===== PDF PAGE 1 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET Approved 10.07.25 PLAN COMMISSION/ZONING BOARD OF APPEALS September 3, 2025, 7:00 P.M. 1. Call to Order, Roll Call and Establishment of a Quorum Commissioner Henkin called the meeting to order at 7:00 p.m. Roll call found Commissioners Henkin, Slattery, Banasiak, Billingsley, and Terrazas present. Chairperson Laimains and Vice Chairperson Kasprak and were excused. With five members present, a quorum was established. Staff in attendance included City Planner John Sterrett. 2. Appointment of Acting Chair Commissioner Henkin entertained a motion to appoint an Acting Chairperson. Commissioner Banasiak moved, seconded by Commissioner Slattery, to appoint Commissioner Henkin as the Acting Chairperson. With a voice vote of all ayes the motion carried and Commissioner Henkin was appointed Acting Chairperson. 3. Pledge of Allegiance Acting Chairperson Henkin led the Plan Commission in the Pledge of Allegiance. 4. Public Comment None. 5. Approval of the Draft July 1, 2025 Meeting Minutes Commissioner Slattery made a motion, seconded by Commissioner Banasiak, to approve the draft July 1, 2025 meeting minutes. With a voice vote of all ayes the motion carried. 6. Public Hearing of Case PC 25-15 – Special Use Permit Amendment – 800 W Washington Street – Frain Industries Commissioner Banasiak 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 the proposed Special Use Permit Amendment for 800 West Washington Street for Frain Industries. Frain Industries is requesting an amendment to the Special Use Permit to expand the outside storage area to the south and further west on existing paved surfaces for the storage of Tesla vehicles. The petitioner had begun to store these vehicles on the neighboring property to the east at 704 W Washington Street, also owned by Frain. These vehicles were being stored in the front yard and a notice of violation was issued instructing the property owner to remove the vehicles. Frain moved the vehicles to the rear of the subject property at 800 W Washington Street and submitted an application to amend the existing 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 2 ===== [Extraction: embedded PDF text] special use permit to allow the expanded outside storage. Recently, additional vehicles have been brought to the site. Dale Hammersmith of Frain Industries was duly sworn in. Mr. Hammersmith provided background on the request and answered questions from the Commission. 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 Billingsley, 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 25-15 – Special Use Permit Amendment – 800 W Washington Street – Frain Industries The Plan Commission deliberated the request. Commissioner Banasiak made a motion, seconded by Commissioner Billingsley, to recommend approval of the requested Special Use Permit Amendment with the following conditions: 1. Within ten (10) business days of approval, additional screening shall be added to the western fence line to fully screen the outside storage area from view along Washington Street; and 2. Within five (5) days of approval, an application for a Certificate of Occupancy for office space within the building to be occupied by Tesla shall be submitted. 3. No storage shall occur between the building and the front property line and any storage currently occurring in this area shall be removed within five (5) days of approval of the Special Use Amendment. And to incorporate the following Findings of Fact into the recommendation: (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. The proposed use is only permitted in the Manufacturing District and the property currently has a large area that is already fenced in, paved, and set back 400+ feet from edge of the right-of- way, convenient for outside storage. (B) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: Additional privacy fencing is not required but would screen the vehicles entirely from public view along W Washington Street if installed along the western property line. The area where vehicles are parked was previously constructed with a hard surface to accommodate truck parking on the property. No additional hard surface is proposed for pavement which would eliminate existing green space on the property. If this parking area were proposed to be expanded, an amendment to the Special Use Permit will be required. (C) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed ancillary use of outside storage on the property is similar to other industrial properties along the West Washington Street corridor. The outside storage will not cause disruption in traffic in the surrounding area and will be relatively low intensity. 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 3 ===== [Extraction: embedded PDF text] (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: The proposed use of an employment agency with temporary staff reporting to the agency is listed as a special use in the M Manufacturing District, per Section 11.2-4 (L) of the West Chicago Zoning Code. With a roll call vote of all ayes the motion carried. 