===== PDF PAGE 1 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET Approved 07.07.26 PLAN COMMISSION/ZONING BOARD OF APPEALS April 7, 2026 1. Call to Order, Roll Call and Establishment of a Quorum Chair Barbara Laimins called the meeting to order at 7:00 p.m. Roll call found Chair Laimins and Commissioners Banasiak, Kasprak, Terrazas, and Slattery present. Commissioners Billingsley and Henkin 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 Chair Laimins led the Plan Commission in the Pledge of Allegiance. 3. Public Comment None. 4. Approval of the Draft January 6, 2026 Meeting Minutes Commissioner Slattery made a motion, seconded by Commissioner Banasiak, to approve the draft January 6, 2026 meeting minutes. With a voice vote of four ayes and zero noes, the motion carried. 5. Public Hearing of Case PC 26-06 – 511 E Roosevelt Road – Dan Gunsteen – Request for Approval of a Final Planned Unit Development for Lot 2 of Bluestone Properties PUD and a Special Use Permit for Motor Vehicle Laundry Commissioner Kasprak made a motion, seconded by Commissioner Banasiak, to open the public hearing. With a voice vote of all ayes, the motion carried. Mr. Sterrett was duly sworn in. Mr. Sterrett stated this is a request from Dan Gunsteen of Express Car Wash, Inc. for approval of a Special Use Permit and Final PUD for the development of Lot 2 in the Bluestone Properties PUD, west of Route 59, North of Roosevelt Road, and south of Dayton Avenue, commonly known as 511 E Roosevelt Road, to construct and operate a car wash. The property is surrounded by residential homes north of Dayton Avenue, a commercial office building immediately west, the Thornton’s Gas station to the east, and office buildings on the south side of Roosevelt Road. The property is just over an acre and is currently vacant with some landscaping along the north, west, and south property lines. Located directly behind the Thornton’s Gas Station on Route 59, which is Lot 1 of Bluestone Properties PUD, the property was intended to be developed as a commercial lot. The petitioner is proposing to construct a 5,788 square foot single-lane car wash facility with an ancillary vacuum area. 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Viviana Ramirez 60185 westchicago.org CITY ADMINISTRATOR ===== PDF PAGE 2 ===== [Extraction: embedded PDF text] The property will be accessed solely off Roosevelt Road through an existing right-in/right- out/left-in access point. This access point contains a shared drive between the subject lot and the Thornton’s lot. Car wash traffic will enter the site through this shared drive, where there are three lanes proposed for vehicles waiting to pay. Once cars reach the pay station, the three lanes will funnel down to one lane and circle around the back of the building where they will enter. The exit to the building is near the southeast corner of the lot, and cars will exit the site back onto the shared drive. The vacuum area will be located near Roosevelt Road and will be served with 18 parking stalls. In addition to providing the required perimeter landscaping, the petitioner is proposing to install evergreen species near the north and west property lines to provide screening of the facility as well as to provide sound attenuation. Fencing will also be included near the north property line. The proposed lighting will satisfy all City requirements for lighting adjacent to other commercial properties as well as adjacent to residential properties. The proposed building elevations are consistent with previous car wash facilities that have been approved, such as on North Avenue and will be constructed with masonry and stone. Staff has provided draft findings of fact for consideration by the Plan Commission and recommends that the Plan Commission pass a motion recommending approval of the car wash and incorporate the findings in this recommendation. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question staff, Commissioner Kasprak made a motion, seconded by Commissioner Banasiak, 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 26-06 – 511 E Roosevelt Road – Dan Gunsteen – Request for Approval of a Final Planned Unit Development for Lot 2 of Bluestone Properties PUD and a Special Use Permit for Motor Vehicle Laundry The Plan Commission deliberated the request. After a brief discussion, Commissioner Slattery made a motion, seconded by Commissioner Terrazas, to recommend approval of Case PC 26-06 with the following conditions: 1. The subject property shall be developed in substantial conformance with the Paving & Layout Plan (Sheet C-2), prepared by Webster, McGrath, and Ahlberg, Ltd., dated February 19, 2021, with a last revision date of April 17, 2024, attached as Exhibit “D”. 2. The subject property shall be developed in substantial conformance with the Final Landscape Plan (Sheet L-1), prepared by Webster, McGrath, and Ahlberg, Ltd., dated February 19, 2021, with a last revision date of March 22, 2024 attached as Exhibit “E”. 3. The subject property shall be developed in substantial conformance with the Exterior Building Elevations (A201), prepared by WT Group, dated February 10, 2021, with a last revision date of February 11, 2026, attached as Exhibit “F”. 