property for luxury motor vehicle sales, both new and used. Operations will occur inside the commercial structure with ancillary outside display of up to 25 vehicles. Prior to this occurring, Old Time Pottery will cease operations. Site Access and Parking. The existing access onto Neltnor Boulevard will not change nor will the layout of the site. The size of the commercial structure requires 310 parking stalls. The amount of stalls serving the building exceeds this amount with 32 remaining stalls for vehicle display. Exterior Renovations. The petitioner is proposing exterior renovations to the façade of the building to enhance the overall appearance including painting and adding windows. See attached rendering for more details. Signage. No plans have been submitted yet for any signage on the property. Prior to installation of signage, a building permit application must be submitted for review and approval. Lighting. The petitioner has not submitted plans for any new exterior lighting on the building or in the parking lot. If any new lighting is proposed, a building permit application must be submitted for review and approval prior to installation. 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*** The location of the proposed use for motor vehicle sales is ideal because of the exposure on Neltnor Boulevard and that it is within an established commercial shopping center. The property is located at the City’s main commercial intersection with visibility off two major commercial thoroughfares. 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 existing site layout will not change and the building will still be used for commercial purposes. To avoid any conflicts in the parking lot with the inventory that will be display, it is recommended that a condition be placed on the Special Use Permit that prohibits any vehicles from interfering with vehicular and pedestrian traffic and shall not block any emergency vehicle lanes. 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: 2 ===== PDF PAGE 18 ===== [Extraction: embedded PDF text] PC 25-01 1935 North Neltnor Boulevard January 7, 2025 The proposed use is consistent with the existing commercial intersection and will not have any negative impact to the value of the surrounding properties. 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: New and Used Motor Vehicle Sales are listed as Special Uses in Section 10.4-5(J) and Section 10.4- 5(O), respectively, 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 – Plat of Survey Exhibit E – Rendering Exhibit F – Project Narrative Exhibit G – Environmental Impact Statement 3 ===== PDF PAGE 19 ===== [Extraction: OCR (rendered-page OCR)] EXHIBIT “A” - Location Map — PC 25-01 — 1935 N Neltnor Blvd - Chicago Motor Cars ===== PDF PAGE 20 ===== [Extraction: OCR (rendered-page OCR)] EXHIBIT “B” — Zoning Map — PC 25-01 - 1935 N Neltnor Blvd - Chicago Motor Cars IL ROUTE 69 ===== PDF PAGE 21 ===== [Extraction: OCR (rendered-page OCR)] ”n i © Oo i ° ~~ °o = o ‘Oo © 2 =< oO I xo) 2 co i ° = = 3) z z Ww ise] Oo A I c 2 Ww N oO a I [o} ~~ ° <£ a S < oO zt I 9 E a < x< lu ===== PDF PAGE 22 ===== [Extraction: OCR (rendered-page OCR)] Now oF Formesty: THE GERARD ), HINCKLEY AND MARIANNE HINCKLEY TRUST Doc-R2006-014017 Parcel: 0120403024 Heya ©" (4 ew2ras" € 72328 Rec) Tae ve “SS sanris ws te A__ggatisiy ¢ a > Environmental Real Support - Title Review 7 ie 7 - . ~ . w= = : Ores oan | Miliman Surveying, inc. Corporate Headquarters 4111 Bradley Circle NW Canton, OH 44718 Phone: 800-520-1010 Fax: 330-342-0834 www. millmaniand.com VICINITY MAP landsurveyors@milimantand.com ae 77°38'1T" W(s Trs8\7 .a iw WET Rec.) Af ton Poe oer reres See Bet @ u 5° w_136.04 + . access wasrsr47" WW Hest, ooorea EN OOMD'ST*E 29.93" Cale. ‘2st e) 4251" Cale, (= Aaphclt Poverant ~ Planned Unit Development Plat of Lot 1 of Kmart Subdivision panna Doc. NO. R2OOO-141399 Seti VESTED IN: IRC MOSAIC CROSSING, LLC a Delaware limited lability company Doc.R2016-106281 Parcel: 0128403026 SYMBOL LEGEND T fap-ot- Woy ALTA/NSPS LAND TITLE |} - Aappber Property Une SURVEY PREPARED FOR: = S76 ton Reba o/oy et JLL Valuation & = PKAING Nad or Retond Spe Advisory Services, Found as Noted ‘= MAG Nal or PK Nod Set LLC ~ Fad 63 ote Oo f ~ Schedule 8-Section I Item Sd aa = No. of Regular Parking Spaces Royal Oak, Ml 48067 = No. of Handicap Parking Spaces ~ Vanbole = Cub inlet Basin «/ Grate = Cotch Basin ~~ Senitary Vendo 7 Fre Hydrant Woter Valve ~~ Water Manbote Bectric: Transformer = Telephone Vout ~ Concpy Support Past = Underground Utlity Worker ~ Bollard Post ~ Tratfic Voutt ~ Fler Optic Vout = Handicap Spoce = Sin = Usht Pate = Utlity Pole ‘PSH GPTIZ 3.100000 S (oy vt 3 21,0000 s) Book 149, Page 7 LOT 4 Now or Formerty: WEST CHICAGO JULES, LC ON PLAT Pareel: 0128403019 3 (N C7076" E 207.36" Rec) N.00°00'20° W 207.36 Calc. TOTAL LAND AREA: 291,506 Square Feet 1125392 ar as dl chal Loy ron Pipe JF ben Pipe sith . ay Fond (5 eoster € inzz Re) rand EOS oorte 2 doccesst N Neltnor Boulevard gone : LOT 19 ator Cars 8 7 WEST CHICAGO JULES, LLC (S B9S8'10 E 149.51 Roc.) paper Parcel: 0128403029. [f] ~#irua--nonomp ©fseg@e ap pm