===== PDF PAGE 1 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET Downtown Revitalization Commission Monday, March 23, 2026 - 6:00 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 2. Roll Call 3. Approval of Minutes: February 23, 2026 4. Evaluation of Prior Downtown Site/Concept Plans 5. Public Comment 6. Adjournment 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] WHERE HISTORY & PROGRESS MEET DRAFT MEETING MINUTES Downtown Revitalization Commission Monday, February 23, 2026 - 6:00 p.m. 1. Call to Order Chairperson Salzman called the meeting to order at 6:01 p.m. 2. Roll Call Members present included Chair Greg Salzman, Commissioners Ballines, Beebe (left at 7:30 p.m.), Kolode, Phalen, Rodriguez, and Sabathne. Members absent included Commissioner Myers and Espinosa. Other individuals present included Stacey Linares, a resident and small business owner, Mayor Steven Streit of the City of Lockport, Business and Community Relations Director Kelley Chrisse, and Interim Community Development Director John Sterrett. 3. Approval of Minutes Commissioner Phalen made a motion to approve the draft meeting minutes from January 26, 2026 and seconded by Commissioner Kolode. Motion carried unanimously by voice vote. 4. Overview of Development Tools a. Traditional Zoning Regulations – Mr. Sterrett explained that zoning is primarily intended to protect public health, safety, and property values by separating land uses. These separations are organized into geographic zoning districts, with similar uses grouped together within defined areas. Permitted uses vary by district and may be allowed by right or through a Special Use approval when unique circumstances are present. He noted that traditional zoning generally discourages mixing uses. In addition to use classifications, bulk and area requirements further regulate how properties can be developed within each district. While this approach creates consistency and predictability, it can also limit flexibility. Traditional zoning patterns are often auto- oriented, which can hinder walkability, and may lead to unintended outcomes by focusing more on restricting undesirable uses than encouraging preferred development patterns. b. Zoning Overlay Districts – Mr. Sterrett explained that overlay districts can combine elements of traditional zoning with aspects of form-based code. An overlay is applied on top of the underlying zoning and may include properties across multiple base zoning districts, establishing a unified set of additional standards for a defined area. These districts introduce supplemental regulations that guide development in a 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] more coordinated way, often focusing on outcomes similar to form-based approaches. He noted that overlays can be used to support increased density, improve parking management, and allow or encourage a mix of uses, while still retaining the underlying zoning framework. c. Form-Based Code – Mr. Sterrett described form-based code as an approach focused on shaping the physical character of a community. Rather than prioritizing land use, this method emphasizes building form and site design to create a predictable and cohesive public realm, with uses considered as a secondary factor. Standards are tailored to the specific context of an area, moving away from uniform regulations applied broadly across geographic districts. He discussed the use of transect zones, which organize development from higher-density to lower-density areas, with corresponding design standards for each zone. Because building form and site design tend to endure over time, this approach provides long-term consistency even as uses evolve. Form-based codes rely heavily on graphics and visual standards to communicate expectations. Questions were raised about nearby communities that have implemented similar approaches. d. Design Review – Mr. Sterrett explained that a design review process could be established to ensure development aligns with the City’s expectations. This may include both standards (required design elements) and guidelines (recommended design practices). These tools can be applied together or independently, depending on the City’s goals. General Comments – It was noted that under traditional zoning, developments that meet established regulations must be approved, limiting the City’s ability to deny projects that may not align with broader community goals. There was interest in identifying tools that better support the City’s vision. Commissioners expressed a desire to review approaches used by nearby communities such as Geneva and Wheaton. Purpose, area, rules – Discussion focused on the importance of clearly defining the purpose of any new regulatory framework, such as whether it is intended to support transit-oriented development, arts and culture, or other priorities. Establishing a clear vision and target audience is essential, particularly if form-based code is considered. Implementation timing was also discussed, with an estimated timeframe of up to one year. Additional Considerations – Regional stormwater management was recommended (Sabathne). It was also suggested that the City consider pausing development of City- owned property until a more comprehensive regulatory approach is established. 