===== PDF PAGE 2 ===== [Extraction: embedded PDF text] WHERE HISTORY & PROGRESS MEET Draft Meeting Minutes PLAN COMMISSION/ZONING BOARD OF APPEALS July 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, Billingsley, Kasprak, Terrazas, and Slattery present. Commissioner Henkin was excused. With six members present, a quorum was established. Staff in attendance included 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 April 7, 2026 Meeting Minutes Commissioner Kasprak made a motion, seconded by Commissioner Banasiak, to approve the draft April 7, 2026 meeting minutes. With a voice vote of all ayes, the motion carried. 5. Public Hearing of Case PC 26-08 – 1010 Town Road – Giran Corporation represented by Inga Orolin – Request for Approval of a Special Use Permit for Motor Vehicle Repair. Commissioner Billingsley made a motion, seconded by Commissioner 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 Giran Corporation, represented by Inga Orolin, is requesting approval of a Special Use Permit to operate a Motor Vehicle Repair Shop at 1010 Town Road. The 1.65-acre property is located at the southwest corner of Roosevelt Road and Town Road in the M Manufacturing District. The property contains an existing 6,500 square foot structure with an asphalt paved parking area of approximately 22,000 square feet and was most recently used as a landscape contractor's yard with outside storage (Earthcare). The City's Comprehensive Plan designates the property for Corridor Commercial use, which is consistent with, or at minimum not inconsistent with, the proposed commercial service use. The petitioner proposes to operate a Motor Vehicle Repair Shop for the repair of motor vehicles, excluding semi-trailers. All repairs will occur within the existing structure. The existing paved area will be used for vehicles waiting to be serviced or picked up. No changes to the site layout are proposed, and no outside storage will occur on the property. 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] Inga Orolin, representing the petitioner, was duly sworn in. Ms. Orolin provided brief background on the operation and the proposed use at the property. 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 26-08 – 1010 Town Road – Giran Corporation represented by Inga Orolin – Request for Approval of a Special Use Permit for Motor Vehicle Repair. The Plan Commission deliberated the request. After a brief discussion, Commissioner Terrazas made a motion, seconded by Commissioner Slattery, to recommend approval of Case PC 26-08 with the following conditions: 1. The approved Special Use Permit is for the repair of motor vehicles only and shall not extend to the repair or maintenance of semi-trailers. 2. No off-site outside storage of any kind, including trucks, with or without attached semi-trailers, detached semi-trailers, or any other vehicles not being serviced by the Motor Vehicle Repair Shop, shall occur on the property. 3. Motor vehicles being serviced by the Motor Vehicle Repair Shop shall be kept on the property for no more than five (5) days, per Section 7.9(F) of the Zoning Code. 4. All motor vehicles shall be repaired within the structure and no repair shall occur outside of the structure. 5. No motor vehicles waiting to be serviced or picked up following service shall be parked between the building and Roosevelt Road nor between the building and Town Road. All motor vehicles shall be parked in the existing paved area west and southwest of the building. 6. No portion of the site encumbered with gravel shall be used for parking of any vehicles at any time. Parking shall only occur on paved surfaces. And to incorporate the following findings into this recommendation: (1) Is necessary for the public convenience at the physical location: The Motor Vehicle Repair Shop is proposed on a property located in the M Manufacturing District at the southwest corner of Roosevelt Road and Town Road, an area characterized by warehousing, distribution, and other industrial and commercial service uses. Truck repair services are a practical necessity for the commercial vehicle operations concentrated in this area, and locating such a use in close proximity to those operations serves the public convenience at this location. The subject property, with its existing structure, paved parking area, and screening along Roosevelt Road, is well-suited to accommodate this use with minimal impact on surrounding properties. (2) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: The subject property is designed and situated to protect the public health, safety, and welfare. The existing structure will contain all repair activity, as no work shall occur outside of the building. Vehicles awaiting service or pickup are limited to designated paved areas away from the public right-of-way, and no vehicle may remain on the property for more than five days, 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] preventing the accumulation of inoperable or abandoned vehicles. The property is further buffered by extensive landscaping and fencing along Roosevelt Road, screening operations from public view. The conditions attached to this approval collectively ensure that the use will be operated in a manner that minimizes any potential impacts on public health, safety, and welfare. (3) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed Motor Vehicle Repair Shop will not cause substantial injury to the value of other property in the neighborhood. The layout and footprint of the property will remain unchanged from its previous use. All repair activity will be conducted within the existing structure, ensuring no visible outdoor operations that could negatively impact surrounding properties. The five-day vehicle limit prevents the accumulation of vehicles on the property, reducing any potential for the site to take on the appearance of a salvage or storage yard. Given the industrial and commercial character of the surrounding area, the proposed use is compatible with the neighborhood and is not anticipated to diminish 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 a Motor Vehicle Repair Shop is listed as a special use, per Section 11.2-4(C) of the Zoning Code. With a roll call vote of all ayes, the motion carried. 