of 88S WOE WEST CHICAGO JULES, LLC ON PLAT = Parcel: 0128403028 4 = 5 = ~ ~ * Naegrsz Ww. 1935 N Neltnor Boulevard City of West Chicago . - - : as = County of Du Page asnrs - ~ : State of Illinois 5 . i ql Zip Code 60185 Ti LoTs Now or Formerty: FNBC HOLDINGS, LLC, ‘AN Tifinols Limited labiity company (Doc.R2019-045562 Parcel: 0128403018 NORTH GRAPHIC SCALE 40" (omy Sr791_3 «16,9100 $) (M OOUZIS’ E 167.85 Rec.) N 00°00'20" E 167.77" = fe) D © 2 x& O ! _ 2 LO N O o i] > o ra 3 no — iS) i oO (i e95747\p 326.19 Rex) N 89°56. Y 326.19" atc. = — LOY 12 Now or Formerly: W CHGO JULES/SEB PALATINE 7 Exhibit D - Parcel: 0128403017 PTR aaa a sae] | peamnedl wre : : : Se | J Sela Development Plat of . Kmart Subdivision 16 on Ps SheetNo. & of @ gS La Dos. No. RIQVO-123392 PA ~ aa esle PA 0 vas Eee See ae 3 43608" — Book 149, Page 7 7 LOT 6 137 bad ===== PDF PAGE 23 ===== [Extraction: embedded PDF text] Exhibit "E" - Rendering - PC 25-01 - Chicago Motor Cars CHICAGO MOTOR CARS SPECIAL USE PERMIT APPLICATION FOR NEW AND USED VEHICLE SALES AT 1935 NELTNOR BOULEVARD, WEST CHICAGO, ILLINOIS (11.11.2024) Conceptual front façade improvement – for illustrative purposes only ===== PDF PAGE 24 ===== [Extraction: embedded PDF text] EXHIBIT "F" - Project Narrative - PCExhibit25-01 A- Chicago Motor Cars Project Narrative for Chicago Motor Cars Special Use Request for 1935 Neltnor Boulevard, West Chicago Illinois (11/6/2024) Chicago Motor Cars (CMC) is the contract purchaser of the 6.692 acre parcel of land located at 1935 Neltnor Boulevard/PIN # 01-28-403-026 (the “Subject Property”). CMC was established in 2003, has two existing Chicagoland locations, and has grown into a respected leader in the luxury and exotic automotive marketplace with over 30,000 vehicles sold and more than $2 billion in worldwide sales over the past 20+ years. More information about CMC and its business focus can be found at https://www.chicagomotorcars.com/about-chicago-motor-cars-in-chicago-il/ CMC is requesting approval of a special use permit from the City of West Chicago that would allow CMC to consolidate and expand their existing Chicagoland new and used vehicle sales operations on the Subject Property per Sections 10.4-5(J) and (O) of the West Chicago Zoning Ordinance. While the vast majority of vehicles offered for sale at this location would be displayed in the indoor showroom, the requested special use permit would accommodate the outdoor display of up to 25 vehicles immediately in front of the building and in the adjacent parking lot area. All vehicles displayed outdoors would be brought into the building by close of business each day. The Subject Property is Zoned B-3 Regional Shopping District PUD in West Chicago. The Subject Property is improved with a 77,649 square-foot single- tenant building and approximately 342 parking spaces. The existing building is currently occupied by an Old Time Pottery Home Décor Store. It would be renovated and upgraded to reflect CMC’s upscale image and accommodate its Chicagoland operations. ===== PDF PAGE 25 ===== [Extraction: OCR (rendered-page OCR)] EXHIBIT "G" - Environmental Impact Statement - PC 25-01 - Chicago Motor Cars Environmental Impact Statement for Chicago Motor Cars Special Use Request for 1935 Neltnor Boulevard, West Chicago Illinois (11/11/2024) A. Detailed description of the proposed action: The proposed action involves renovating and repurposing the existing 77,000 sq. ft. Old Time Pottery Home Décor Store located on the Subject Property into a new and used luxury and exotic automobile dealership. B. Detailed description of the existing environmental setting: The Subject Property is located in a larger area of existing commercial development located adjacent to the Strategic Regional Arterial intersection of Route 59 and North Avenue. The environmental setting of the immediate area includes existing commercial buildings, large asphalt parking lots, landscape improvements typical of 25+/- year old highway oriented commercial development, and a significant amount of wetlands on the vacant property located adjacent to the north edge of the Subject Property. The Illinois Prairie Path is located adjacent to the east edge of the Subject Property. C. Anticipated favorable and/or adverse environmental impacts of proposed action: Given the existing environmental setting of the subject property is well established highway oriented commercial development, the planned renovation and repurposing of the existing building into a luxury and exotic automobile dealership is not expected to create any new adverse impacts on the environment. D. Any means and/or estimated costs necessary to minimize the adverse impacts: None anticipated given the existing commercial improvements on the subject property are to be renovated and retained. E. Identification of any alternatives to the proposed action including their impact on the environment: None F. Any growth-inducing aspects of the proposed action relates to the natural resources on the property: None ===== PDF PAGE 26 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals January 7, 2025 Case: PC 25-02 Petitioner: The