4. Sound amplification, including any outdoor audio, shall be prohibited. And to incorporate the following findings into this 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 use of a car wash is best suited for a commercial area, such as the subject location at the 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Viviana Ramirez 60185 westchicago.org CITY ADMINISTRATOR ===== PDF PAGE 3 ===== [Extraction: embedded PDF text] northwest corner of Route 59 and Roosevelt Road. This intersection is a commercial node that contains other vehicular-type uses. Furthermore, the use is compatible with the existing gas station within the overall development. (2) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: Consideration has been given to the residential area to the north by not allowing access off Dayton Avenue with the exception of a secure gated access drive that will be limited to emergency use only. Patrons are limited to the existing restricted right-in/right-out/left-in off Roosevelt Road. The proposed design of the site complies with all engineering and stormwater requirements. (3) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed development will contain fencing as well as a significant amount of landscaping including evergreen trees to screen the property and provide sound attenuation for the residential areas to the north. The petitioner has oriented the car wash building so the exit, which contains the dryer, will be facing away from the residential area. The vacuum area will be located near Roosevelt Road. The car wash building, which will be between the vacuum area and the north property line, will provide sound attenuation for the vacuums. The proposed lighting will comply with the maximum illumination level of 0.1 foot-candles permitted adjacent to a residential district as well as the maximum illumination level of 2.0 foot- candles at all other property lines. All proposed lighting will be flat cut-off LED lighting to prevent glare. (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 proposed car wash facility use is listed as a special use per Section 10.3-4 (D) of the Zoning Code. With a roll call vote of all ayes, the motion carried. 7. Public Hearing of Case PC 26-07 – 4N215 Doral Drive – Kirit Moradia and Shilpa Moradia – Request for approval of a Zoning Map Amendment to place parcel 01-21-409-006 in the R-2 Single-Family Residential District once the property has been annexed to the City. Commissioner Slattery made a motion, seconded by Commissioner Banasiak, 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 the petitioner, Kirit Moradia, is seeking annexation to the City of West Chicago to obtain municipal water service. The existing water main ends at the property immediately south of the subject site, which is located in the City, and the water main will need to be extended by the applicant to the far side of the property prior to connection. Sanitary sewer service is not being requested. Pursuant to the Illinois Municipal Code, properties annexed to a municipality are automatically placed in the most restrictive zoning district. In West Chicago's case, this zoning would be ER-1 Estate Residential. Because the existing single-family residence and lot do not meet the ER-1 minimum standards, nor would that district be consistent with the zoning of the surrounding properties, the petitioners are requesting 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Viviana Ramirez 60185 westchicago.org CITY ADMINISTRATOR ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] a Zoning Map Amendment to the R-2 Single Family Residential District, which the property and existing structure comply with in terms of minimum lot size and building setback requirements. The Plan Commission does not have jurisdiction over the annexation request, only the zoning map amendment that will take effect once the property is annexed. This property and the other properties in the St. Andrew’s Hills subdivision are not indicated with any future land use on the City’s future land use map. These properties should be included on a future update to the Future Land Use plan and should indicate single-family residential, which is consistent with the existing zoning and land use of the properties. 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 Terrazas, to close the public hearing. With a voice vote of all ayes, the motion carried, and the public hearing was closed. 8. Review and Recommendation of Case PC 26-07 – 4N215 Doral Drive – Kirit Moradia and Shilpa Moradia – Request for approval of a Zoning Map Amendment to place parcel 01-21-409- 006 in the R-2 Single-Family Residential District once the property has been annexed to the City. The Plan Commission deliberated the request. After a brief discussion, Commissioner Kasprak made a motion, seconded by Commissioner Slattery, to recommend approval of Case PC 26-07 and to incorporate the following findings into this recommendation: 1. The existing use and zoning of the property in question. The property is currently improved with a single-family residence and located in unincorporated DuPage County. Upon annexation to the City of West Chicago, the property will be automatically zoned ER-1 Estate Residential. 