===== PDF PAGE 1 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET Downtown Revitalization Commission Wednesday, May 27, 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: April 27, 2026 4. Status of Downtown Efforts a. Downtown Modernization & Beautification Project b. Economic Development Work Plan c. Zoning Code Updates 5. Approach to (Re)Development 6. West Washington Street Concept Discussion a. Outstanding Items for RFQ Issuance b. Recommendation on Futsal Fields 7. Public Comment 8. Adjournment 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 60185 westchicago.org Viviana Ramirez CITY ADMINISTRATOR ===== PDF PAGE 2 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET DRAFT MEETING MINUTES Downtown Revitalization Commission Monday, April 27, 2026 - 6:00 p.m. 1. Call to Order Chairperson Salzman called the meeting to order at 6:02 p.m. 2. Roll Call Members present included Chair Salzman, Commissioners Beebe, Ballines, Kolode, Myers, Phalen, Rodriguez, and Sabathne. Commissioner Espinosa was absent. Other individuals present included Mayor Dan Bovey (joined the tour at 6:12 p.m.), Business and Community Relations Director Kelley Chrisse, Stacey Linares, Tyler Kessler, Rick Geils, and Mohammed Smith. 3. Approval of Minutes Commissioner Phalen made a motion to approve the draft meeting minutes from March 23, 2026 and seconded by Commissioner Myers. Motion carried unanimously by voice vote. 4. Public Comment Due to the walking tour planned, the Commissioners agreed to provide for public comment earlier in the meeting. Commissioners heard public comment from several community members regarding downtown revitalization efforts. One speaker expressed appreciation for the focus on teen-oriented spaces and business development initiatives and shared optimism about the community’s future, noting their recent decision to open a popcorn and candy business in West Chicago after researching the community for an extended period. Another attendee indicated they would submit additional ideas related to a potential business opportunity that could contribute to local tax value and economic growth and requested City feedback on the concept. Additional comments focused on the importance of transparency, communication, and community engagement throughout the planning process. Concerns were raised that conversations occurring through the Commission may not fully reflect broader community sentiment and that additional outreach and opportunities for public participation should be considered. Participants discussed the importance of balancing revitalization efforts with affordability and preserving the character and identity of the community, including concerns related to rising costs, housing affordability, and potential displacement. Comments also highlighted the need for greater economic diversity, more community gathering spaces, and continued support for local businesses. The importance of schools, business mix, and intentional investment in downtown activity and gathering spaces was also discussed. 475 Main Street T 630.293.2200 Daniel Bovey MAYOR West Chicago, Illinois F 630.293.3028 60185 westchicago.org Viviana Ramirez CITY ADMINISTRATOR ===== PDF PAGE 3 ===== [Extraction: embedded PDF text] 5. Walking Tour of Downtown The Commissioners and most attendees left City Hall to tour the downtown on foot at 6:07 p.m. and arrived back at City Hall at 7:40 p.m. Tyler Kessler did not join the tour and Mayor Bovey joined the tour at 6:12 p.m. Upon returning from the tour, the Commissioners discussed several observations from the downtown walking tour, focusing on overall activity levels, business mix, infrastructure, and opportunities for future revitalization. Participants noted a lack of visible activity and pedestrian traffic during the tour, along with concerns regarding vacant or underutilized properties, limited evening activity, and a concentration of similar business types. Discussion included the importance of creating a more diverse business environment and attracting businesses that encourage residents and visitors to intentionally spend time downtown. Concerns were also raised regarding affordability of commercial rents and barriers for new businesses entering the market. Additional discussion focused on public realm improvements, including lighting, sidewalks, accessibility, wayfinding, outdoor gathering spaces, and the need for more welcoming and active spaces throughout the downtown. Participants discussed opportunities to improve connections between Main Street, Turner Court, and surrounding areas, as well as the need to better activate alleyways and secondary spaces. Train noise, parking availability, infrastructure limitations, and perceptions regarding safety and accessibility were also identified as challenges affecting downtown activity and investment. Commissioners also discussed characteristics of a successful and revitalized downtown, emphasizing the importance of creating an active, vibrant, and welcoming environment with consistent business activity, events, dining, shopping, and gathering opportunities. Participants highlighted the value of creating “third spaces” and community-oriented destinations that feel authentic to West Chicago while remaining inclusive and welcoming to residents and visitors of all backgrounds. The discussion also acknowledged the importance of housing density, local investment, and intentional programming in supporting long-term downtown vitality. 