Crusher, Inc. represented by Attorney Andres J. Gallegos Owner: The Crusher, Inc. Location: 629-651 West Washington Street Zoning: M Manufacturing with a Special Use Permit Existing Use: Salvage and Recycling Facility with ancillary outside storage known as “The Crusher” Comp Plan: Industrial Requests: A second amendment to the Special Use Permit for a ‘Salvage and Recycling Facility with Ancillary Outside Storage’ to extend the date of completion for Phase I site improvements to November 26, 2026. Summary: The property is currently out of compliance with the existing Special Use Permit and the petitioner seeks to remedy this by amending the Special Use Permit for a second time to extend the date of required completion for Phase I site improvements. Recommendation: Staff recommends the Plan Commission pass a motion recommending APPROVAL of the proposed second amendment to the Special Use Permit to extend the completion date of the Phase I improvements to November 26, 2026, subject to 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. Public Notice. All public notice requirements were completed including a notice of public hearing published in the Daily Herald on Monday, December 23, 2024, notification to all property owners within 250 feet of the subject property, and placement of hearing signs on the property visible from Washington Street. Adjacent Property Zoning and Land Use Information Location Adjacent Zoning Adjacent Land Use Comprehensive Plan North M Manufacturing Union Pacific Railyard Railroad South M Manufacturing Industrial (Former Industrial General Mills Facility) East M Manufacturing Contractor’s Office with Industrial Outside Storage West M Manufacturing Stormwater Detention Industrial ===== PDF PAGE 27 ===== [Extraction: embedded PDF text] PC 23-02 The Crusher January 7, 2025 Background The petitioner originally owned and occupied only the western six acres of the overall eight-acre subject property. Prior to 2018, the use of the property as a salvage and recycling facility, known as The Crusher, was considered a non-conforming use because no use category existed for this type of use. In 2008, the petitioner purchased the eastern two acres of the subject property, which contained a non- conforming use consisting of a boat and RV storage facility. These two acres were purchased with the intention of eliminating the boat and RV storage facility and expanding the salvage yard operations. In 2009, the City approved a zoning text amendment to add a use category and regulations for salvage and recycling facilities to the Zoning Code. In 2018, the petitioner sought and received approval of a Special Use Permit to bring the entire property into compliance and for the eventually expansion of the operation to the eastern two acres. 2018 Special Use Approval. The Special Use was approved in May of 2018 under Ordinance 18-O-0026. Several improvements to the site were proposed to bring the property into compliance with the City’s zoning regulations. To achieve these improvements, a Phasing Plan was approved as part of the Special Use approval. The site would be developed in two phases. Phase I included installing a parking lot, new driveways, upgraded entrances, patching existing pavement and providing fire lane striping on the western portion of the property. Berming and landscaping was also to be installed on the western half of the property. Patching the curb and gutter along the portion of Washington Street adjacent to the site would be included in this phase as well. This phase was to be completed no later than December 31, 2019. Phase II consisted of grading the eastern portion of the property along Washington Street and installing significant landscaping on the eastern portion of the property. Floodplain compensatory storage basins were also to be constructed on the far eastern portion of the property where the existing RV and Boat storage use is located. This phase was to be completed by December 31, 2022. Neither phase was ever implemented by these deadlines. 2023 Special Use Permit Amendment An amendment to the 2018 Special Use Permit was granted in February of 2023 to extend the date of completion for Phase I 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 I 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. Proposed Amendment Because of the aforementioned reasons, the petitioner is now requesting a second amendment to the Special Use Permit to extend the deadline for the completion of Phase I improvements to November 21, 2026. Similar to the 2023 Special Use Permit amendment, there are no changes to the development plans. Exhibits. Exhibit A Location Map Exhibit D Ordinance 18-O-0026 Exhibit B Zoning Map Exhibit E Ordinance 23-O-0005 Exhibit C Aerial Photo 2 ===== PDF PAGE 28 ===== [Extraction: embedded PDF text] UN UNION PACIFIC RR WASHINGTON ST ST ST HARRISON WASHINGTON MILO CT AVE ST AVARD NORRIS RD TOWN ST CHURCH ST ST CHURCH PEARL ANN ST ST CH EXHIBIT "A" - Location Map 629-651 W Washington Street ´ 1 inch = 417 feet ===== PDF PAGE 29 ===== [Extraction: embedded PDF text] UN UNION PACIFIC RR WASHINGTON ST ST ST HARRISON WASHINGTON