===== PDF PAGE 8 ===== [Extraction: embedded PDF text] CITY OF WEST CHICAGO DEVELOPMENT COMMITTEE AGENDA ITEM SUMMARY ITEM TITLE: AGENDA ITEM NUMBER: 4.B Zoning Variance Reduced Exterior Side Yard Setback COMMITTEE DATE: August 10, 2026 DS Containers 2500 Enterprise Circle COUNCIL DATE: ___________ Ordinance No. 26-O-0019 PREPARED BY: John Sterrett, Director of Community SIGNATURE _______________________ Development APPROVED BY: Viviana Ramirez, City Administrator SIGNATURE _______________________ ITEM SUMMARY: DS Containers is requesting a Zoning Variance, per 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 required 20 feet at 2500 Enterprise Circle. The 25-acre property is in the DuPage Business Center in the A Airport District and is improved with a 562,000 square foot industrial building occupied by DS Containers, with all truck/trailer parking (49 stalls) situated along the south side of the building. The petitioner proposes adding 23 additional truck stalls in this same area, the only location on the site suited for expansion, by removing a mid-property drive entrance and shifting an existing landscape island. The property's curvilinear frontage on all four sides of Enterprise Circle limits expansion options elsewhere on the site. Staff recommends approval of the Variance subject to two conditions: (1) substantial conformance with the Site Plan prepared by Spaceco, dated March 24, 2026; and (2) submission, prior to permit issuance, of utility company approvals for the easement encroachment. Supporting findings of fact conclude that the property's fixed, curvilinear lot geometry, not any choice by the petitioner, creates a hardship unique to this site, and that the requested encroachment (approximately 243–310 square feet of pavement) will not be detrimental to public welfare, adjacent properties, or the industrial character of the surrounding area. The Plan Commission/Zoning Board of Appeals conducted a public hearing on August 4, 2026. The Plan Commission, in a 4-0 vote with 3 absent, recommended approval of this request subject to the conditions listed in the attached draft Ordinance and incorporated the findings of fact identified in Exhibit B of the same supporting this recommendation. ACTION PROPOSED: Discuss and provide a recommendation to the City Council regarding the Zoning Variance request by DS Containers to allow a reduced exterior side yard setback at 2500 Enterprise Circle in the A Airport District. COMMITTEE RECOMMENDATION: Attachment: Draft Ordinance No. 26-O-0019 ===== PDF PAGE 9 ===== [Extraction: embedded PDF text] ORDINANCE NO. 26-O-0019 AN ORDINANCE GRANTING A ZONING VARIANCE FOR PAVEMENT SETBACKS FOR 2500 ENTERPRISE CIRCLE WHEREAS, on or about June 24, 2026, DS Containers (the “APPLICANT”), filed an application for a zoning variance to construct a parking expansion with a setback of eleven (11) feet, four (4) inches from the exterior side yard lot line in lieu of the minimum setback for pavement of twenty (20) feet required, with respect to the property legally described on Exhibit “A” attached hereto and incorporated herein (the “SUBJECT REALTY”); and, WHEREAS, Notice of Public Hearing on said zoning variance application was published in the Daily Herald on July 20, 2026, as required by the ordinances of the City of West Chicago and the statutes of the State of Illinois; and, WHEREAS, a Public Hearing was conducted by the Plan Commission/Zoning Board of Appeals of the City of West Chicago, commencing on August 4, 2026, pursuant to said Notice; and, WHEREAS, at the Public Hearing, the APPLICANT provided testimony in support of its application, and all interested parties had an opportunity to be heard; and, WHEREAS, the corporate authorities of the City of West Chicago have received the recommendation of the Plan Commission/Zoning Board of Appeals which contains specific findings of fact, pursuant to Recommendation No. 26-RC-0008, a copy of which is attached hereto as Exhibit “B” which is, by this reference, incorporated herein. NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of West Chicago, Du Page County, Illinois, in regular session assembled, as follows: Section 1. That the SUBJECT REALTY is hereby granted zoning variance from Section 10.5-3(C)(4)(d) of the Zoning Code to allow a proposed parking expansion to encroach into the required twenty (20) foot exterior yard setback for pavement by eight (8) feet, eight (8) inches, subject to the following conditions: A. The site be constructed in substantial conformance with the submitted Site Plan prepared by Spaceco dated March 24, 2026. B. 