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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: tA
525 N Neltnor Boulevard
Educare West DuPage FILE NUMBER:
Comprehensive Plan Amendment — Ordinance No. 25-O- | COMMITTEE AGENDA DATE: April 14, 2025
0008 .
Zoning Map Amendment — Ordinance No. 25-O-0009 BOOS Seia 10). GE AUIEE
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE G == .
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
Educare West DuPage, a non-profit specializing in care for and educating children from birth to 5 years
old, requests approval of an amendment to the Comprehensive Plan and a Zoning Map Amendment
for a portion of the property at 525 N Neltnor Boulevard. The property consists of two parcels and is
roughly 4.3 acres with frontage on Neltnor Boulevard, Grove Avenue, and Ridgeland Avenue. The
western parcel is approximately 2.68 acres and is improved with a 2-story brick building previously
used as a place of worship. It has an accessory structure in the rear. The vacant eastern parcel is
roughly 1.62 acres.
The amendment to the Comprehensive Plan will change the land use designation of the western parcel
of the subject property from Multi-Family Residential to Corridor Commercial on the Future Land Use
Map. The amendment to the Zoning Map will change that parcel from R-2 Single-Family Residence to
B-2 General Business. No change in zoning is proposed for the eastern parcel at this time, despite
prior consideration of such.
Educare recently purchased the property and has plans to use the existing structure as a daycare
facility. Minimal site improvements are needed to accommodate this use. The property is located in the
R-2 Single-Family Residential District, which does not permit daycare facilities. This type of use is,
however, permitted by right in the B-2 General Business District. Thus, Educare is seeking a Zoning
Map Amendment to place the parcel with the existing structure in the B-2 District.
At their April 2: 2025 meeting, members of the Plan Commission voted unanimously (5-0, with two
absent) in support of the proposed amendment to the Comprehensive Plan and the proposed
amendment to the Zoning Map for the western parcel of the property. Changes to the eastern parcel
have been removed from consideration at the request of the petitioner.
ACTION PROPOSED:
Discuss and recommend approval of the proposed amendment to the Comprehensive Plan and the
proposed amendment to the Zoning Map for the western parcel of the property.
COMMITTEE RECOMMENDATION:
Attachments: Draft Ordinances 25-O-0008 and 25-00-0009
Plan Commission Recommendation
Plat of Survey

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Future Land Use
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ORDINANCE NO. 25-0-0008
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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ORDINANCE NO. 25-0-0009
AN ORDINANCE GRANTING A ZONING MAP AMENDMENT
OF 525 NORTH NELTNOR BOULEVARD FROM THE R-2 SINGLE-FAMILY
RESIDENTIAL DISTRICT TO THE B-2 GENERAL BUSINESS DISTRICT
WHEREAS, on or about January 16, 2025, Educare West DuPage (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, on March 18, 2025, a notice for a Public Hearing on said application was mailed
to all owners of real property within 250 feet of the SUBJECT REALTY and was published in the Daily
Herald, and a sign advertising the Public Hearing was installed on the SUBJECT REALTY, 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, the Public Hearing was conducted by the Plan Commission/Zoning Board of Appeals
of the City of West Chicago on April 2, 2025; 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-0008, 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 R-6 Multiple-Family Residence to B-2 General
Business District 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 1 IN E.W. ZANDER AND CO’S ADDITION TO WEST CHICAGO, BEING A
SUBDIVISION IN THE SOUTHEAST QUARTER OF SECTION 3 AND THE NORTHEAST
QUARTER OF SECTION 10, TOWNSHIP 39 NORTH, RANGE 9 EAST OF THE THIRD
PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER
6, 1905 AS DOCUMENT 85994 (EXCEPT THE WESTERLY PART THEREOF DEDICATE
FOR HIGHWAY PURPOSES BY DOCUMENT 319827, DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 1; THENCE EAST ALONG
THE NORTH LINE OF SAID LOT 1 A DISTANCE OF 23.63 FEET TO A POINT THAT IS 50.0
FEET EAST OF THE CENTER LINE OF ILLINOIS ROUTE 59, AS ESTABLISHED BY THE
PLAT OF SUBDIVISION OF WEST CHICAGO PARK MANOR, RECORDED APRIL 6, 1926
AS DOCUMENT 210869; THENCE SOUTH ALONG THE EASTERLY RIGHT OF WAY LINE
OF ILLINOIS ROUTE 59 AS MONUMENTED AND PARALLEL WITH THE CENTER LINE
THEREOF 336.33 FEET TO THE SOUTH LINE OF SAID LOT 1; THENCE WEST ALONG
THE SOUTH LINE OF SAID LOT 1 A DISTANCE OF 26.30 FEET TO THE SOUTHWEST
CORNER OF SAID LOT 1; THENCE NORTH ALONG THE WEST LINE OF SAID LOT 1A
DISTANCE OF 336.60 FEET TO THE PLACE OF BEGINNING, AND ALSO EXCEPT THE
NORTH 26.0 FEET OF SAID LOT 1, DEDICATED FOR HIGHWAY PURPOSES BY
INSTRUMENT DATED APRIL 7, 1988 AND RECORDED APRIL 7, 1988, AS DOCUMENT
R88-339291, IN DUPAGE COUNTY, ILLINOIS.
P.I.N: 04-03-403-016