MILO CT AVE ST AVARD NORRIS RD TOWN ST CHURCH ST ST CHURCH PEARL ANN ST ST CH EXHIBIT "B" - Zoning Map 629-651 W Washington Street ´ 1 inch = 417 feet ===== PDF PAGE 30 ===== [Extraction: embedded PDF text] R WA HA AVE EXHIBIT "C" - Aerial Photo 629-651 W Washington Street ´ 1 inch = 167 feet ===== PDF PAGE 31 ===== [Extraction: OCR (rendered-page OCR)] EXHIBIT "D" - ORD. 18-O-0026 - PC 25-02 - The Crusher ORDINANCE NO. 18-0-0026 AN ORDINANCE GRANTING A SPECIAL USE FOR A SALVAGE AND RECYCING FACILITY AND A VARIANCE AT 651 W. WASHINGTON STREET WHEREAS, on or about May 21, 2009, Gerald Neumaier of The Crusher, (the “APPLICANT”), filed an application for a special use permit to operate a salvage and recycling facility with an ancillary outside storage yard and an application for a variance for an increase to the height of the storage yard screen wall, with respect to the property legally described on Exhibit “A” attached hereto and incorporated herein (the “SUBJECT REALTY”); and, WHEREAS, Notice of Public Hearing on said special use and variance applications was published in the Daily Herald on April 16, 2018, 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 May 1, 2018, 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. 2018-RC-0015, 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 special use permit 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: 1. The SUBJECT REALTY shall be developed in substantial conformance with the Paving & Layout Plan C-2.2 prepared by Webster, McGrath & Ahlberg, dated October 30, 2013, with a last revision date of March 9, 2018, a copy of which is attached hereto and incorporated herein as Exhibit “C”. 2. The SUBJECT REALTY shall be developed in substantial conformance with the Landscape Plans L-1 and L2 prepared by Webster, McGrath & Ahlberg, dated October 30, 2013, with a last revision date of March 9, 2018, a copy of which is attached hereto and incorporated herein as Exhibit “D”. Ordinance 18-O-0026 Page 1 of 15 ===== PDF PAGE 32 ===== [Extraction: OCR (rendered-page OCR)] 3. The SUBJECT REALTY shall be developed in substantial conformance with the Phasing Plan C-2.1 prepared by Webster, McGrath & Ahlberg, dated October 30, 2013, with a last revision date of March 9, 2018, a copy of which is attached hereto and incorporated herein as Exhibit “E”. Section 2. The following variance in conformance with Sections 5.4 and 7.1(D)(2) of the Zoning Ordinance are hereby granted for the SUBJECT REALTY: 1. Increasing the height of the storage yard screen wall from ten (10’) feet to twenty-two (22’) feet. 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, hereby repealed. Section 4. 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. Ordinance 18-O-0026 Page 2 of 15 ===== PDF PAGE 33 ===== [Extraction: OCR (rendered-page OCR)] PASSED thigJ4 SF day of Lille 2018. Alderman J. Beifuss Boe? Alderman J. Sheahan Cay Alderman A. Hallett oa Alderman Birch Ferguson eau Alderman K. Meissner dy wah Alderman R. Stout Na Alderman N. Ligino-Kubinski CL, 2 ” Alderman L. Chassee Alderman H. Brown Alderman Ferguson Alderman S. Dimas Alderman M. Garling Alderman G. Garcia Alderman B. Gagliardi APPROVED as to form: Waa LZ ttorney [Patrick K. Bond, City APPROVED this 21. COR | ROL Mayor Ruben Pineda ATTEST: Di Ws Arne Clerk Nancy M. Smith PUBLISHED: 5/22-l1¢ Ordinance 18-O-0026 Page 3 of 15 TELE DA nse £ ===== PDF PAGE 34 ===== [Extraction: OCR (rendered-page OCR)] TO: EXHIBIT “B” RECOMMENDATION NO. 2018-RC-0015 The Honorable Mayor and City Council SUBJECT: PC 18-13 Special Use & Variance The Crusher 651 W. Washington Street DATE: May 1, 2018 DECISION: The Plan Commission/Zoning Board unanimously recommended approval of the special use for a salvage and recycling facility with an ancillary outside storage yard on the SUBJECT REALTY by a (5-0) vote, subject to the following conditions: The SUBJECT REALTY shall be developed in substantial conformance with the Paving & Layout Plan C-2.2 prepared by Webster, McGrath & Ahlberg, dated October 30, 2013, with a ast revision date of March 9, 2018, a copy of which is attached hereto and incorporated herein as Exhibit “C”. The SUBJECT REALTY shall be developed in substantial conformance with the Landscape Plans L-1 and L2 prepared by Webster, McGrath & Ahlberg, dated October 30, 2013, with a last revision date of March 9, 2018, a copy of which is attached hereto and incorporated herein as Exhibit “D”. The SUBJECT REALTY shall be developed in substantial conformance with the Phasing Plan C-2.1 prepared by Webster, McGrath & Ahlberg, dated October 30, 2013, with a last revision date of March 9, 2018, a copy of which is attached hereto and incorporated herein as Exhibit “E”. SPECIAL USE RECOMMENDATION 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 1. Is necessary for the public convenience at that 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 the use itself is needed there). The existing salvage and recycling facility use is currently legal non-conforming. Granting the special use will allow the property owner to significantly improve the property and bring it into compliance with current City standards. Also, the salvage and recycling facility use is best Ordinance 18-O-0026 Page 9 of 15 ===== PDF PAGE 35 ===== [Extraction: OCR (rendered-page OCR)] 4. suited for an industrial area. The subject property is located within one of the City’s primary industrial areas and is compatible with the existing industrial uses that surround it. Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: The use of the subject property, once improved, is designed to protect the public health, safety and welfare by using berms, fencing and landscaping as a visual screen along the property’s street frontage and enclosing the salvage and recycling operations within the storage yard. Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The salvage and recycling facility use on the subject property has existed on-site for decades. Allowing the use to legally remain and improve the property should not cause substantial injury to the value of other property in the neighborhood in which it is located because this use is best suited for an industrial area and the subject property is located within one of the City’s primary industrial areas and is compatible with the existing industrial uses that surround it. 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: The proposed salvage and recycling facility use is listed as a special use per Section 11.2-4 (BB) of the Zoning Code. The proposed outside storage yard is listed as a special use per Section 11.2-4 (T) of the Zoning Code. The Plan Commission/Zoning Board unanimously recommended approval of the increase to the outside storage yard screen wall height variance on the SUBJECT REALTY by a (5-0) vote: VARIANCE RECOMMENDATION As stated under Section 5.4-4, the Plan Commission/Zoning Board of Appeals shall recommend a variance only if it shall make a finding of fact based upon evidence presented that: 1. The particular physical surroundings, shape or topographical condition of the specific property involved would result in a particular hardship upon the owner, as distinguished from a mere inconvenience or loss of revenue, if the strict letter of the regulations were carried out: The property drops in elevation as you head northward. The increased screen wall height along the rear (north) property line is desired to provide a greater screen of the rear of the property from the adjacent elevated railroad tracks, which serve at the local Metra line. The increased wall height will also give the proposed storage yard expansion enclosure a uniform height with the existing screen wall height that encloses the existing storage yard. Ordinance 18-O-0026 Page 10 of 15 ===== PDF PAGE 36 ===== [Extraction: OCR (rendered-page OCR)] 2. The condition upon which the requested variance is based would not be applicable, generally, to other property within the same zoning classification: The requested variance is being considered to allow uniformly consistent heights of the screen wall around the storage yard. There are very few, if any, other locations within the City that have an existing fence or screen wall in excess of the 10 foot maximum allowable height allowed by Code. Therefore, this situation is considered very unique. 3. The alleged difficulty or hardship has not been created by any person presently having an interest in the property: The applicant did not erect the existing legal non-conforming screen walls, but is responsible for the proposed screen walls. 4. The granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located: Granting the requested variance for the increased fence height should not be detrimental to the public welfare or injurious to other property or improvements in the surrounding neighborhood because the wall is providing screening of the unsightly scrap materials located within the storage yard. 5. The proposed variance will not impair an adequate supply of light and air to adjacent prop- erty, substantially increase the congestion in the public streets, increase the danger of fire, endanger the public safety or substantially diminish or impair property values within the neighborhood: The proposed variance will not substantially impair an adequate supply of light and air to adjacent property, substantially increase the congestion in the public streets, increase the danger of fire, endanger the public safety or substantially diminish or impair property values within the neighborhood because the proposed wall is not being erected on the property line and is setback a minimum of 15 feet from the closest point to the property line. 6. The proposed variance complies with the spirit and intent of the restrictions imposed by this Code: The intent of requiring a maximum fence/screen wall height is to prohibit large visually obscuring planes in close proximity to a property line where fences/walls are typically erected. In this situation the proposed screen wall is setback from the property line a minimum of 15 feet and is heavily landscaped, thus softening any impact caused by the increased height. Ordinance 18-O0-0026 Page 11 of 15 ===== PDF PAGE 37 ===== [Extraction: OCR (rendered-page OCR)] Respectfully submitted, Barbara