8. Public Hearing of Case PC 25-18 – Zoning Variations – 1820 W Roosevelt Road Commissioner Slattery made a motion, seconded by Commissioner Banasiak, 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 School District 33 is requesting zoning variances at 1820 W Roosevelt Road. The 1-acre subject property is located on the south side of Roosevelt Road between Fabyan Parkway and Kress Road in the M Manufacturing District. The property contains McAuley School, the last fully functioning one-room school house in Illinois, which closed in 1991. It has not been used for any significant purpose since then and remains vacant. The structure was added to the National Register of Historic Places in 1982. West Chicago School District 33 acquired the property, including the schoolhouse, after its closure. The School District intends to reuse the property and school building for administrative offices. No parking exists on the property and the School District at this time is proposing to add twenty- one (21) parking stalls to accommodate the future use of the building for administrative offices. The proposed parking lot will be located on the west side of the building and cars will enter the parking lot from the existing western access off Roosevelt Road. The existing access will be improved to accommodate the new parking lot. The School District is requesting approval to reduce the required twenty (20) foot parking setback along Roosevelt Road to ten (10) feet. The lot is an oddly shaped polygon and has a narrow depth, roughly 116 feet, in the area where the parking lot is proposed. Because of this, the proposed parking lot must be split into two sections, separated by a curvilinear drive aisle, with one portion of the parking lot near the front of the property on the west side of the building and the other towards the rear behind the schoolhouse building. If the parking was pushed further back to comply with the front landscape yard setback then either the number of parking stalls would need to be reduced or the proposed drive aisle would need to be reduced in size and would no longer comply with the minimum drive aisle width. As a result of the oddly shaped property, the property has two (2) rear lot lines. Furthermore, there is a pinch point between the existing schoolhouse and the rear property line where the drive aisle is proposed. The drive aisle will be located roughly five (5) feet from the rear lot line, which is less than the required fifteen (15) foot rear landscape yard. Compliance with the fifteen (15) foot rear landscape yard would amount to the drive aisle being reduced in size by ten (10) feet rendering it non compliant. Finally, a variance to reduce the side landscape yard from the required fifteen (15) feet to ten (10) feet is proposed along the west side yard. The proposed rear portion of the parking lot is being constructed as far from the property line as possible without interfering with the proposed accessible improvements required on the rear of the building. 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] Staff has drafted an additional temporary use category within Section 6.8 of the Zoning Code known as “Temporary Outside Seasonal Events”. This type of temporary use would be permitted as an ancillary activity for a commercial use on a commercially zoned lot. The proposed language takes into consideration the requirement for obtaining proper building permits of any tents or structures, not interfering with any vehicular or pedestrian access, including emergency vehicles, and compliance with City codes related to noise, lighting, signage, and health department regulations. The proposed text limits seasonal events to no longer than sixty (60) days and with no more than one event occurring per year. A Temporary Use Permit would be required each year for a Temporary Outside Seasonal Event. Dan Miletic of RASmith Engineers representing the School District was duly sworn in and provided additional information and answered questions from the Plan Commission. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Billingsley made a motion, seconded by Commissioner Banasiak, to close the public hearing. With a roll call vote of all ayes the motion carried. 9. Review and Recommendation of Case PC 25-18 – Zoning Variations – 1820 W Roosevelt Road The Plan Commission deliberated the request. Commissioner Slattery made a motion, seconded by Commissioner Banasiak, to recommend approval of the proposed Zoning Variances with the following conditions: 1. The proposed parking shall be developed in substantial compliance with the following plans: a. Site Plan prepared consisting of one sheet (Sheet C2.00) prepared by RA Smith dated July 11, 2025. b. Landscape Plan prepared consisting of one sheet (Sheet L1.00) prepared by RA Smith dated July 11, 2025. 2. All comments contained in the Public Works review memo dated July 31, 2025 shall be addressed prior to the issuance of a permit for the site work. 3. All comments contained in the Engineering review memo dated August 22, 2025 shall be addressed prior to the issuance of a permit for the site work. And incorporate the following findings of fact into the recommendation: (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 is an irregular shaped lot with a narrow depth on the western portion. This narrow depth creates limited space available on the west side of the building for site improvements without impacting required setbacks. Furthermore, the odd shape gives the property two rear lot lines which provide a “pinch-point” between the existing schoolhouse structure and the rear lot line. (2) The condition upon which the requested variances are based would not be applicable, generally, to other property within the same zoning classification: 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 