===== PDF PAGE 1 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET Approved 11.04.25 PLAN COMMISSION/ZONING BOARD OF APPEALS October 7, 2025, 7:00 P.M. 1. Call to Order, Roll Call and Establishment of a Quorum Vice Chair Kasprak called the meeting to order at 7:00 p.m. Roll call found Vice Chair Kasprak and Commissioners Henkin, Slattery, Banasiak, and Billingsley present. Chairperson Laimains and Commissioner Terrazas were excused. With five members present, a quorum was established. Staff in attendance included Interim Director of Community Development John Sterrett. 2. Pledge of Allegiance Vice Chair Kasprak led the Plan Commission in the Pledge of Allegiance. 3. Public Comment None. 4. Approval of the Draft September 3, 2025 Meeting Minutes Commissioner Banasiak made a motion, seconded by Commissioner Slattery, to approve the draft September 3, 2025 meeting minutes. With a voice vote of all ayes the motion carried. 5. Public Hearing of Case PC 25-13 – Special Use Permit – 185 E Roosevelt Road – Maidan Real Estate Holdings, LLC Commissioner Billingsley 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 This is a request from Maidan Real Estate Holdings LLC, represented by Tim Hayden, for approval of a special use permit for a Motor Vehicle Care Center for the property at 185 East Roosevelt Road in the B-2 General Business District, located in an outlot near the Jewel grocery store. The outlot is vacant and the petitioner is proposing to construct a 1,747 square foot oil change facility known as Strickland Brothers. The site will be accessed from an existing shared drive off Roosevelt Road as well as a shared access drive with the shopping center to the east. Direct access on Roosevelt Road will not occur. The site will have eight parking stalls to comply with the minimum parking requirements. The site will be landscaped on all sides and at the building foundation. The structure will be constructed primarily with James Hardie siding, CMU, and EIFS. Staff recommends that the plan Commission pass a motion recommending approval of the request with the conditions recommended by staff. And incorporate the findings of fact staff has drafted and included in the staff report. 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] Tim Hayden of Maidan Real Estate Holdings, LLC was duly sworn in. Mr. Hayden 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 Slattery, to close the public hearing. With a voice vote of all ayes, the motion carried, and the public hearing was closed. 6. Review and Recommendation of Case PC 25-13 – Special Use Permit – 185 E Roosevelt Road – Maidan Real Estate Holdings, LLC The Plan Commission deliberated the request. Commissioner Billingsley made a motion, seconded by Commissioner Henkin, to recommend approval of the requested Special Use Permit with the following conditions: 1. The site shall be developed in substantial compliance with the following plans: i. Site Plan, consisting of one sheet, (Sheet 8) prepared by Fehr Graham Engineering and Environmental dated July 24, 2025. ii. Landscape Plan, consisting of one sheet, (Sheet 13) prepared by Fehr Graham Engineering and Environmental dated July 24, 2025. iii. Exterior Elevations & Dumpster Details, consisting of two sheets (Sheets A-3.1 & A-3.2) prepared by Oakline Studio Architecture and Design, dated March 21, 2025. iv. Site Lighting Plan, consisting of one sheet, (Sheet E3.1) prepared by Oakline Studio Architecture and Design, dated March 21, 2025. And to incorporate the following Findings of Fact into 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 proposed use is most appropriate along the one of the City’s main commercial corridor, such as Roosevelt Road. The location near the intersection of Roosevelt Road and Joliet Road serves as a convenience to the public. (2) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: The proposal will be designed so as not to impact the public health and safety. Access will be taken from two existing access drives and will not require additional curb cuts onto Roosevelt Road or any surrounding roadway. The proposal will comply with the City’s design standards, including the architecture and the landscape treatment. (3) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed use will be compatible with the surrounding properties and will complement the existing uses. 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] (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: The use of the subject property as a motor vehicle care center is listed as Special Uses in the B-2 General Business District per Section 10.3-4(C) of the West Chicago Zoning Code. With a roll call vote of all ayes the motion carried. 7. Public Hearing of Case PC 25-21 – 391 Charles Court – Special Use Permit – Mint Motorworks Corporation 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 This is a request from Mint Motorworks, represented by Patrick Chudzik, for approval of a special use permit for internet based motor vehicle sales, motor vehicle repair, and motor vehicle body shop, for the property at 391Charles Court in the M Manufacturing District, approximately 200 feet south of Washington Street. The petitioner is the contract purchaser of the property. They intend to use the property for internet based, motor vehicle sales and provide repairs and body service. Repair work will be conducted within the interior of the building. There will be a showroom space inside the building as well. No modifications to the site or exterior of the building are proposed. Staff recommends that the plan Commission pass a motion recommending approval of the request with the conditions recommended by staff. And incorporate the findings of fact staff has drafted and included in the staff report. Patrick Chudzick of Mint Motorworks 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 Banasiak made a motion, seconded by Commissioner Billingsley, to close the public hearing. With a roll call vote of all ayes the motion carried. 