Laimins Chairperson VOTE: For Against Abstain Absent Laimins Faught Devitt Dettman Hale Kasprak Henkin Ordinance 18-O-0026 Page 12 of 15 ===== PDF PAGE 38 ===== [Extraction: OCR (rendered-page OCR)] PAVEMENT STRUCTURAL NUMBER CALCULATION Structural Thickness “Structural Coafficient (in) Number fetumincus Sucace, Class 1 Biturrincass Binder, Class 1 ‘Base, Typo ose 130 CHICAGO ‘22° REAR FENCE WITH CONCRETE BASE AND NORTHWESTERN RAILROAD FLOODPLAIN ‘22° REAR FENCE HANDICAPPED PARKING STALL STATE oF numoes spomowen “ mawmanere seen | >\ se ri : 7 fn AE (nin) {I mene m4 i i i i i rh egennnen. I. Doe tr. sae x i = ors é STQRACE RAS aE 44 HRONT FENCE on ‘SAW CUT & REMOVE cS Cw asTIne cure (105-4) REPLACE WITH DEPRESSED Sere age vo, CURB Brea REMOVE DEPRESSED CURB PLANT AT EXISTING ENTRANCE pol orarely REPLACE WITH B-6c12 typieat of 4) NTTT-1ER Doge NOR SOMITE Peng Leet, NOTE: ANY PAVEMENT DAMAGED DURING CONSTRUCTION OF NEW CURB & GUTTER ALONG WASHINGTON STREET SHALL BE REPAIRED AS SHOWN IN THE “CLASS B PATCHES” DETAIL ON SHEET C-6.1 OF THIS PLAN SET. CITY OF WEST CHICAGO, INSPECTORS SHALL BE RESPONSIBLE FOR MARKING AREAS. OF PAVEMENT THAT MUST BE REPLACED, aso EXorvemoncron ee are, fa tote: REPLACE ANY PORTIONS OF SIDEWALK THAT ARE CURRENTLY DAMAGED OR ‘THAT ARE DAMAGED BY CONSTRUCTION SEE SIDEWALK SECTION ABOVE. SURB LEGEND “w= REVERSE PITCH CURB GUTTER “NORMAL PITCH CURB AND GUTTER NOTE: ‘ALL DIMENSIONS ARE TO FACE OF CURB UNLESS NOTED OTHERWISE. PAVEMENT SECTIONS CONCRETE SIDEWALK SBCA so fem renee owes feel ORIVEWAY APRONISITE CONCRETE PAVEMENT CONCRETE, £00001 © COUPACTED CAS BASE, SITE BITUMINOUS PAVEMENT 2° BITUMINOUS SURFACE, EA i 5 2| E fe i rT wy k 52 aT Re Ie Of Pe us . Fu E 0) : YARD PAVEMENT PATCH DETAIL c La, Fi sii ta Pa Ie 0 HEL aE BGCE ery PAVING & LAYOUT PLAN C22 3 ===== PDF PAGE 39 ===== [Extraction: OCR (rendered-page OCR)] Plant List 666° x 5 points per foot required South Yard Landscape Points Required Trees M-MANUFACTURING Required Points = 3,330 Provided Points = 3,125 Acer heemacit Ablemn Blaze’ 16/b&b/3" Fence= 2.5 x 610 =1,525 Shade Trees = 16 x 100 = 1,600 Hackhe (Owner requests a Landscape Point SEEDING SEE LEGEND 1s oc ceidentalls 6/b&b/3”" CHICAGO AND NORTHWESTERN Variance to provide 350° of new 22° 22° Fence. tall fence, and to allow the existing MAPLE-16 Gleditsia triancanthos inermis Shademaster Hone: locust 3/b&b/3" — fence to screen the existing Storage yard.) Jack Gu: =a = = —7308— lyssa atica 9/b&b/3" == Sese= = =r =——~— > or =z i —— naa Bi cea g lack Hills Spruce uca ‘Densata’ 11babis' + —-—-~__ Z eee N88° 47024 es! —_ ner wen f Ahi ’ p49 NY is AOS Wee! iPS Oo CAAPIRC SCALK. « FETT, COC. MALL WIT ea, Ze ae eae PS rama ee Fa pe ed SE RR YS SBE ES Pos So oy, Se eS ar PS paid = Sie ase ea! pr raz Plseart is ace od London ‘olla Bitodgeoa 4/b&b/3" | a ia er NS Ca ZS MINA: aos ae Cl eS yin oi PN Puniziap Pine Zb&bI6" ut \ =" = i 3: AS — Peep Te atic lum 16/b&bis* VN al el ae a ee i Ge H ey BASIN SEEDING mond inden, NA | a ; ‘A N24 SEE LEGEND R americana ‘Redmond’ Sib&bi/3” \\ 1\ g) NA ‘ leh Hl Sine spine i ger spire’ Sib&bi3” ; lorton Elm. VY ‘ 46 oF BLACK ui Imus Morton” 4ib&bI3" ae, ares! a Sau i ae -N OF al am GUMS f AN. “Sf i as ' 4 RAL Nts 37 Se if Omamental Trees {/ “wt Bis Landscaping Required Floodplain Compensation Basin 12/b& b/s” clump Vy Vy te7 i wy Aes 1,030 foot basin perimiter Amelanchler conadansis ‘alufnn Brilllance'’ Vy Or Shade Trees =2t 27/b&b/8" clump a) ‘ 4 EDCE OF CONCRETE ai: gil Plantings Provided Omamental Trees required = 62 Botha tigre AY, re 21-Trees 30/b&b/S" t 3 / ~ COMCAST ae CRAVE, be 4 62 - Omamental Trees Seton bush occidentalls } i fj 734, 4---~ , iy Psd tpes BUTTONBUSH-10 Th&bis' 1 ra sa fguiva Hydrange? ota "Tardiva’ 7%, \ Teh x Say 6/b&b/3” it M-MAN. RING bane Seok Ws M-MANUFACTU ING yf! REA dy Japanese ree Lilac Th&bi6' clump c= (3 water Deten’ jon) 3)! -~ ss ae nga re iculata ell yh if se] 7 4b&bI6' Vek Sf Wr STORAGE RACKS H is Uibuttitntontago™ te, XX \\\ "se r Shrubs \ pit Ap ul te es inbei Cotoneaster V\ 4 jul eo”. , a “I otoneaster a iculatus 6/b&b/30" i! EDCE OF CONCRETE [- = eS, ‘ i! FUEL STORACE TANK CONCRETE 30's we aX Ferigsnee chines. "Sea Green’ 18/contJ/5 gal. West Y: 636°x 5 Landscapd Points Required: Ki fe: AM Hughes Juni Required = 3,180 al! CB v, LT sual jperus horizontals "Hughes" 13/b&b/5 gal. Provided Pbints = 1,213 \ Tl TARDIVA NY LI ed East Yard BbSb/6" Shade Treds = 0 (Trees tire offsite) rl v4 HYDRANGEA-6 hon | ny i; pt i ll STORAGE AREA 504° x 5 points per foot required Points Required Sanpert Juniper ana *Canaert! ( Fence = 2.5x485=1,212 \ r requests a Varlante to ’ ‘y He Ht a a OFa NE ay Bags ot Required Points = 2,520 G Low Sumac 17/b&b/30" 22" Fehce to i! dey om LB wert a, 734.99 ae Zor 2s esr Provided Points = 2,525 Rhus aroma' "Gro Low" the Btgerst ye) Le / 1! PD “ths i ee 8 Som ral we notm9s4s0, Requrements aed Peformance “als Ht Sere —ie Sty a2 Coes 279 |.Piantings shal mest the folloaing minknum annual performance crfteria, BASIN SIDE SLOPE Ezl- i RO! —e ut Ld Arves which do not meet snnual establshrert standercs Bs delernined he County shall be replanied al tha