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CITY OF WEST CHICAGO
AGENDA ITEM SUMMARY
ITEM TITLE:
348 Charles Court
West Chicago Volleyball, LLC d/b/a Chi City Volleyball
Zoning Text Amendment
Special Use Permit
Ordinance No. 25-0-0041 (Zoning Text Amendment)
Ordinance No. 25-O-0042 (Special Use Permit)
AGENDA ITEM NUMBER: _ ‘t:¢-+O.
FILE NUMBER:
COMMITTEE AGENDA DATE: Sept. 8, 2025
COUNCIL AGENDA DATE:
STAFF REVIEW: John Sterrett
SIGNATURE
APPROVED BY INTERIM CITY ADMINISTRATOR: Tia
Messino SIGNATURE
ITEM SUMMARY:
West Chicago Volleyball, LLC is requesting approval of a zoning text amendment and a special use
permit 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 use.
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 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.
At their September 3, 2025 meeting, members of the Plan Commission voted 4-0, with two absent and
one abstention, in support of the proposed Zoning Text Amendment and Special Use Permit.
ACTION PROPOSED:
Discuss and recommend approval of the requested Zoning Text Amendment and Special Use Permit.
COMMITTEE RECOMMENDATION:
Attachments: Draft Ordinance 25-O-0041; Draft Ordinance 25-O-0042; Plan Commission Recommendation
Striping Plan

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ORDINANCE NO. 25-0-0041
AN ORDINANCE AMENDING THE CODE OF ORDINANCES OF
THE CITY OF WEST CHICAGO - APPENDIX A, THE ZONING CODE
ARTICLE IV AND ARTICLE XI
RELATING TO INDOOR SPORTS FACILITIES
WHEREAS, the City of West Chicago periodically reviews the text of the Zoning Code for consistency
with current trends in development and uses; and
WHEREAS, 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; and
WHEREAS, no definition of an Indoor Sports Facility specifically, however, is included in the Zoning Code;
and
WHEREAS, Indoor Sports Facilities typically require buildings with large square footage, high ceilings, and
ample parking, which may be difficult to find in a B-2 or B-3 District; and
WHEREAS, as such, the use is not uncommon in industrial zoning districts, which have properties
developed with large warehouse space; and
WHEREAS, the City of West Chicago has prepared a Zoning Text Amendment that defines an Indoor
Sports Facility and permits it as a Special use within the M Manufacturing District; and
WHEREAS, Notice of Public Hearing on said zoning text amendment was published in the Daily Herald
on August 19, 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 on September 3, 2025 pursuant to said Notice; and
WHEREAS, at the Public Hearing 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-0016, a copy of which is attached hereto as Exhibit “A” which is, by this reference,
made a part hereof.
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. That Section 4.1 of Article IV, Appendix A, of the Code of Ordinances of the City of West
Chicago be amended to add the following definition:
“Indoor Sports Facility: An indoor facility, with or without seating for spectators, and providing ac-
commodations for a variety of individual, organized, or franchised sports, including but not limited to
basketball, ice hockey, wrestling, soccer, tennis, volleyball, racquetball, or handball. Such facility may
Ordinance 25-O-0041
Page | of 3

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also provide other regular organized or franchised events, health and fitness club facilities, swimming
pool, snack bar, restaurant, retail sales of related sports, health or fitness items, and other support facili-
ties.”
Section 2. That Section 11.2-4 of Article XI, Appendix A, of the Code of Ordinances of the City of West
Chicago be amended to add the following land use category to the list of Special Uses in the M Manufacturing
District:
“HH. Indoor Sports Facility.”
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, expressly repealed.
Section 4. That this Ordinance shall be in full force and effect 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 ft Alderman J. Sheahan _
Alderman D. Carreto-Mufioz | Alderman A. Hallett ee
Alderman S. Dimas at Alderman M. Birch Ferguson
Alderman C. Swiatek ee Alderman J. Smith, Jr. ee
Alderman C. Aviiia Soto ee Alderman R. Stout ee
Alderman M. Myers _* 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-0041
Page 2 of 3