8. Review and Recommendation of Case PC 25-21 – 391 Charles Court – Special Use Permit – Mint Motorworks Corporation The Plan Commission deliberated the request. Commissioner Slattery made a motion, seconded by Commissioner Henkin, to recommend approval of the proposed Special Use Permit with the following conditions: 1. A Certificate of Occupancy shall be applied for and issued prior to the commencement of operations on the property. And incorporate the following findings of fact into the recommendation: (1) Is necessary for the public convenience at that location or, the case of existing noncon- forming uses, a special use permit will make the use more compatible with its surroundings: 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] The proposed uses, including internet based motor vehicle sales, motor vehicle repair, and motor vehicle body shop, are most appropriate in the M District. The subject property is surrounded by other industrial uses compatible with the proposal. (2) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: The proposed motor vehicle repair and body shop will occur within the structure. The building will be used for office and to store vehicle inventory. The property has an existing fenced-in outside storage area that can be used for storage of additional vehicle inventory. (3) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed uses will be compatible with the surrounding properties and will not negatively impact the surrounding property values. (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: The use of the subject property for internet-based motor vehicle sales, motor vehicle repair, and a motor vehicle body shop, are listed as Special Uses per Sections 11.2-4 (C), 11.2-4(E), and 11.2- 4(DD) of the West Chicago Zoning Code. With a roll call vote of all ayes the motion carried. 9. Proposed Changes to Rules of Procedure Mr. Sterrett stated that Historically, a court reporter has been present at Plan Commission and Zoning Board of Appeals meetings to take verbatim transcripts for all public hearings. This practice was formerly codified in 2022 with the creation of the Rules of Procedure for the Plan Commission and Zoning Board of Appeals. The cost associated with this service can range from $800 to $1,000 and is passed onto each petitioner. This procedure is not legally required by State Statute nor is it required by City Ordinance. The use of these transcripts is seldom, and they would not be required should a case be challenged in court. It is important to note that transcripts are only created for public hearings, which includes cases such as special uses and zoning map amendments, and not for other items of business, such as subdivision plats. Over the last year, the City began video recording its public meetings, including the Plan Commission and Zoning Board of Appeals meetings. These meetings are all placed on YouTube for public viewing and can be transcribed in both English and Spanish. The City is therefore ending the practice of using a court reporter at the meetings and has drafted an amendment to the Rules of Procedure eliminating the requirement. Furthermore, Staff has drafted language that instead requires all meetings to be recorded and posted publicly online. Staff has also drafted an amendment to the Rules of Procedure to eliminate the requirement for the Plan Commission/Zoning Board of Appeals to hold two meetings a month. No other Committee or Commission schedules two regular meetings each month and there is no apparent need for the Plan Commission/Zoning Board of Appeals to do so either. Instead, if a second meeting is needed for reasons such as a continuance of a hearing, a special meeting may be scheduled that does not 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] have to be considered a regular meeting. To cancel this meeting, which occurs virtually every month, staff must create a cancellation notice, send this notice to multiple groups including Plan Commissioners, media, staff, and other taxing districts, and post the notice on the City website as well as at City Hall. Staff recommends the Plan Commission/Zoning Board of Appeals adopt the amended the Rules of Procedure as presented. Commissioner Banasiak made a motion, seconded by Commissioner Henkin, to adopt the amended Rules of Procedure as presented. With a voice vote of all ayes, the motion carried. 10. Adjournment With no further business to discuss, Commissioner Slattery made a motion, seconded by Commissioner Henkin to adjourn the meeting. With a voice vote of all ayes, the motion carried and the Plan Commission, at 7:40 p.m., adjourned. Respectfully Submitted, John Sterrett, Interim Director of Community Development 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