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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEMNUMBER: — ‘tA. |
800 W Washington Street
Frain Industries
Special Use Permit Amendment — Ancillary Outside
Storage
FILE NUMBER:
COMMITTEE AGENDA DATE: Sept. 8, 2025
COUNCIL AGENDA DATE:
SIGNATURE era
Ordinance No. 25-0-0034
STAFF REVIEW: John Sterrett
APPROVED BY INTERIM CITY ADMINISTRATOR: Tia SIGNATURE
Messino
ITEM SUMMARY:
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 special use permit to allow the expanded outside storage.
The subject property is roughly 38 acres with frontage on Town Road and West Washington Street in
the M Manufacturing District. The property contains a 345,000 square foot industrial building that was
previously used by General Mills until its closure. The petitioner, Frain Industries, purchased the
property from General Mills and has been using it for warehousing of products. The property has a
large, fenced-in paved area on the west side of the building that was previously used for trailer parking
associated with General Mills. In April of this year, Frain received approval of a Special Use Permit for
ancillary outside storage associated with the packaging/repackaging of roofing materials. This storage
is currently occurring on the west side of the building. Screening was installed on a portion of the fence
line to screen this storage from view along Washington Street.
At their September 3, 2025 meeting, members of the Plan Commission voted unanimously (5-0, with
two absent) in support of the proposed Special Use Permit Amendment.
ACTION PROPOSED:
Discuss and recommend approval of the proposed Special Use Permit Amendment for ancillary
outside storage at 800 W Washington Street.
COMMITTEE RECOMMENDATION:
Attachments: Draft Ordinance 25-O-0034
Plan Commission Recommendation
Site Plan

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ORDINANCE NO. 25-0-0034
AN ORDINANCE GRANTING AN AMENDMENT TO A SPECIAL USE PERMIT FOR
OUTSIDE STORAGE ANCILLARY TO A PERMITTED USE AT
800 WEST WASHINGTON STREET
WHEREAS, on or about June 23, 2025, Frain Industries, (the “APPLICANT”), filed an
application for an Amendment to a Special Use Permit for outside storage ancillary to a permitted
use, with respect to the property legally described on Exhibit “A” attached hereto and incorporated
herein (the “SUBJECT REALTY”); and,
WHEREAS, the original Special Use Permit for the SUBJECT REALTY was granted on
April 21, 2025 under Ordinance 25-O-0010; and,
WHEREAS, on August 19, 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, the Public Hearing was conducted by the Plan Commission/Zoning Board of
Appeals of the City of West Chicago on September 3, 2025; and,
WHEREAS, at the Public Hearing, the APPLICANT provided testimony in support of its
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.25-RC-0014, 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 amendment for outside storage ancillary to a permitted use,
in conformance with Sections 5.5 and 11.2-4(T) of the Zoning Ordinance is hereby granted for the
SUBJECT REALTY, subject to compliance 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.
Ordinance 25-O-0034
Page 1 of 7

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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 day of , 2025.
Alderman J. Alcantar-Garcia Alderman D. Beebe ee
Alderman I. Santiago ee Alderman J. Sheahan os
Alderman D. Carreto-Mufioz | Alderman A. Hallett ee
Alderman S. Dimas ee Alderman M. Birch Ferguson
Alderman C. Swiatek ee Alderman J. Smith, Jr. _,
Alderman C. Avifia Soto ee Alderman R. Stout ee
Alderman M. Myers ee Alderman J. Morano ee
APPROVED as to form:
City Attorney
APPROVED THIS day of , 2025.
Daniel Bovey, Mayor
ATTEST:
Executive Office Manager Valeria Perez
PUBLISHED:
Ordinance 25-O-0034
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EXHIBIT “A”