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EXHIBIT “A”
RECOMMENDATION NO. 2025-RC-0016
TO: The Honorable Mayor and City Council
SUBJECT: PC 25-20
Amendment to the text of the Zoning Code — Article IV and Article XI
Indoor Sports Facility
DATE: September 3, 2025
PUBLIC HEARING
The Plan Commission/Zoning Board of Appeals conducted a public hearing for PC 25-03 on Wednesday, Sep-
tember 3, 2025 in the Council Chambers of West Chicago City Hall — 475 Main Street, West Chicago, Illinois.
RECOMMENDATION
After a review of the proposed Zoning Text Amendment as presented, the Plan Commission/Zoning Board of
Appeals finds that the proposed Amendment does not pose a threat to the health, safety and welfare of the
community. It is the Commission’s opinion that the proposed Amendment will be beneficial to the City of West
Chicago.
The Amendment is in keeping with the purpose of the Zoning Code and the Comprehensive Plan. The Plan
Commission is of the opinion that the proposed amendments will protect, promote, and improve the public
health, safety, morals, convenience, order, appearance, prosperity and the general welfare of the citizens of
West Chicago community.
ROLL CALL VOTE
Yeas (5) Nays (0) Abstain (0) Absent (2)
Billingsley Laimins
Henkin Kasprak
Slattery
Terrazas
Banasiak
Respectfully submitted,
Brad Henkin
Acting Chairperson
Ordinance 25-O-0041
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ORDINANCE NO. 25-0-0042
AN ORDINANCE GRANTING A SPECIAL USE PERMIT FOR AN INDOOR SPORTS
FACILITY AT
348 CHARLES COURT
WHEREAS, on or about August 6, 2025, West Chicago Volleyball, LLC, (the
“APPLICANT”), filed an application for a Special Use Permit for an Indoor Sports Facility, with
respect to the property legally described on Exhibit “A” attached hereto and incorporated herein (the
“SUBJECT REALTY”); 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-0017, 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 for an Indoor Sports Facility, in conformance with
Sections 5.5 and 11.2-4(HH) of the Zoning Ordinance is hereby granted for the SUBJECT
REALTY, subject to compliance with the following conditions:
i. 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,
attached as Exhibit “E”.
ii. Prior to the issuance of a Certificate of Occupancy, a permit for a new exterior door at the
southeast corner of the building shall be applied for, approved for, and installed.
iii. Prior to the issuance of a Certificate of Occupancy, a parking agreement shall be in place
with the property owner to the east to allow the use of 100 parking stalls for overflow
parking.
Ordinance 25-O-0042
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iv. Signage shall be installed within the building limiting exiting to the parking lot to the
south end of the building.
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 ee
Alderman D. Carreto-Mufioz | Alderman A. Hallett ee
Alderman S. Dimas ee Alderman M. Birch Ferguson
Alderman C. Swiatek ee Alderman J. Smith, Jr. ee
Alderman C. Avifia Soto ee Alderman R. Stout ee
Alderman M. Myers —: 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-0042
Page 2 of 6

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EXHIBIT “A”
LEGAL DESCRIPTION
LOT 1 IN NORTH INDUSTRIAL PARK, BEING A SUBDIVISION OF PART OF THE
NORTHEAST QUARTER OF SECTION 8, TOWNSHIP 39 NORTH, RANGE 9 EAST OF
THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
RECORDED SEPTEMBER 19, 2005 AS DOCUMENT R2005-206729 IN DUPAGE
COUNTY, ILLINOIS.
P.I.N. 04-08-201-025
Ordinance 25-O-0042
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EXHIBIT “B”
RECOMMENDATION NO. 2025-RC-0017
TO: The Honorable Mayor and City Council
SUBJECT: PC 25-19
348 Charles Court
Special Use Permit for Indoor Sports Facility
DATE: September 3, 2025
PUBLIC HEARING
The Plan Commission/Zoning Board of Appeals conducted a public hearing for PC 25-19 on
Wednesday, September 3, 2025 in the Council Chambers of West Chicago City Hall — 475 Main
Street, West Chicago, Illinois.
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) The proposed 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 approximately 600 feet from edge of the right-of-way, convenient for
outside storage.
(B) The proposed 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 the outside storage is minimal and will be properly located on an existing
paved surface. Additional privacy fencing will be installed to screen the property from
north and west. The building serves as screening to the east and existing extensive tree
coverage is located on the south.
(C) The proposed use of outside storage ancillary to a permitted use will not cause substantial
injury to the value of other property in the neighborhood in which it is located because the
proposed ancillary use of outside storage on the property is similar to other industrial
properties along the West Washington Street corridor. The storage will be screened from
public view and the area the storage will be permitted in will be small in size compared to
the rest of the property.
(D) 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-0042
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ROLL CALL VOTE
Yeas (4) Nays (0) Abstain (1) Absent (2)
Billingsley Banasiak Laimins
Terrazas Kasprak
Slattery
Henkin
Respectfully submitted,
Brad Henkin
Acting Chairperson of the Plan Commission
Ordinance 25-O-0042
Page 5 of 6

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EXHIBIT “C”
(Insert Striping Plan)
Ordinance 25-O-0042
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Parking Lot Draft
9 Ft 9 Ft
60 Ft a 95 Ft a 68 Ft 50 Ft
~
on!
cop)
jae
31 Ft
130 34 Ft
Ft
31 Ft
17 Ft
300 Ft
121 Parking Spots