7. Public Hearing of Case PC 26-09 – Zoning Text Amendment to Section 4.1 (Construction of Terms), Section 10.2-1 (B-1 Central Business District – Use Restrictions), 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 Commissioner Slattery made a motion, seconded by Commissioner 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 at their May 4, 2026 meeting, the City Council discussed a proposal from the Mayor to install futsal fields on a portion of the 14-acre City-owned West Washington Street property (see attached map). This endeavor would be in collaboration with Street Soccer USA (SSUSA) and Missionary Athletes International (MAI) to commemorate the 2026 World Cup. The Council directed staff to evaluate the zoning implications of the proposal and identify the appropriate regulatory pathway. Staff further presented the concept to the Downtown Revitalization Commission (DRC) at their May 27, 2026 meeting, at which time the DRC recommended approval of the concept, with the condition that the fields be located as far to the western edge of the property as possible to preserve the balance of the site for future redevelopment. In reviewing the applicable zoning regulations, staff determined that a publicly-owned, open- access outdoor athletic court or field is not a use that is currently permitted either by right or special use in the B-1 District. Although the use of “Recreational facilities (public and private)” is included in the list of special uses in this district, the proposed futsal field activity is distinct from this existing use category. A recreational facility, as that term is understood in planning practice, refers to an operator-run environment offering organized services, such as a YMCA or indoor sports 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] complex. A publicly-owned outdoor athletic field or court is an open-access amenity installed and maintained by a governmental entity for unrestricted public use, in the same manner as a park basketball court or tennis court. Staff, therefore, recommends establishing a new, more specific classification – “Outdoor Athletic Fields, Publicly Owned” – that accurately describes the use and provides a defined regulatory framework for its review as a special use in the downtown. Given the unique characteristics of this type of use, Staff is of the opinion this type of use should be considered a special use, requiring a public hearing and ultimately being decided upon by the City Council. If the proposed text amendment is approved by the City Council, staff will proceed with a separate special use permit application for the specific installation of the courts at the West Washington Street property, which will include a site plan, engineering drawings, and related exhibits for Plan Commission review. The proposed text amendment also includes a use restriction under Section 10.2-1 requiring that any Outdoor Athletic Fields, Publicly Owned use be located at least 4,000 feet from any other approved Outdoor Athletic Fields, Publicly Owned use, as measured from property line to property line. A publicly-owned outdoor athletic facility of this nature has the potential to generate significant parking demand during peak use periods, particularly for organized events. The downtown parking supply is limited, and the cumulative impact of multiple such facilities operating simultaneously could place undue strain on parking availability for surrounding businesses and other downtown users. Limiting this use to a single location within the district ensures that any parking impacts can be evaluated and managed in the context of a single special use permit, rather than compounding across multiple sites. The Commission discussed the proposed Zoning Text Amendment. There were some concerns from members that this type of use may not be the best for the B-1 District and that there does not need to be additional open space in the downtown, but instead should have more development opportunities. Commissioner Banasiak made a motion, seconded by Commissioner Terrazas, to continue the public hearing. With a roll call vote of 5 yes and 1 no (Commissioner Kasprak), the motion carried and the public hearing was continued to the August 4, 2026 Plan Commission meeting. 8. 