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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: +.C.
1952 Franciscan Way
MSA Properties and Management, Inc.
FILE NUMBER:
Comprehensive Plan Amendment — Ordinance No. 25-O- COMMITTEE AGENDA DATE: Feb. 10, 2025
0004
Zoning Map Amendment — Ordinance No. 25-O-0005
COUNCIL AGENDA DATE:
SIGNATURE VA — —
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
STAFF REVIEW: Tom Dabareiner, AICP
ITEM SUMMARY:
MSA Properties and Management, Inc. owner of the property at 1952 Franciscan Way, is requesting
approval of an amendment to the Comprehensive Plan and a Zoning Map Amendment. The
amendment to the Comprehensive Plan will change the land use designation of the subject property
from Corridor Commercial to Multi-Family Residential on the Future Land Use Map. The amendment to
the Zoning Map will change the property from B-2 General Business to R-6 Multiple-Family Residential.
The subject property is roughly 1.10 acres, located in the Franciscan Way Shopping Center, west of
Neltnor Boulevard and north of North Avenue. It is bordered on the north and west side with multi-
family residential uses and zoning. The subject property has remained vacant since the development
of the shopping center in 2002. The petitioner has been marketing the property for commercial
development since purchasing it in 2005 but has not been successful. The property only has frontage
on Franciscan Way, a private street, with no exposure to any public street. The location makes it non-
desirable for commercial uses. Furthermore, the parcel directly to the east in the development is also
vacant but has frontage and exposure on Route 59, making it much more ideal for commercial
development. Once this property to the east is developed, it will completely block off any visibility of the
subject property to Illinois Route 59, making it even less desirable for commercial development. The
petitioner is therefore requesting approval of an amendment to the Comprehensive Plan to designate
this property as multi-family residential and to rezone the property to R-6 Multi-Family Residential. The
petitioner would then develop the site with a three-story multi-family structure containing a total of 24
dwelling units.
At their February 4 meeting, members of the Plan Commission voted unanimously (6-0, with one
absent) in support of the proposed amendment to the Comprehensive Plan and amendment to the
Zoning Map.
ACTION PROPOSED:
Discuss and recommend approval of the proposed Comprehensive Plan amendment and approval of
the proposed Zoning Map amendment.
COMMITTEE RECOMMENDATION:
Attachments: Draft Ordinances 25-O-0004 and 25-0-0005

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ORDINANCE NO. 25-0-0004
AN ORDINANCE ADOPTING AN AMENDMENT TO THE FUTURE LAND USE MAP
OF THE WEST CHICAGO COMPREHENSIVE PLAN
BE IT ORDAINED by the City Council of the City of West Chicago, in regular session
assembled as follows:
Section 1. That the amendment to the Future Land Use Map of the City of West Chicago,
attached hereto and incorporated herein as Exhibit “A”, is hereby adopted.
Section 2. That all Ordinances, or parts thereof, in conflict with the provisions of this
Ordinance are, to the extent of such conflict, expressly repealed.
Section 3. That this Ordinance shall be in full force and effect from and after its adoption
and approval as provided by law.
PASSED this day of , 20
Alderman D. Beebe Alderman L. Chassee
Alderman J. Sheahan Alderman H. Brown
Alderman A. Hallett Alderman C. Dettmann
Alderman M. Birch-Ferguson Alderman S. Dimas
Alderman J. Smith, Jr. Alderman C. Swiatek
Alderman R. Stout Alderman J. Short
Alderman J. Morano Alderman J. Banas
APPROVED as to form:
City Attorney
APPROVED this day of , 20
Ruben Pineda, Mayor
ATTEST:
Valeria Perez, Executive Office Manager
PUBLISHED:

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Future Land Use
Reclassify from
Corridor
Commercial to
Multi-Family
Residentia
North AV
Legend
ee) Parks and Open Space
Single-Family Residential
wes) Multi-Family Residential
(BY Corridor Commercial
(Sal Downtown
| | DuPage Airport
| Municipal Boundary
Rd
‘
SSiNg
8
O,

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ORDINANCE NO. 25-0-0005
AN ORDINANCE GRANTING A ZONING MAP AMENDMENT
OF 1952 FRANCISCAN WAY FROM THE B-2 GENERAL BUSINESS DISTRICT TO
THE R-6 MULTIPLE-FAMILY RESIDENTIAL DISTRICT
WHEREAS, on or about December 23, 2024, MSA Properties and Management, Inc. (the
“APPLICANT”), filed an application for a zoning map amendment, 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 application was published in the Daily
Herald on January 20, 2025, all as required by the ordinances of the City of West Chicago and
the statutes of the State of Illinois; and,
WHEREAS, Notice of Public Hearing on said zoning map amendment was published in the
Daily Herald on January 20, 2025, 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 4, 2025, pursuant to said Notice;
and,
WHEREAS, at the Public Hearing, the APPLICANT provided testimony in support of this
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-0003, 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 Zoning Map Amendment from the B-2 General Business District to R-6
Multiple-Family Residence in conformance with Section 5.6 of the Zoning Ordinance is hereby
granted for the SUBJECT REALTY.
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.