owner's expense, Tha Owner shall submit to 5 LBS. EE a ete SERVICESERRY-4 BRILLIANCE 598° x S points per foot required South Yard Landscape Points Required spprovel trom DuPage Coury sift. OwPage County a report annually describing ine restoration progress urdl final at ANDROPOGON SeOParius DPoge NWA 09.39.09 Required Points = 2,990 SIDE OA’ OUTEL 5 LBS. New Drives and West Half of Front Yard Landscaping Excite mancrauirr anes psrepeton 80u 72 ting Latcomptes DAT asa fare cede: Phase 1 Patch Curb & Gutter Phase 1 Limits To be completed by 12/31/2019 Phase 2 Limits To be completed by 12/31/2022 Phase 2 Flood Plain Compensatory Storage Basins ‘AUTO RECYCLERS Prepared Fert THE CRUSHER Breet ener THE CRUSHER SITE IMPROVEMENTS “ethene bates | il i iy. gt z y ‘i poy? aH E Mi HER i ll Z-l-- soar. tear | pare 199013 emer PHASING PLAN ee. | ===== PDF PAGE 41 ===== [Extraction: OCR (rendered-page OCR)] EXHIBIT "E" - ORD. 23-O-0005 - PC 25-02 - The Crusher CITY OF WEST CHICAGO ORDINANCE NO. 23-0-0005 AN ORDINANCE GRANTING AN AMENDMENT TO A SPECIAL USE PERMIT AMENDING THE PHASING PLAN FOR A SALVAGE AND RECYCING FACILITY AT 629 — 651 WEST WASHINGTON STREET ADOPTED BY THE CITY COUNCIL OF THE CITY OF WEST CHICAGO February 20, 2023 Published in pamphlet form by the authority of the City Council of the City of West Chicago, DuPage County, Illinois, on the 21‘ day of February, 2023. ===== PDF PAGE 42 ===== [Extraction: OCR (rendered-page OCR)] ORDINANCE NO. 23-0-0005 AN ORDINANCE GRANTING AN AMENDMENT TO A SPECIAL USE PERMIT AMENDING THE PHASING PLAN FOR A SALVAGE AND RECYCING FACILITY AT 629 — 651 WEST WASHINGTON STREET WHEREAS, on or about December 21, 2022, David Neumaier of The Crusher, (the “APPLICANT”), filed an application for an amendment to a special use permit to amend the approved phasing plan for a salvage and recycling facility with an ancillary outside storage yard, 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, Notice of Public Hearing on said special use and variance applications was published in the Daily Herald on January 23, 2023, 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 February 7, 2023, 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. 2023-RC-0002, 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. An amendment to a special use permit to amend the approved phasing plan for a salvage and recycling facility with an ancillary outside storage yard 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: 1. Conditions 1] and 2, as set forth in Section 1 of Ordinance 18-O-0026 approving the Special Use Permit shall carry forward in their entirety and remain in full force and effect. 2. Condition 3, as set forth in Section 1 of Ordinance 18-O-0026 approving the Special Use Permit shall be deleted in its entirety. Ordinance 23-O-0005 Page 1 of 7 ===== PDF PAGE 43 ===== [Extraction: OCR (rendered-page OCR)] 3. The subject realty shall be developed in substantial conformance with the Phasing Plan C- 2.1 prepared by Webster, McGrath & Ahlberg, dated October 30, 2013, with a last revision date of December 14, 2022, a copy of which is attached hereto and incorporated herein as Exhibit “C”. 4. The petitioner shall begin construction of the improvements to the site indicated on the approved plans no later than May 1, 2023 and the petitioner shall work diligently until completion of all improvements. 5. The petitioner shall submit a status report to the Community Development Department indicating the progress of the work which shall include the work completed and the work to be performed. Such report shall be submitted no later than November 30" of each calendar year until all improvements have been completed, inspected, and found to be in compliance with all plans, codes, and ordinances of the City. 6. Failure to comply with these terms shall result in a notice of violation and may result in a revocation of the Special Use Permit. 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 February _ 2023. derman L. Chassee Alderman J. Beifuss A Alderman J. Sheahan Alderman H. Brown derman A. Hallett Alderman C. Dettmann Alderman M. Birch-Ferguson A Alderman S. Dimas A derman C. Swiatek Alderman M. Garling Alderman R. Stout Alderman J. Short RRR RRR E RRR REF ER Alderman J. Jakabcsin Alderman J. Morano APPROVED as to form: es /City Attorney Ordinance 23-O-0005 Page 2 of 7 ===== PDF PAGE 44 ===== [Extraction: OCR (rendered-page OCR)] APPROVED this 20" day of_Feeruary 2023 Mayor Ruben Pineda ATTEST: Vaelnrian Pore Executive Assistant Valeria Perez PUBLISHED: 2-2 !