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 8:22 p.m., adjourned. Respectfully Submitted, John Sterrett, 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 ===== PDF PAGE 6 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals August 4, 2026 Case: PC 26-10 Petitioner: DS Containers Address: 2500 Enterprise Circle Zoning: A Airport District Existing Use: Industrial Comp Plan: Corridor Commercial Request: A Zoning Variance, in accordance with Section 5.4-1(B) of the Zoning Code, to allow a reduced exterior side yard setback of as little as 11.35 feet in lieu of the minimum required exterior side yard setback of 20 feet. Summary: The request for the zoning variance is to accommodate an expanded truck parking area on the south end of the property associated with the existing use industrial use. Staff Recommendation: APPROVAL WITH CONDITIONS Staff recommends the Plan Commission/Zoning Board of Appeals pass a motion recommending approval of the Variance subject to the conditions outlined below. i. The site be constructed in substantial conformance with the submitted Site Plan prepared by Spaceco dated March 24, 2026. ii. Prior to the issuance of a building permit for the expansion of the parking area, the petitioner shall submit documentation from all utility companies having rights of any easement that is impacted by the encroachment indicating that their approval of the encroachment. Public Notice. All public notice requirements were completed including a notice of public hearing published in the Daily Herald, notification to all property owners within 250 feet of the subject property, and placement of a hearing sign on the property. Adjacent Property Zoning and Land Use Information. Location Adjacent Zoning Adjacent Land Use Comprehensive Plan North A Airport Industrial Industrial South A Airport Industrial Industrial East A Airport Detention Pond Industrial West A Airport Industrial Industrial Existing Conditions. The subject property is located in the southern portion of the DuPage Business Center, in the center of Enterprise Circle, consisting of 25 acres located in the A Airport District. The property is improved with a 562,000 square foot industrial building used by DS Container. The building is single-loaded, with dock doors located only on the south side of the building. All associated truck/trailer parking is also located on the south side of the building consisting of 49 stalls. Truck parking is not located anywhere else on the property. The property's perimeter is encumbered by several recorded utility easements, including ComEd ===== PDF PAGE 7 ===== [Extraction: embedded PDF text] PC 26-10 2500 Enterprise Circle August 4, 2026 and Nicor Gas easements and City sanitary and storm sewer easements (Document Nos. R2009-108150 and R2007-131135), which run generally parallel to the exterior yard along Enterprise Circle. Proposal. The petitioner is proposing to expand their truck parking area to add an additional twenty-three (23) truck stalls. The truck parking area is located only on the south end of the building. Nowhere else on the property is it conducive to add these parking stalls. To accommodate as many stalls as possible, an existing drive entrance in the middle of the property will be removed and an existing landscape island will be shifted to the east. A small amount of green space exists on both the east and west sides of the existing row of truck parking. Variance Analysis. Section 10.5-3(C)(4)(d) of the Zoning Code requires all pavement to be setback at least 20 feet from the property line of an exterior yard. Interior yards require a 15-foot setback from the property line for all pavement. When the building and associated parking was constructed, the truck stalls were installed up to the 20-foot setback line. Variance Findings of Fact Per Section 5.4-4 of the Zoning Code, the Plan Commission/Zoning Board of Appeals shall recommend a variation only upon making findings of fact based on evidence presented for the variations. The following draft findings of fact are offered for consideration by the Plan Commission/Zoning Board of Appeals: (1) The particular physical surroundings, shape or topographical condition of the specific property involved would result in a particular hardship upon the owner, as distinguished from a mere inconvenience or loss of revenue, if the strict letter of the regulations were carried out: The subject property is surrounded by Enterprise Circle with curvilinear corners around the entirety of the property. The street does not contain typical intersections but rather is a circular loop around the property. As a result, the entire property not only contains exterior yards that require a greater setback than interior yards, but the curvilinear corners create a certain level of difficulty for expansion. (2) The condition upon which the requested variances are based would not be applicable, generally, to other property within the same zoning classification: No other commercial lot in the DuPage Business Center has street frontage on all four sides nor contains curvilinear corners at three corners of the lot. (3) The alleged difficulty or hardship has not been created by any person presently having an interest in the property: While the petitioner did design and construct the original building and truck court, the physical constraint of the property related to this specific request was not a choice made in the original site design, but instead the fixed shape and street configuration of the lot itself. The property's curvilinear frontage on all four sides, which results in the absence of any location on the property where additional trailer parking could be developed other than the existing yard along the south building face, are conditions of the lot that the petitioner did