2. The existing use and zoning of other lots in the vicinity of the property in question. The surrounding properties are developed with single family residences. Those within the City of West Chicago are zoned R-2 Single Family Residential. Properties to the west remain in unincorporated DuPage County and are similarly used for single family residential purposes. 3. The suitability of the property in question for the uses already permitted under existing regulations. While the property would technically be zoned ER-1 upon annexation, the existing single family residence and 0.922-acre lot do not conform to ER-1 minimum requirements. The property is not suitable for continued use under the ER-1 District without a zoning map amendment. 4. The suitability of the property in question for the proposed use. The property and the existing single family residence are fully compliant with the R-2 minimum lot size and building setback requirements. The R-2 District is an appropriate and suitable classification for this property. 5. The trend of development in the vicinity of the property in question, including changes which may have occurred since the property was initially zoned or last zoned. The area surrounding the subject property has been developed for single family residential use for several decades and is consistent with R-2 zoning standards. The St. Andrew's 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Viviana Ramirez 60185 westchicago.org CITY ADMINISTRATOR ===== PDF PAGE 5 ===== [Extraction: embedded PDF text] Hills subdivision, of which this property is a part, is a fully developed single family neighborhood. 6. The effect the proposed rezoning would have on implementation of the comprehensive plan. The properties currently in West Chicago are identified as Single-Family Residential. While the property itself, and the other properties in the development that are unincorporated, is not identified on the future land use map, this land use designation is the most logical given the existing zoning and conditions. 7. Impact on surrounding properties. The proposed R-2 zoning is consistent with the zoning and use of surrounding properties within the City of West Chicago. The rezoning will have no adverse impact on surrounding properties. 8. Impact on health, safety and welfare of the community. The rezoning and the associated annexation, which will provide the property with access to municipal water service, will not detrimentally impact the health, safety, or welfare of the community. With a roll call vote of all ayes, the motion carried. 9. Public Hearing of Case PC 26-05 – Zoning Text Amendment to Section 4.1 (Construction of terms) and Article VI (Zoning Districts Generally) of Appendix A (the Zoning Code) of the Code of Ordinances of the City of West Chicago to permit food trucks in all zoning districts, with the exception of the A Airport District, with certain regulations. Commissioner Banasiak made a motion, seconded by Terrazas, 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 in 2022, the City adopted the current Comprehensive Plan known as West Chicago Forward/Adelante West Chicago. Throughout the plan, the use of mobile food vendors, such as food trucks and food carts, is encouraged. Section 6.27(B) of Zoning Code, however, allows the use of food trucks within the M Manufacturing District only, and those food trucks may serve only the employees that work on the property where the food truck is located. Food trucks are prohibited in all other areas in the City. The Comprehensive Plan calls for expanding mobile food vendors as a permitted use beyond the M District to all commercial zoning districts, with emphasis placed on food trucks permitted in the downtown. Mobile food vendors can add vibrancy to the community by creating a festive atmosphere while also providing economic opportunities for startups in the food industry. Expanding mobile food vendors to other zoning districts can be accomplished through an amendment to the text of the Zoning Code. Staff recommends amending the portion of Section 6.29 that restricts food trucks solely to M Manufacturing and replacing it with a provision that permits the use of food trucks on private property in all zoning districts, with the exception of the A Airport. Prior to discussing the proposal further, the Commission directed staff to engage with the brick and mortar restaurant community, as well as other local food truck vendors, for input and comment. 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 Viviana Ramirez 60185 westchicago.org CITY ADMINISTRATOR ===== PDF PAGE 6 ===== [Extraction: embedded PDF text] Commissioner Kasprak made a motion, seconded by Commissioner Terrazas, to continue the public hearing to the May 5, 2026 meeting. With a voice vote of all ayes, the motion carried. 10. Other Business a. Recommendation to adopt the official 2026 Zoning Map Commissioner Banasiak made a motion, seconded by Commissioner Slattery, to recommend adoption of the official 2026 Zoning Map. With a roll call vote of all ayes, the motion carried. 11. Adjournment With no further business to discuss, Commissioner Kasprak made a motion, seconded by Commissioner Banasiak to adjourn the meeting. With a voice vote of all ayes, the motion carried and the Plan Commission, at 8:16 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 Viviana Ramirez 60185 westchicago.org CITY ADMINISTRATOR