5. Establishing Downtown Boundaries Mr. Sterrett identified the core downtown area, which is characterized by commercial and mixed-use development. He also highlighted adjacent residential neighborhoods, noting that the Commission may wish to consider whether and how these areas should be incorporated into the broader downtown boundary. 6. Lockport Downtown Presentation The Commission received a presentation on downtown revitalization efforts in Lockport. It was noted that early challenges included governance and alignment issues, reinforcing the importance of establishing a shared vision among elected officials and staff. 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] A recommendation was made to review Strong Towns: A Bottom-Up Revolution to Rebuild American Prosperity for additional perspective. Mayor Streit identified four key drivers of downtown revitalization: a. a “Shining Knight” (a catalytic leader or project), b. “Believers” (committed local advocates), c. City-led initiatives, and d. “Wild Bohemians” (creative individuals who bring energy and vibrancy). Discussion emphasized the need to acknowledge and move beyond past community divisions, build relationships, and foster collaboration. Aligning strategic and master plans was identified as critical to ensuring all stakeholders are working toward common goals. Coordination among community organizations and events was also highlighted as an important tool for activation. The presentation outlined several implementation strategies used in Lockport, including: • Use of TIF funding for environmental remediation (e.g., underground tank removal and site cleanup) • Façade grant programs, funded in part through video gaming revenue • Valet parking programs on weekends to support downtown activity • Sprinkler and fire alarm grant programs in partnership with the Fire District • Assistance for adaptive reuse and repurposing of existing buildings • Strategic property acquisition to position the City for redevelopment opportunities Lockport also established a Council of the Arts to organize events and cultural programming. A dedicated, restricted fund supports arts and events, allowing funds to be raised and carried over for future initiatives. The importance of cultivating and supporting local “believers” was reinforced as a key to sustaining momentum. Commission Discussion with the Mayor of Lockport – The Commission engaged in a discussion with the Mayor regarding the timeline and tools associated with downtown revitalization efforts. The Mayor noted that meaningful progress required patience and sustained commitment. It took approximately two years to begin seeing early signs of change, such as the design of key street projects. Around four years in, there was a clearer sense that progress was being made, particularly with strong community buy-in. More substantial and visible transformation occurred after approximately eight years. Additional discussion points included: • Lockport has one hotel and does not permit cannabis dispensaries. • Gaming revenue serves as a primary funding source for downtown investments. • Tax Increment Financing (TIF) has been utilized but is not a significant revenue generator on its own. • The City brought building inspection services in-house to improve efficiency and responsiveness. • Tap-on fees were reduced as a strategy to encourage residential development. The discussion reinforced the importance of long-term commitment, community alignment, and the strategic use of multiple tools to support downtown revitalization. 7. Commissioner Homework With the meeting running long, Chairman Salzman reminded the Commissioners about 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] making connections with their designated stakeholders to report back at the next meeting. 8. Public Comment Ms. Linares, a recent homebuyer in West Chicago, shared her perspective as a younger resident and new member of the community. She expressed interest in becoming more involved and noted that she recently started a small business. Drawing on her experience with library involvement in Downers Grove, she sees significant opportunity for growth and engagement in West Chicago. Ms. Linares described the downtown as underdeveloped but full of potential. She emphasized the importance of maintaining the community’s character, expressing concern that large-scale outside investment could diminish its charm. She encouraged a balanced approach that preserves existing buildings while incorporating thoughtful new development. She also noted a perceived lack of visible “believers” actively championing the downtown and expressed frustration with the pace of progress, highlighting the need for near-term “quick wins” to build momentum and community confidence. 9. Adjournment Commissioner Rodriguez made a motion to adjourn, which was seconded by Commissioner Kolode The motion carried unanimously by voice vote. The meeting adjourned at 8:15 p.m. 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