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 their approval of the encroachment. ===== PDF PAGE 10 ===== [Extraction: embedded PDF text] Section 2. That all ordinances and resolutions, or parts thereof, in conflict with the provisions of this Ordinance are, to the extent of such conflict, hereby repealed. Section 3. That this Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form as provided by law. PASSED this ____ day of __________________, 2026. Alderman J. Alcántar-García ______ Alderman D. Beebe ______ Alderman S. Santiago ______ Alderman J. Sheahan ______ Alderman D. Carreto-Muñoz ______ Alderman T. Hernandez ______ Alderman S. Dimas ______ Alderman M. Birch Ferguson ______ Alderman C. Swiatek ______ Alderman J. Smith, Jr. ______ Alderman C. Aviña Soto ______ Alderman R. Stout ______ Alderman M. Myers ______ Alderman J. Morano ______ APPROVED as to form: ____________________________________ City Attorney APPROVED this ______ day of __________________, 2026. ____________________________ Mayor Daniel Bovey ATTEST: ______________________________ Executive Office Manager Valeria Biggerstaff PUBLISHED: ______________________ ===== PDF PAGE 11 ===== [Extraction: embedded PDF text] EXHIBIT “A” LEGAL DESCRIPTION LOTS 1 AND 2 IN DUPAGE NATIONAL TECHNOLOGY PARK 2500 ENTERPRISE DRIVE ASSESSMENT PLAT, BEING A PLAT OF PART OF THE NORTHWEST QUARTER OF SECTION 18, TOWNSHIP 39 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED APRIL 17, 2015 AS DOCUMENT R2015-39922, IN DUPAGE COUNTY, ILLINOIS. P.I.N.(s): 04-18-101-002 and 04-18-101-003 ===== PDF PAGE 12 ===== [Extraction: embedded PDF text] EXHIBIT “B” RECOMMENDATION NO. 26-RC-0008 TO: The Honorable Mayor and City Council SUBJECT: PC 26-10 2500 Enterprise Circle Zoning Variance to Section 10.5-3(C)(4)(d) of the Zoning Code DATE: August 4, 2026 PUBLIC HEARING The Plan Commission/Zoning Board of Appeals conducted a public hearing for PC 26-10 on Monday, August 4, 2026 in the Council Chambers of West Chicago City Hall – 475 Main Street, West Chicago, Illinois. RECOMMENDATION After a review of the requested Zoning Variance, the Plan Commission/Zoning Board of Appeals (PC/ZBA) recommended approval of the requested Zoning Variance, subject to the following conditions: 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. And incorporated the following findings into its recommendation: 1. 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. 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. 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 ===== PDF PAGE 13 ===== [Extraction: embedded PDF text] 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 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. 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 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 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. ROLL CALL VOTE Yeas (4) Nays (0) Abstain (0) Absent (3) Laimins Henkin Kasprak Billingsley Banasiak Terrazas Slattery Respectfully submitted, Barbara Laimins, Chairperson of the Plan Commission ===== PDF PAGE 14 ===== [Extraction: embedded PDF text] !Milffl PMIJtCi V'Vf\1 1 -~-T ~~- ~ ldl:I; I I il&I un;.m,•~ I I ............ 1:1: 11I I' i;;; II 1: I a: 1: I I f , 11 ~ [ ui'1e__.{JJ I: I I I I ~an,:irnirt~~..... I: ' 1: I i I'J :r,',;ffi""'J,lr,~- I I I 11 • _ , __u 111,1: I : 111 11 I :i1: II I I I II I : I , : I ,:I I 11 "I111 •:'I' :i I I , : I I I 11 :iiL: I I'I I/ J) I ·~'j I :~✓./ l)'f'·-- 1 ,, ~ MG.u ••-•• m.v ~ - ,j ENTUPIIISE CIRCLE n&.INAMQ....... ....... ---~=====----==---------==------~-~- --=---==.:_j:£=- IIC,,1,,"1,,0'.... ~ ~--- - - - -- - - - ----~ ~ - --- -- --- ------ - - - -- - .........,.,. 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