LEGAL DESCRIPTION
PARCEL 1: THAT PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF
SECTION 9, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL
MERIDIAN, LYING SOUTH OF THE CENTER LINE OF GENEVA ROAD (WASHINGTON
STREET), (EXCEPT THAT PART THEREOF CONVEYED TO TURNER CO-OPERATIVE
CREAMERY COMPANY BY DEED RECORDED AS DOCUMENT 41325 AND EXCEPT
THAT PART THEREOF LYING WEST OF THE EAST LINE OF LANDS CONVEYED TO
THE COMMONWEALTH EDISON COMPANY BY DEED RECORDED ON OCTOBER 20,
1960 AS DOCUMENT 984363), IN DUPAGE COUNTY, ILLINOIS.
PARCEL 2: THAT PART OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF
SECTION 9, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED BY COMMENCING AT THE NORTHWEST CORNER OF SAID
SOUTH QUARTER; THENCE NORTH 88 DEGREES 29 MINUTES EAST ON THE NORTH
LINE OF SAID SOUTHWEST QUARTER A DISTANCE OF 343.86 FEET TO THE
NORTHEAST CORNER OF PROPERTY CONVEYED TO THE COMMONWEALTH
EDISON COMPANY BY DOCUMENT 984362 AND RECORDED OCTOBER 20, 1960, FOR
A POINT OF BEGINNING; THENCE CONTINUING NORTH 88 DEGREES 29 MINUTES
EAST ON THE NORTH LINE OF SAID SOUTHWEST QUARTER, 286.42 FEET TO THE
NORTHWEST CORNER OF LOT 2 IN KAILIN’S PLAT OF SURVEY OF PART OF SAID
SOUTHWEST QUARTER; ACCORDING TO THE PLAT THEREOF RECORDED MARCH
24, 1954 AS DOCUMENT 711228; THENCE SOUTHERLY ON THE WEST LINE OF SAID
LOT 2, 602.45 FEET TO THE NORTH LINE OF THE RIGHT OF WAY OF THE CHICAGO,
BURLINGTON AND QUINCY RAILROAD; THENCE SOUTHWESTERLY ON SAID
NORTH RIGHT OF WAY LINE, 291.93 FEET, TO THE EAST LINE OF SAID PROPERTY
CONVEYED TO THE COMMONWEALTH EDISON COMPANY BY DOCUMENT 984362;
THENCE NORTH ALONG SAID EAST LINE, 750.8 FEET TO THE POINT OF
BEGINNING, IN DUPAGE COUNTY, ILLINOIS.
PARCEL 3: THAT PART OF THE SOUTHWEST QUARTER OF THE NORTHWEST
QUARTER OF SECTION 9, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE THIRD
PRINCIPAL MERIDIAN, DESCRIBED BY COMMENCING AT THE INTERSECTION OF
THE QUARTER SECTION LINE OF SAID NORTHWEST QUARTER, BEING ALSO THE
CENTER LINE OF TOWN ROAD, WITH THE CENTER LINE OF GENEVA ROAD
(WASHINGTON STREET); THENCE SOUTH ALONG THE CENTER LINE OF TOWN
ROAD 231 FEET; THENCE WEST PARALLEL WITH GOVERNMENT LINE 100 FEET;
THENCE NORTH PARALLEL WITH THE GOVERNMENT LINE TO CENTER OF SAID
GENEVA ROAD (WASHINGTON STREET); THENCE NORTHWEASTERLY ALONG THE
CENTER OF SAID GENEVA ROAD (WASHINGTON STREET) TO THE POINT OF
BEGINNING, IN DUPAGE COUNTY, ILLINOIS.
Ordinance 25-O-0034
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PARCEL 4: THAT PART OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF
SECTION 9, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED BY COMMENCING AT THE NORTHWEST CORNER OF SAID
SOUTHWEST QUARTER; THENCE NORTH 88 DEGREES 23 MINUTES EAST ALONG
THE NORTH LINE OF SAID SOUTHWEST QUARTER A DISTANCE OF 1077.77 FEET
FOR A POINT OF BEGINNING; THENCE CONTINUING NORTH 88 DEGREES 23
MINUTES EAST ALONG SAID NORTH LINE 241.3 FEET TO THE CENTER LINE OF
THE PUBLIC HIGHWAY KNOWN AS KAELIN ROAD; THENCE SOUTH 0 DEGREES 12
MINUTES WEST ALONG SAID CENTER LINE 117.5 FEET TO AN IRON SPIKE;
THENCE SOUTH 67 DEGREES 41 MINUTES WEST ALONG THE CENTER LINE OF A
PRIVATE DRIVE 189 FEET; THENCE NORTH 75 DEGREES 07 MINUTES WEST 63.0
FEET; THENCE NORTH 1 DEGREE 37 MINUTES WEST AT RIGHT ANGLES WITH THE
NORTH LINE OF SAID SOUTHWEST QUARTER A DISTANCE OF 166.15 FEET TO THE
POINT OF BEGINNING, IN DUPAGE COUNTY, ILLINOIS.