not create and cannot alter. The petitioner's underlying need for additional trailer storage is driven by growth in its warehousing and distribution 2 ===== PDF PAGE 8 ===== [Extraction: embedded PDF text] PC 26-10 2500 Enterprise Circle August 4, 2026 operations. That business need by itself would not distinguish this request from a mere inconvenience or preference. The hardship recognized here is narrower and tied to the lot's fixed geometry. Because of the geometric shape, there is no location on the property, other than within the required exterior yard, where the requested expansion can occur. (4) The granting of the variances will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located: Granting the requested variance should not be detrimental to the public welfare or injurious to other property in the area. The encroachment will not extend onto any adjacent property, introduce any new use or structure to the site, or alter the industrial character of the surrounding area. Access to and function of the utility easements affected by the encroachment will be preserved, subject to the condition of approval requiring written consent from the applicable utility companies prior to permit issuance. (5) The proposed variances will not impair an adequate supply of light and air to adjacent property, substantially increase the congestion in the public streets, increase the danger of fire, endanger the public safety or substantially diminish or impair property values within the neighborhood: The proposed variances should not substantially impair an adequate supply of light and air to adjacent property, substantially increase the congestion in the public streets, increase the danger of fire, endanger the public safety or substantially diminish or impair property values within the neighborhood. The encroachment will not alter the existing site access points on Enterprise Circle and because the street is curvilinear at the corners rather than at right-angles, site distance should not be impacted by the encroachment. (6) The proposed variances comply with the spirit and intent of the restrictions imposed by this Code: The variance is for a relatively small encroachment of pavement into the required exterior yard with approximately 243 square feet of pavement located in the required setback on one end of the row of parking and 310 square feet at the other. Most of this encroachment is closer to the 20-foot setback line and becomes smaller as the encroachment nears the lot line. Exhibits • Exhibit A – Location Map • Exhibit B – Aerial Map • Exhibit C – Zoning Map • Exhibit D – Site Plan 3 ===== PDF PAGE 9 ===== [Extraction: OCR (rendered-page OCR)] Location Map EFabyan Pkuy 21 TsBorkD MERCHANTS CHEESE ===== PDF PAGE 10 ===== [Extraction: OCR (rendered-page OCR)] Aerial Map Pe aa tT Te Le! Wd i) tt LL Gaiserprise Bod ===== PDF PAGE 11 ===== [Extraction: OCR (rendered-page OCR)] Zoning Map seBlvd Enterprise Bld ===== PDF PAGE 12 ===== [Extraction: OCR (rendered-page OCR)] REMARRS NO.DATE WEST CHICAGO,ILLINOIS 25OO ENTERPRISE CIRCLE o CivllEngineering &Surveying PARKING wRTo o Cflics TRUCKPARKING EXHIBIT ENTERPRISE CIRCLE SOYEAEAECALNE TRAILER PARKING SUMMARY ISTPG TRAL,ER PARAJNG OTAL TRAILEP PLBONG ENTERPRISE CIRCLE ===== PDF PAGE 13 ===== [Extraction: OCR (rendered-page OCR)] - 7 Aha} (4 tee rash ae is EAST y | . fe) POTTEGSHIGE gaSPMEN gyhFo ComEd ) PEA DOCUMENT .R2009-108I5d) (SAN-21) easement | ei & RZ0D79519355" | ' NOR ie — ae Jl =i Bk : r > ue et Li Bik ie 2). Fi SS 1 al ete aN lobe (ay “ “Ly is Sar ae Gols, ee ere a Pace x SLR Ge ee == —< Ni ei Wed sien) <, ve AL CORNER St a = P . i 4 ai ama ey ae a ea oe \UER: OF ieee . Tk ‘Ape a ae Ae “| ag Ge WEST a Ni Gas Storm ; Zz \ Com Ed @ easement sewer. ri Se easement a pent EE: SOS \\P SS STORM SEWER EASEME) ‘ IN PER DOCUMENT .R20Q8-108I50 \ SS & RBDOTHISI935 ‘ee 7 1 ~s eS. We mae SS a 2 Za > {= eee “Se Se NiGas z i * easement ~_N ; rs OT > a ===== PDF PAGE 14 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report to the Plan Commission/Zoning Board of Appeals August 4, 2026 Case: PC 26-09 Petitioner: City of West Chicago Request: Approval of a proposed Zoning Text Amendment to Section 4.1 (Construction of Terms), Section 10.2-1 (B-1 Central Business District – Use Restrictions), 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 establishes “Outdoor Athletic Fields, Publicly Owned” as a new land use classification with a corresponding definition in Article IV of the Zoning Code, and adds this classification as a special use in the B-1 Central Business District. The amendment is intended to provide a regulatory framework for the installation and operation of publicly-owned outdoor athletic courts and fields in the downtown, including a futsal court at the City-owned West Washington Street property. Recommendation: Staff recommends the Plan Commission pass a motion recommending approval of the proposed Zoning Text Amendment. Background. At their May 4, 2026 meeting, the City Council discussed a proposal from the Mayor to install futsal fields on a portion of the 14-acre City-owned West Washington Street property (see attached map). This endeavor would be in collaboration with Street Soccer USA (SSUSA) and Missionary Athletes International (MAI) to commemorate the 2026 World Cup. The Council directed staff to evaluate the zoning implications of the proposal and identify the appropriate regulatory pathway. Staff further