- 2023 Ordinance 23-O-0005 Page 3 of 7 ===== PDF PAGE 45 ===== [Extraction: OCR (rendered-page OCR)] EXHIBIT “A” Subject Realty Legal Description LOT 1 OF THE CRUSHER’S PLAT OF CONSOLIDATION, BEING A SUBDIVISION OF PART 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 R2018-072741, IN DUPAGE COUNTY, ILLINOIS P.I.N. 04-09-101-045 Ordinance 23-O-0005 Page 4 of 7 ===== PDF PAGE 46 ===== [Extraction: OCR (rendered-page OCR)] TO: SUBJECT: DATE: DECISION: EXHIBIT “B” RECOMMENDATION NO. 2023-RC-0002 The Honorable Mayor and City Council PC 23-01 Special Use Amendment The Crusher 629-651 W. Washington Street February 7, 2023 The Plan Commission/Zoning Board unanimously recommended approval of the amendment to a special use permit to amend the phasing plan for a salvage and recycling facility with an ancillary outside storage yard on the SUBJECT REALTY by a (4-0) vote, subject to the following conditions: . Conditions 1 and 2, as set forth in Section 1 of Ordinance 18-O-0026 approving the Special Use Permit shall carry forward in their entirety and remain in full force and effect. Condition 3, as set forth in Section 1 of Ordinance 18-O-0026 approving the Special Use Permit shall be deleted in its entirety. . The subject realty shall be developed in substantial conformance with the Phasing Plan C-2.1 prepared by Webster, McGrath & Ahlberg, dated October 30, 2013, with a last revision date of December 14, 2022 The petitioner shall begin construction of the improvements to the site indicated on the approved plans no later than May 1, 2023 and the petitioner shall work diligently until completion of all improvements. The petitioner shall submit a status report to the Community Development Department indicating the progress of the work which shall include the work completed and the work to be performed. Such report shall be submitted no later than November 30" of each calendar year until all improvements have been completed, inspected, and found to be in compliance with all plans, codes, and ordinances of the City. Failure to comply with these terms shall result in a notice of violation and may result in a revocation of the Special Use Permit. Respectfully submitted, Barbara Laimins Chairperson Ordinance 23-O-0005 Page 5 of 7 ===== PDF PAGE 47 ===== [Extraction: OCR (rendered-page OCR)] VOTE: For Against Abstain Absent Laimins Banasiak Slattery Hale Kasprak Billingsley Henkin Ordinance 23-O-0005 Page 6 of 7 ===== PDF PAGE 48 ===== [Extraction: OCR (rendered-page OCR)] EXHIBIT “C” (Phasing Plan) Ordinance 23-O-0005 Page 7 of 7 ===== PDF PAGE 49 ===== [Extraction: OCR (rendered-page OCR)] Exhibit "C" NORTHWESTERN RAILROAD & CHICAGO Phase 1 j ; moe, Phase 1 Limits aie To be completed by 12/31/2024 Provide Fire Lane Striping Phase 2 Limits To be completed by 12/31/2026 woene mu mapas mistescmm Sen SLNAWSAOXUdN] SLIS YSHsSnydS SHL Phase 1 Patch Existing West Yard Pavement = <, AA PR he Phase 2 Flood Plain Compensatory Storage Basins Patch Curb & Gutter Phase 1 install Parking Lot and New Drives and West Half of Front Yard Landscaping ===== PDF PAGE 50 ===== [Extraction: OCR (rendered-page OCR)] STATE OF ILLINOIS ) COUNTY OF DU PAGE _ ) CERTIFICATE I, Valeria Perez, Certify that I am the Executive Assistant of the City of West Chicago, DuPage County, Illinois. I further certify that on February 20, 2023 the Corporate Authorities of such municipality passed and approved Ordinance No. 23-O0-0005 entitled: AN ORDINANCE GRANTING AN AMENDMENT TO A SPECIAL USE PERMIT AMENDING THE PHASING PLAN FOR A SALVAGE AND RECYCING FACILITY AT 629 — 651 WEST WASHINGTON STREET Which provided by its terms that it should be published in pamphlet form. The pamphlet form of Ordinance No. 23-O-0005 including the ordinance and a cover sheet hereof was prepared, and a copy of such ordinance posted in the municipal building, commencing on February 21, 2023 continuing for at least ten days thereafter. Copies of such ordinance were also available for public inspection upon request in the Office of the City Administrator. Dated at West Chicago, Illinois, this 20" of February, 2023. SEAL Yotirrin, Prrige Valeria Perez, Executive Assistant ===== PDF PAGE 51 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report to the Plan Commission/Zoning Board of Appeals January 7, 2025 Case: PC 25-03 Petitioner: City of West Chicago Request: Proposed Zoning Text Amendment to Section 4.1 (Definitions – Construction of Terms) and Article VI (Zoning Districts Generally) of Appendix A (the Zoning Code) of the Code of Ordinances of the City of West Chicago. Summary: The purpose of the Zoning Text Amendment is to permit and regulate the placement of a donation bin on properties used for commercial, industrial, and institutional purposes. Recommendation: Staff recommends the Plan Commission pass a motion recommending approval of the proposed Zoning Text Amendment. Background. 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. Public Notice. A notice of public hearing for the proposed Zoning Text Amendment was published in the December 23, 2024 edition of the Daily Herald, in accordance with Section 5.6-2(B) of the West Chicago Zoning Code. For questions, please contact John H. Sterrett, City Planner (630) 293-2200 ext. 158 or at jsterrett@westchicago.org. ===== PDF PAGE 52 ===== [Extraction: embedded PDF text] Proposed Text Amendments to Appendix A (Zoning Code) of the Code of Ordinances of the City of West Chicago Donation Bins Plan Commission/Zoning Board of Appeals Public Hearing January 7, 2025 Underline = New Text; Strikethrough = Deleted 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 donated; 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 the 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.