5 ===== [Extraction: embedded PDF text] The property is unique in that it has an existing schoolhouse structure that was built in the early 20th century and located on the property without consideration for any parking expansion. (3) The alleged difficulty or hardship has not been created by any person presently having an interest in the property: The School District did not plat the existing lot nor did it construct the existing schoolhouse building. The property, having previously been owned and operated by McAuley School District 27, was acquired by School District 33. (4) The granting of the variances 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 will not have a detrimental impact to the surrounding area. Several properties on the same block as the subject property have parking lots that are as close or closer to the public right-of-way as the proposed. The reduction in the side and rear yard setback are consistent with the other built up properties nearby. (5) The proposed variances will not 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: The proposed variances 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. The proposed parking lot will allow the property and existing school house building to be repurposed for administrative offices. The existing access off Roosevelt Road will be improved and widened for easier maneuvering in and out of the site. (6) The proposed variances comply with the spirit and intent of the restrictions imposed by this Code: The amount and degree of the variances are the minimum needed to comply with other requirements such as drive aisle width and ADA accessibility from the parking lot to the building. With a roll call vote of all ayes the motion carried. 10. Public Hearing of Case PC 25-20 – Zoning Text Amendment – Indoor Sports Facilities Commissioner Slattery made a motion, seconded by Commissioner Banasiak, 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 an Indoor Sports Facility is included within the definition of an Indoor Recreation and Amusement land use category, which is permitted by right in the B-2 General Business District and the B-3 Regional Shopping District. No definition of an Indoor Sports Facility specifically, however, is included in the Zoning Code. Indoor Sports Facilities typically require buildings with large square footage, high ceilings, and 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 6 ===== [Extraction: embedded PDF text] ample parking, which may be difficult to find in a B-2 or B-3 District. As such, the use is not uncommon in industrial zoning districts, which have properties developed with large warehouse space. Staff is of the opinion that an Indoor Sports Facility should be included as an allowable use in the M Manufacturing District. Given that this type of use is unique and distinguishable from other permitted uses in the M Manufacturing District, staff proposes that the use require approval of a Special Use Permit. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Billingsley made a motion, seconded by Commissioner Terrazas, to close the public hearing. With a roll call vote of all ayes the motion carried. 11. Review and Recommendation of Case PC 25-20 – Zoning Text Amendment – Indoor Sports Facilities The Plan Commission deliberated the request. Commissioner Slattery made a motion, seconded by Commissioner Billingsley, to recommend approval of the proposed Zoning Text Amendment. With a roll call vote of all ayes, the motion carried. 12. Public Hearing of Case PC 25-19 – Special Use Permit – 348 Charles Court – West Chicago Volleyball, LLC d/b/a Chi City Volleyball Commissioner Banasiak 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 West Chicago Volleyball, LLC d/b/a Chi City Volleyball is requesting approval of a Special Use Permit for an Indoor Sports Facility located at 348 Charles Court in the M Manufacturing District. The subject property is located north of West Washington Street, approximately one-quarter mile east of Roosevelt Road, on the west side of Charles Court in the M Manufacturing District. The property is 16.68 acres and has a 258,720 square foot cross-docked warehouse structure, constructed in 2022. The site contains 234 parking stalls with two access points on Charles Court. The petitioner is proposing to lease 85,696 square feet of space in the existing warehouse building to operate an Indoor Sports Facility for Leage One Volleyball (LOVB). LOVB is comprised of a professional volleyball league, a junior volleyball program, and a community outreach initiative. The facility will primarily serve as a training and competition venue for the junior volleyball program, and will also host power league events and community programs on a limited basis. The facility will feature multiple volleyball courts, dedicated training areas, and ancillary spaces such as locker spaces, offices, and a reception area. The petitioner will have 98 parking stalls on the property dedicated to the proposed use. An additional 121 parking stalls will be added in the existing loading dock area on the east side of the building. The docks that are connected to the space to be used for LOVB will not be needed or used. The docks connected to the remainder of the building will not be impacted by the proposed parking. With the proposed parking stalls to be added, the use will be accommodated by 219 parking stalls. The petitioner is securing parking agreements to utilize