6. Reports on Stakeholder Feedback Township Representatives Commissioner Beebe reported that one township supervisor had not yet provided feedback, while another expressed concerns regarding the adequacy of the current Main Street facility and interest in exploring alternative locations within the township. Discussion emphasized the importance of maintaining township-related activity within the downtown area to avoid creating additional vacancies. It was also noted that no active relocation plans or funding commitments currently exist. Downtown Nonprofits Commissioner Phalen summarized feedback from downtown nonprofit organizations, identifying several recurring concerns, including parking and accessibility challenges, affordable housing needs, and limited gathering spaces for teens and young adults. Participants noted that many nonprofit organizations are primarily focused on service delivery rather than economic development efforts, while also expressing concern that communication gaps may leave some organizations and residents feeling disconnected ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] from downtown planning discussions. Concerns regarding access to free programming and broader community inclusivity were also discussed. Fire District and County Board Commissioner Sabathne summarized feedback received from the Fire District and one County Board Member regarding development and infrastructure considerations impacting downtown revitalization efforts. Key issues included parking availability, flexibility in zoning and land use regulations, property maintenance concerns, and the importance of coordinating stormwater management requirements early in the development process. Fire District representatives emphasized the need for adequate emergency access, sprinklered buildings where appropriate, and compliance with current safety codes. Large Employers and Corporations Chairman Salzman reported limited feedback from larger employers and corporations; however, those who participated expressed support for downtown revitalization efforts and interest in increasing employee engagement with downtown businesses. Suggestions included reinstating employee incentive or discount programs to encourage local spending, supporting beautification efforts, and improving commuter safety near the Metra station bridge and tunnel areas. Employers also emphasized that a vibrant downtown contributes positively to employee attraction and retention, particularly given the significant number of employees who reside within the community. Elementary School District 33 Commissioner Rodriguez reported that no stakeholder feedback had yet been received from District 3 representatives. Additional outreach and assistance in establishing stakeholder connections was discussed. High School District 94 Commissioner Kolode summarized feedback from School District 94, which focused heavily on the need for teen-oriented spaces, improved pedestrian access and lighting, and stronger partnerships between businesses and students. Discussion included opportunities for internships, job shadowing, student-led activities, performance spaces, and student involvement in downtown programming and beautification efforts. The importance of incorporating student voices into planning efforts was emphasized, along with recognition that perceptions of the school district and downtown vitality are closely connected to community image and residential attraction efforts. Library & Park District Commissioner Ballines summarized feedback from the Library, highlighting concerns regarding pedestrian safety and accessibility, particularly near Washington and Main Streets, as well as limited evening business hours, parking challenges during events, and business vacancies. Concerns were also raised regarding construction detours and signage during infrastructure projects. Discussion noted that participation in downtown initiatives is determined independently by the Library Board. Commissioner Ballines also reported feedback from the Park District identifying the need for additional parking, more family-oriented activities and programming, and stronger directional connections drawing traffic from Routes 38 and 59 into the downtown area. Representatives also expressed openness to future collaboration opportunities and continued participation in revitalization planning efforts. ===== PDF PAGE 5 ===== [Extraction: embedded PDF text] Downtown Business Owners Commissioner Myers summarized feedback from downtown business owners, which focused on parking availability, improved signage, increasing foot traffic, and the importance of visible and timely implementation of downtown improvements. Business owners expressed support for expanded events and programming, improved lighting and beautification efforts, and exploration of incubator-style retail concepts to support small business growth. Concerns were also raised regarding construction impacts, scheduling conflicts limiting participation in meetings, and frustration with planning efforts that do not result in visible action. Some business owners expressed a preference for receiving updates and communications electronically. 