===== PDF PAGE 1 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET Plan Commission/Zoning Board of Appeals Tuesday, November 4, 2025 - 7:00 p.m. West Chicago City Hall - Council Chambers 475 Main Street West Chicago, IL 60185 A G E N D A 1. Call to Order, Roll Call and Determination of a Quorum 2. Pledge of Allegiance 3. Chairperson’s Comments 4. Public Comment 5. Approval of the Draft October 7, 2025 Meeting Minutes 6. Public Hearing for Zoning Case PC 25-22 – A proposed Zoning Text Amendment to define the land use category of a Tattoo Parlor/Piercing Studio and add it to the list of Special Uses in the B-1 Central Business District as well as to define the land use category of Specialized Instructional Services and add it to the list of Permitted Uses in the B-1 Central Business District 12. Other Business A. Concurrence with 2026 Meeting Schedule 13. Petition Updates/Staff Report 14. Adjournment – Next Meeting Tuesday, December 2, 2025 The Rules of Procedure for the Plan Commission/Zoning Board of Appeals can be found on the City’s website at https://westchicago.org/community-development/ cc: Plan Commissioners, Mayor, City Council, Interim City Administrator, Department Heads, Executive Office Manager, Chief Building Official, School Districts #25, #33, #94, #303, #46, West Chicago Fire Protection District, West Chicago Park District, West Chicago Public Library District, News Media 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 60185 westchicago.org ===== PDF PAGE 2 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET Draft 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 3 ===== [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 4 ===== [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 5 ===== [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 6 ===== [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 ===== PDF PAGE 7 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report to the Plan Commission/Zoning Board of Appeals November 4, 2025 Case: PC 25-22 Petitioner: City of West Chicago Request: Approval of a proposed Zoning Text Amendment to Section 4.1 (Construction of terms), Section 10.2-3 (B-1 Central Business District – Permitted Uses), and Section 10.2-4 (B-1 Central Business District – Special Uses) of Appendix A (the Zoning Code) of the Code of Ordinances of the City of West Chicago. Summary: The proposed Zoning Text Amendment defines the land use categories of Specialized Instructional Services and adds it to the list of permitted uses in the B-1 Central Business District and defines the land use category of Tattoo Parlor/Piercing Studio and adds it to the list of special uses in the B-1 Central Business District. Recommendation: Staff recommends the Plan Commission pass a motion recommending approval of the proposed Zoning Text Amendment. Background. The City’s downtown district (B-1 Central Business District) does not permit the use of tattoo parlors either by right or by special use. This use is only permitted in the B-3 District and requires a special use permit in addition to a minimum separation distance of 500 feet from any residential use, school, church, and daycare facility. At a recent City Council meeting, a local tattoo artist expressed a desire for the City to revisit the prohibition of tattoo parlors in the B-1 District and submitted a request to staff requesting a zoning text amendment to permit this type of use. Tattoo parlors have become more common in downtown areas and can have a positive impact on the downtown economy by generating more foot traffic and activity. Staff is of the opinion that this type of use should require approval of a Special Use Permit in the B-1 District rather than be permitted by right. Staff recommends that in addition to allowing a tattoo parlor the ability to seek a special use permit in the B-1 District that a body piercing studio, which at times is associated with tattoo parlors, also have the ability to request approval of a special use permit. Additionally, the City’s downtown district does not currently allow instructional services such as yoga, arts, crafts, or cooking. Over the last few years business engaged in these types of uses have inquired about operating in the downtown. Other uses similar to these are specifically called out as permitted, such as music, dance, trade, and martial arts. These types of uses are beneficial for the downtown because of the activity and foot traffic they create, which can have a residual effect on other businesses, such as retail shops and restaurants. Staff is proposing to create and define a more board category that encompasses all types of instructional services and allow them as a permitted use within the downtown. Public Notice. A notice of public hearing for the proposed Zoning Text Amendment was published in the October 20, 2025 edition of the Daily Herald, in accordance with Section 5.6-2(B) of the West Chicago Zoning Code. Exhibits Exhibit A – Proposed Zoning Text Amendment ===== PDF PAGE 8 ===== [Extraction: embedded PDF text] EXHIBIT “A” Proposed Text Amendments to Appendix A (Zoning Code) of the Code of Ordinances of the City of West Chicago Specialized Instructional Services & Tattoo Parlor/Body Piercing Studio Plan Commission/Zoning Board of Appeals Public Hearing November 4, 2025 Underline = New Text; Strikethrough = Deleted Text ARTICLE IV Definitions 1. Amend Section 4.1 (Definitions – Construction of Terms) to define a “Specialized Instructional Services” and “Tattoo Parlor/Body Piercing Studio” Tattoo Parlor/Body Piercing Studio: An establishment offering permanent marking of the skin using ink or other substances by means of needles or other instruments, including microblading or; the creation of an opening in the body for the purpose of inserting jewelry or other decoration. Specialized Instructional Services: An establishment providing for the specific instruction of arts, crafts, cooking, dance, music, yoga, fitness, trades, diet centers, martial arts, tutoring and similar uses. ARTICLE X Businesses 2. Amend Section 10.2-3 (B-1 Central Business District – Permitted Uses) to add the use of “Specialized Instructional Services” to the list of Permitted Uses in the B-1 Central Business District. (DD) Specialized Instructional Services. 3. Amend Section 10.2-4 (B-1 Central Business District – Special Uses) to add the use of “Tattoo Parlor/Body Piercing Studio” to the list of Special Uses in the B-1 Central Business District. (DD) Tattoo Parlor/Body Piercing Studio. ===== PDF PAGE 9 ===== [Extraction: embedded PDF text] City of West Chicago Plan Commission/Zoning Board of Appeals 2026 Meeting Schedule The Plan Commission/Zoning Board of Appeals meets the first Tuesday of each Tuesday, January 6, 2026 month. Tuesday, February 3, 2026 Meetings start at 7:00 p.m. Tuesday, March 3, 2026 Meetings will take place in the Council Chambers of West Chicago City Hall – 475 Tuesday, April 7, 2026 Main Street, unless otherwise indicated. Tuesday, May 5, 2026 Packets are sent electronically to Commissioners and are posted on the CityTuesday, June 2, 2026 website the Thursday prior to a meeting. Tuesday, July7, 2026 Notices for cancelled meetings will be sent as Tuesday, August 4, 2026 soon as practical. Tuesday, September 1, 2026 The Plan Commission/Zoning Board of Appeals requires at least four members to be Tuesday, October 6, 2026 present to constitute a quorum. 1Wednesday, November 4, 2026 If a member is not able to attend a meeting, the member should notify City staff as soonTuesday, December 1, 2026 as practical. For questions, please contact John Sterrett, Interim Director of Community 1The November meeting will occur on Development, at 630-293-2247 atWednesday, November 4, 2026, due to Election jsterrett@westchicago.org.Day occurring the preceding Tuesday.