presented the concept to the Downtown Revitalization Commission (DRC) at their May 27, 2026 meeting, at which time the DRC recommended approval of the concept, with the condition that the fields be located as far to the western edge of the property as possible to preserve the balance of the site for future redevelopment. In reviewing the applicable zoning regulations, staff determined that a publicly-owned, open-access outdoor athletic court or field is not a use that is currently permitted either by right or special use in the B-1 District. Although the use of “Recreational facilities (public and private)” is included in the list of special uses in this district, the proposed futsal field activity is distinct from this existing use category. A recreational facility, as that term is understood in planning practice, refers to an operator-run environment offering organized services, such as a YMCA or indoor sports complex. A publicly-owned outdoor athletic field or court is an open-access amenity installed and maintained by a governmental entity for unrestricted public use, in the same manner as a park basketball court or tennis court. Staff, therefore, recommends establishing a new, more specific classification – “Outdoor Athletic Fields, Publicly Owned” – that accurately describes the use and provides a defined regulatory framework for its review as a special use in the downtown. Given the unique characteristics of this type of use, Staff is of the opinion this type of use should be considered a special use, requiring a public hearing and ultimately being decided upon by the City Council. If the proposed text amendment is approved by the City Council, staff will proceed with a separate special use permit application for the specific installation of the courts at the West Washington Street property, which will include a site plan, engineering drawings, and related exhibits for Plan Commission review. ===== PDF PAGE 15 ===== [Extraction: embedded PDF text] The proposed text amendment also includes a use restriction under Section 10.2-1 requiring that any Outdoor Athletic Fields, Publicly Owned use be located at least 4,000 feet from any other approved Outdoor Athletic Fields, Publicly Owned use, as measured from property line to property line. A publicly- owned outdoor athletic facility of this nature has the potential to generate significant parking demand during peak use periods, particularly for organized events. The downtown parking supply is limited, and the cumulative impact of multiple such facilities operating simultaneously could place undue strain on parking availability for surrounding businesses and other downtown users. Limiting this use to a single location within the district ensures that any parking impacts can be evaluated and managed in the context of a single special use permit, rather than compounding across multiple sites. The Plan Commission opened the public hearing for this Zoning Case at their July 7, 2026 meeting and continued the case to the August 4, 2026 meeting for further consideration. Public Notice. A notice of public hearing for the proposed Zoning Text Amendment was published in the June 22, 2026 edition of the Daily Herald, in accordance with Section 5.6-2(B) of the West Chicago Zoning Code. Exhibits Exhibit A – City-owned West Washington Street Property Exhibit B – Proposed Zoning Text Amendment 2 ===== PDF PAGE 16 ===== [Extraction: OCR (rendered-page OCR)] Map of B-1 Central Business District District outlined in pink West Washington Street property outlined in yellow > a 1s ed ee ===== PDF PAGE 17 ===== [Extraction: embedded PDF text] Proposed Text Amendments to Appendix A (Zoning Code) of the Code of Ordinances of the City of West Chicago Outdoor Athletic Fields, Publicly Owned Plan Commission/Zoning Board of Appeals Public Hearing July 7, 2026 Underline = New Text; Strikethrough = Deleted Text ARTICLE IV Definitions I. Amend Section 4.1 (Definitions – Construction of Terms) to create and define “Outdoor Athletic Fields, Publicly Owned”: “Outdoor Athletic Fields, Publicly Owned. An outdoor facility owned by a unit of local government or public agency consisting of one or more fields, courts, or similar open-air areas designed and improved for active recreational or athletic use, including but not limited to soccer fields, futsal courts, pickleball courts, basketball courts, baseball and softball diamonds, and multi-use athletic surfaces. This classification includes associated accessory improvements such as fencing, lighting, bleachers, benches, storage structures and containers, and restroom facilities that are incidental to and supportive of the primary athletic use. This classification does not include: – Indoor recreational facilities; – Commercial recreational operations; or – Facilities primarily designed for organized professional or semi-professional athletic competition.” ARTICLE X Business Districts II. Amend Section 10.2-1 (B-1 Central Business District – Use Restrictions) to add a paragraph “H” with the following text: “(H) Outdoor Athletic Fields, Publicly Owned, shall be located at least 4,000 feet from any other approved Outdoor Athletic Fields, Publicly Owned use, as measured from property line to property line.” III. Amend Section 10.2-4 (B-1 Central Business District – Special Uses) to add “Outdoor Athletic Fields, Publicly Owned” as a new special use as follows: “(Q) Outdoor Athletic Fields, Publicly Owned.”