PARCEL 5: THAT PART OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF
SECTION 9, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED BY COMMENCING AT THE NORTHWEST CORNER OF SAID
SOUTHWEST QUARTER; THENCE NORTH 88 DEGREES 23 MINUTES EAST 629.57
FEET FOR A POINT OF BEGINNING; THENCE CONTINUING NORTH 88 DEGREES 23
MINUTES EAST ALONG SAID NORTH LINE, 448.2 FEET; THENCE SOUTH 1 DEGREE
37 MINUTES EAST AT RIGHT ANGLES WITH SAID NORTH LINE, 166.15 FEET TO AN
IRON SPIKE; THENCE SOUTH 75 DEGREES 07 MINUTES EAST 63 FEET TO AN IRON
STAKE; THENCE NORTH 67 DEGREES 41 MINUTES EAST 189 FEET TO AN IRON
SPIKE IN THE CENTER LINE OF THE PUBLIC HIGHWAY KNOWN AS KAELIN ROAD,
THAT IS 117.5 FEET SOUTH, MEASURED ALONG SAID CENTER LINE, FROM THE
NORTH LINE OF SAID SOUTHWEST QUARTER; THENCE SOUTH 0 DEGREES 12
MINUTES WEST ALONG SAID CENTER LINE 69.7 FEET TO AN IRON STAKE ON THE
NORTHERLY RIGHT OF WAY LINE OF THE CHICAGO, BURLINGTON AND QUINCY
RAILROAD; THENCE SOUTH 57 DEGREES 47 MINUTES WEST ALONG SAID
NORTHERLY RIGHT OF WAY LINE 815 FEET TO THE EAST LINE OF THE TRACT OF
LAND NOW OWNED BY MARTIN SCHLICK; THENCE NORTH 0 DEGREES 11
MINUTES EAST ALONG SAID EAST LINE, 602.6 FEET TO THE POINT OF BEGINNING,
IN DUPAGE COUNTY, ILLINOIS.
P.I.N.(s) 04-09-102-009; 04-09-300-007
Ordinance 25-O-0034
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EXHIBIT “B”
RECOMMENDATION NO. 2025-RC-0014
TO: The Honorable Mayor and City Council
SUBJECT: PC 25-15
800 W Washington Street
Amendment to a Special Use Permit for Outside Storage Ancillary to a Permitted
Use
DATE: September 3, 2025
PUBLIC HEARING
The Plan Commission/Zoning Board of Appeals conducted a public hearing for PC 25-15 on
Wednesday, September 3, 2025 in the Council Chambers of West Chicago City Hall — 475 Main
Street, West Chicago, IJlinois.
RECOMMENDATION
After a review of the requested Special Use Permit, the Plan Commission/Zoning Board of
Appeals (PC/ZBA) recommended approval of the requested Special Use Permit and incorporated
the following findings of fact into its recommendation:
(A)
(B)
(C)
(D)
The proposed amendment to the existing special use permit for the use of outside
storage ancillary to a permitted use is necessary for the public convenience at the
location because 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.
The proposed amendment to the existing special use permit for the use of outside
storage ancillary to a permitted use is so designed, located and proposed to be operated
that the public health, safety and welfare will be protected because 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.
The proposed amendment to the existing special use permit for the use of outside
storage ancillary to a permitted use 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.
The proposed use of outside storage ancillary to a permitted use is listed as a special use in
the M Manufacturing District, per Section 11.2-4 (T) of the West Chicago Zoning Code.
Ordinance 25-O-0034
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ROLL CALL VOTE
Yeas (5) Nays (0) Abstain (0) Absent (2)
Terrazas Kasprak
Henkin Laimins
Slattery
Billingsley
Banasiak
Respectfully submitted,
Brad Henkin
Acting Chairperson
Ordinance 25-O-0034
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EXHIBIT “C”
Insert Site Plan
Ordinance 25-O-0034
Page 7 of 7

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