the existing 121 parking stalls to the north of the building, which will not be in use during when the events are occurring. Additionally, the petitioner is securing parking agreements with the parking lot to the east of the property for an additional 100 parking stalls, which will provide 440 parking stalls to serve the 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 7 ===== [Extraction: embedded PDF text] use. Jason Yugotsic, an associated Director for Chi City Volleyball, was duly sworn in. Mr. Yugotsic provided background on the request and answered questions from the Commission. There several were concerns raised from Commissioners regarding the parking as well as the access of patrons from the parking stalls to the building. This included potential conflicts with trucks entering and exiting the property. 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 Banasiak, to close the public hearing. With a roll call vote of all ayes the motion carried. 13. Review and Recommendation of Case PC 25-19 – Special Use Permit – 348 Charles Court – West Chicago Volleyball, LLC d/b/a Chi City Volleyball The Plan Commission deliberated the request. Commissioner Slattery made a motion, seconded by Commissioner Terrazas, to recommend approval of the proposed Special Use Permit with the condition that prior to the issuance of a Certificate of Occupancy, the proposed parking area on the east side of the building shall be striped in accordance with the submitted striping plan. And incorporate the following findings of fact with the recommendation: (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: The use of an Indoor Sports Facility is proposed on a property in the M Manufacturing District in an area that has several nearby uses associated with warehousing and distribution. The location will accommodate its market of truck repair by being in close proximity to these existing uses. (2) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: The petitioner is proposing minimal changes to site with the exception of adding parking stalls to accommodate the use. The petitioner has provided a parking plan demonstrating how participants and patrons will park at the site, which also includes shared parking with the user of the remainder of the building and the parking lot on the east side of the building. (3) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed use within a portion of the building will not negatively impact the value of neighboring property. The petitioner intends to repurpose a vacant warehouse space with a use that is less intense than other uses permitted, either by right or special use, within the Manufacturing District. (4) 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: 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR ===== PDF PAGE 8 ===== [Extraction: embedded PDF text] The use of the subject property for an Indoor Sports Facility is proposed as a Special Use in the M Manufacturing District via a Zoning Text Amendment under Case PC 25-20. If this zoning text amendment is approved, this finding will be satisfied. A roll call vote found Commissioners Slattery, Terrazas, Billingsley, and Acting Chair Henkin voting aye, no one voting no, and Commissioner Banasiak abstaining. With a roll call vote of 4 ayes, 0 noes, and 1 abstention, the motion carried. 14. Public Hearing of Case PC 25-17 – Amendment to the Future Land Use Plan 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 as the City begins preparations for the five-year update to the Comprehensive Plan in 2026, staff has reviewed aspects of the current existing comprehensive plan, specifically on land use. This review determined that a correction to the Future Land Use map is needed to address a property that was erroneously placed in the wrong land use category. This change should be made now so the correct category is carried forward into the next plan. A privately owned parcel was incorrectly classified as “Open Space”, which would be considered an unconstitutional taking of private property development rights, and should be placed in the “Corridor Commercial” category to be consistent with the rest of the overall property. This was unintended and a mere error. Although this change is merely to address an inaccuracy and does not change the overall intended future land use policies of the property, staff cannot make this correction without approval from City Council. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Billingsley made a motion, seconded by Commissioner Banasiak, to close the public hearing. With a roll call vote of all ayes the motion carried. 15. Review and Recommendation of Case PC 25-17 – Amendment to the Future Land Use Plan The Plan Commission deliberated the proposed amendment. Commissioner Terrazas made a motion, seconded by Commissioner Billingsley, to recommend approval of the amendment. With a rollcall vote of all ayes, the motion carried. 16. Petition Updates/Staff Report Mr. Sterrett provided a brief update on upcoming projects and previously approved projects. 17. Adjournment With no further business to discuss, Commissioner Banasiak made a motion, seconded by Commissioner Billingsley to adjourn the meeting. With a voice vote of all ayes, the motion carried and the Plan Terrazas, at 8:21 p.m., adjourned. Respectfully Submitted, John Sterrett, City Planner 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Tia Messino 60185 westchicago.org INTERIM CITY ADMINISTRATOR