7. Clarification of Goals Chairperson Salzman noted that several recurring themes and unresolved issues have emerged during prior meetings and stakeholder discussions, and that these topics will continue to be circulated for additional review and refinement as the planning process moves forward. Commissioners were encouraged to identify any additional major issues or priorities that may not yet have been fully addressed. Discussion acknowledged that significant progress has been made to date, although much of the effort has focused on information gathering, stakeholder outreach, and establishing a broader understanding of downtown opportunities and challenges. Commissioners discussed several recurring challenges identified through stakeholder outreach and the downtown walking tour. Key issues included a lack of foot traffic and consistent activity downtown, limited business diversity and duplication of business types, lack of gathering or “third space” opportunities throughout the day, infrastructure concerns such as sidewalks and lighting, affordability challenges associated with commercial rents, and limited housing density to support downtown activity. Additional discussion focused on attracting local investment, improving the relationship between Main Street and Turner Court, addressing train-related impacts through buffering and landscaping, and encouraging intentional investment and redevelopment of vacant and underutilized properties. The Commission also discussed what a successful and revitalized downtown would look like in the future. Participants described a downtown where people intentionally gather to dine, shop, walk, attend events, and spend time within the community. Discussion emphasized creating a bright, lively, welcoming, and safe environment that reflects the authenticity and identity of West Chicago while remaining inclusive of all ages, backgrounds, and cultures. Commissioners highlighted the importance of diverse businesses, active programming and events, increased housing and activity downtown, and creating a place that fosters community pride and feels welcoming and connected to residents and visitors alike. The Commission further discussed several ongoing focus areas that will continue to guide future conversations and planning efforts, including redevelopment of vacant land and underutilized properties, support for small businesses and downtown investment, business vacancies, truck routing considerations, infrastructure and accessibility improvements, and potential form-based code concepts. Additional discussion included the future alignment of Fremont Street, opportunities to activate downtown spaces, and the strategic use of Tax Increment Financing (TIF) as a tool to support redevelopment and revitalization initiatives. ===== PDF PAGE 6 ===== [Extraction: embedded PDF text] 8. Adjournment Commissioner Phalen made a motion to adjourn, which was seconded by Commissioner Beebe. The motion carried unanimously by voice vote. The meeting adjourned at 9:07 p.m. ===== PDF PAGE 7 ===== [Extraction: embedded PDF text] CITY OF WEST CHICAGO DOWNTOWN REVITALIZATION COMMISSION AGENDA ITEM SUMMARY ITEM TITLE: Approach to (Re)Development AGENDA ITEM NUMBER: 5 Incrementalism vs Highest and Best Use COMMISSION AGENDA DATE: 05-27-26 STAFF REVIEW: John Sterrett, Interim Director of Com- SIGNATURE __________________________ munity Development ITEM SUMMARY: As the Commission continues discussion on ways to revitalize the downtown, members should con- sider two distinct frameworks in guiding (re)development activity in the downtown: Incrementalism and Highest and Best Use. Each of these approaches offers its own benefits as well as challenges. Incrementalism Incrementalism approaches downtown (re)development as the accumulation of many small, low-risk improvements over time. The unit of change is the individual storefront, parcel, or block face rather than the downtown as a whole. Typical activities include façade improvements, adaptive reuse of ex- isting buildings, small infill projects, streetscape and public space enhancements, tactical urbanism, and support for individual small businesses and property owners. Public investment tends to be mod- est in scale, recurring, and distributed across many sites. Highest and Best Use Highest and best use asks a simple question of each property: what is the most productive use this site could reasonably support? "Most productive" means the use that is allowed under the zoning, physically possible on the site, financially workable, and produces the greatest long-term value. Ap- plied to the downtown, the framework points toward larger, higher impact projects, for example, a mixed-use building replacing a surface parking lot, a multi-story development replacing an underused single-story commercial building, or the assembly of several parcels into a single larger site. The premise is that some properties are performing well below their potential, and that redeveloping them at a higher intensity produces outsized benefits for the district. Public participation under this approach is generally concentrated in fewer, larger commitments, often including tools such as TIF, tax abate- ments, or land assembly. REQUESTED ACTION: At the next meeting on May 27th, commissioners will be asked to discuss the advantages and disad- vantages of each approach and to begin identifying where in the downtown each might most appro- priately apply.