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EXHIBIT “B”
RECOMMENDATION 2025-RC-0008
TO: The Honorable Mayor and City Council
SUBJECT: PC 25-07
525 North Neltnor Boulevard (04-03-403-016)
Zoning Map Amendment from R-2 Single-Family Residence to B-2 General
Business District
DATE: April 2, 2025
PUBLIC HEARING
The Plan Commission/Zoning Board of Appeals conducted a public hearing for PC 25-09 on
Wednesday, April 2, 2025 in the Council Chambers of West Chicago City Hall — 475 Main
Street, West Chicago, Illinois.
RECOMMENDATION
After a review of the requested Zoning Map Amendment, the Plan Commission/Zoning Board of
Appeals (PC/ZBA) recommended approval of the requested Zoning Map Amendment and
incorporated the following findings of fact into its recommendation:
1. The existing uses and zoning of the property in question.
The subject property is located in the R-2 Single-Family Residential District and was most
recently used as a place of worship, which is permitted in this district. The property has
since been sold to Educare and the use of a place of worship has ceased.
2. The existing uses and zoning of other lots in the vicinity.
The property to the south is located in the B-2 General Business District and is used as a
VFW Hall. Other properties in the area are a mix of various single-family residential
zonings, both incorporated and unincorporated.
3. Suitability of the property in question for uses already permitted under the existing regulations.
The current district of R-2 Single Family Residential limits the amount of development
that may occur on the property and its frontage along a major commercial corridor would
not be desirable for single-family homes.
4. Suitability of the property in question for the proposed use.
The property’s location along a major commercial corridor is ideal for a non-residential
use serving the public interest, such as the proposed daycare facility.

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5. The trend of development in the vicinity of the property in question, including any recent zoning
activity.
The development along Neltnor Boulevard has been predominantly commercial. Although
no recent zoning map amendments have occurred in the general area, commercial
development has occurred both north and south of the subject property.
6. The effect the proposed rezoning would have on implementation of the Comprehensive Plan.
The rezoning of the property will be consistent with the Comprehensive Plan once a proposed
Comprehensive Plan Amendment is approved to designate this portion of the property as
Corridor Commercial on the City’s Future Land Use Map.
7. Impact on surrounding properties.
The proposed rezoning of the property to B-2 General Business will not affect the
surrounding properties and will be consistent with commercial development along Neltnor
Boulevard.
8. Impact on health, safety, or welfare of the community.
The rezoning of the property to B-2 General Business will allow for commercial uses along
Neltnor Boulevard, which is a major commercial corridor in the City.
ROLL CALL VOTE
Yeas (5) Nays (0) Abstain (0) Absent (2)
Laimins Slattery
Billingsley Henkin
Kasprak
Banasiak
Terrazas
Respectfully submitted,
Barbara Laimins, Chairperson of the Plan Commission