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PASSED this day of , 20
Alderman D. Beebe Alderman L. Chassee
Alderman J. Sheahan Alderman H. Brown
Alderman A. Hallett Alderman C. Dettmann
Alderman M. Birch-Ferguson Alderman S. Dimas
Alderman J. Smith, Jr. Alderman C. Swiatek
Alderman R. Stout Alderman J. Short
Alderman J. Morano Alderman J. Banas
APPROVED as to form:
City Attorney
APPROVED this day of , 20
Mayor Ruben Pineda
ATTEST:
Executive Office Assistant Valeria Perez
PUBLISHED:

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EXHIBIT A
LOT 3 IN AMENDED AND RESTATED FRANCISCAN WAY, BEING A SUBDIVISION OF
PART OF THE SOUTHEAST 1/4 OF SECTION 28, TOWNSHIP 40 NORTH, RANGE 9, EAST
OF THE THIRD RINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
RECORDED MARCH 11, 2004 AS DOCUMENT R2004-65395, IN DU PAGE COUNTY,
ILLINOIS.
P.I.N: 01-28-401-092

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EXHIBIT “B”
RECOMMENDATION 2025-RC-0003
TO: The Honorable Mayor and City Council
SUBJECT: PC 25-05
1952 Franciscan Way
Zoning Map Amendment
DATE: February 4, 2025
DECISION: The motion to approve the Zoning Map Amendment unanimously passed (6-0).
RECOMMENDATION
After review of the requested Zoning Map Amendment, the Plan Commission/Zoning Board of
Appeals (PC/ZBA) recommended approval according to the following findings of fact:
1. The existing uses and zoning of the property in question.
The subject property is located in the B-2 General Business District and is currently vacant.
2. The existing uses and zoning of other lots in the vicinity.
The properties to the north and west consist of various senior and supportive living facilities,
located in the R-6 Multiple-Family District. The properties to the south and east are
commercial located in the B-2 General Business District.
3. Suitability of the property in question for uses already permitted under the existing regulations.
The property only has frontage on Franciscan Way, a private street, with no exposure to any
public street, neither Illinois State Route 59 nor Illinois State Route 64. While the property
itself has no physical barriers to development in the current business district, the location
makes it non-desirable for commercial uses. Furthermore, the parcel directly to the east in
the development is also vacant but has frontage and exposure on Route 59, making it much
more ideal for commercial development. Once this property to the east is developed, it will
completely block off any visibility of the subject property to Illinois Route 59, making it even
less desirable for commercial development.
4. Suitability of the property in question for the proposed use.
The size of the property is roughly 48,000 square feet which allows a total amount of 24
dwelling units on the property (1 dwelling unit per 2,000 square feet of land area) for a multi-
family structure. As a residential development, the property will not need the same exposure
to Illinois Route 59 that a commercial development would.

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5. The trend of development in the vicinity of the property in question, including any recent zoning
activity.
There are three existing multi-family living facilities immediately adjacent to the subject
property, with an opportunity for a fourth immediately to the west of the subject property.
These properties are all located within the R-6 Multifamily District.
6. The effect the proposed rezoning would have on implementation of the Comprehensive Plan.
The rezoning will be consistent with the Comprehensive Plan once a proposed Comprehensive
Plan Amendment is approved to designate this property at Multi-Family on the City’s Future
Land Use Map.
7. Impact on surrounding properties.
The proposed rezoning will not affect the surrounding properties and will be in keeping with
the mix of residential types in the area. The rezoning to multi-family and the future
condominium development will help support the existing commercial activity in the
immediate vicinity.
8. Impact on health, safety, or welfare of the community.
The proposed rezoning will not have a detrimental impact on the health, safety, nor welfare
of the community. The rezoning will be consistent with the proposed Comprehensive Plan
amendment and adjacent properties. The use of the property as residential is consistent with
the surrounding residential uses and will increase the housing options in the community.
Respectfully submitted,
Barbara Laimins
Chairman
VOTE:
For Against Abstain Absent
Laimins Terrazas
Banasiak
Slattery
Henkin
Kasprak
Billingsley