title
Zoning Petition ZONING-25-000051 Willowbrook Waffles, LLC
resolution
WHEREAS, a public hearing was held on September 3, 2025 in the DuPage County Administration Building, 421 North County Farm Road, Wheaton, Illinois at 2:30 P.M. before the DuPage County Zoning Hearing Officer and notice of said hearing was duly given; and
WHEREAS, a petition was presented at this hearing requesting the following zoning relief:
Conditional Use to allow a Class B Restaurant in a B-1 Local Business District.
on the property hereinafter described:
PARCEL 1: ALL OF LOT 3 AND THAT PART OF LOT 1 DESCRIBED AS FOLLOWS: COMMENCING AT THE MOST EASTERLY SOUTHEAST CORNER OF SAID LOT 1, SAID POINT ALSO BEING THE NORTHEAST CORNER OF LOT 3; THENCE WESTERLY ALONG THE NORTHERLY LINE OF SAID LOT 3, 152.69 FEET TO THE NORTHWESTERLY CORNER OF SAID LOT 3, SAID POINT ALSO BEING THE POINT OF BEGINNING; THENCE CONTINUING WESTERLY ALONG THE NORTHERLY LINE OF SAID LOT 3, EXTENDED, 25 FEET; THENCE SOUTHERLY ALONG A LINE PARALLEL WITH THE WESTERLY LINE OF SAID LOT 3, 100 FEET; THENCE EASTERLY 25 FEET TO THE SOUTHWESTERLY CORNER OF SAID LOT 3; THENCE NORTHERLY ALONG THE WESTERLY LINE OF SAID LOT 3, 100 FEET TO THE POINT OF BEGINNING. ALL IN KAREN’S ASSESSMENT PLAT IN THE SOUTHWEST QUARTER OF SECTION 2, TOWNSHIP 37 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE ASSESSMENT PLAT RECORDED NOVEMBER 20, 1978 AS DOCUMENT R78-111483, IN DUPAGE COUNTY, ILLINOIS.
PARCEL 2: THE NORTHERLY 5 FEET OF LOT 4, AS MEASURED AT RIGHT ANGLES TO THE NORTHERLY LINE OF SAID LOT 4, IN KAREN’S ASSESSMENT PLAT OF LOT 3 IN RAMLIN ROSE SOUTH ASSESSMENT PLAT, A SUBDIVISION IN THE SOUTHWEST QUARTER OF SECTION 2, TOWNSHIP 37 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 8, 1968 AS DOCUMENT R68-8754, IN DUPAGE COUNTY, ILLINOIS; and
WHEREAS, the Zoning Hearing Officer, having considered in relation to the above requested zoning petition presented at the above hearing and at the recommendation meeting held on September 17, 2025, does find as follows:
FINDINGS OF FACT:
1. That petitioner testified that the subject zoning relief is for Conditional Use to allow for a Class B Restaurant in a B-1 Zoning District.
2. That petitioner testified that they purchased the property and the building as an existing, “family” style breakfast facility approximately 3 years ago as part of its larger network of breakfast facilities in its food chain in the Chicago land area.
3. Petitioner testified that the restaurant is “breakfast” facility operated and will continue to operate as a family breakfast facility generally operating in the morning and to midafternoons on the weekends.
4. That petitioner testified that they seek to serve a small sampling of “breakfast” cocktail beverages including items such as Mimosa, Bloody Mary and Irish coffee drinks with their breakfast menu.
5. That petitioner testified that to obtain a liquor license to serve alcoholic beverages they need to be classified as a Class B Restaurant per the County Zoning Code.
STANDARDS FOR CONDITIONAL USES:
1. That the Zoning Board of Appeals finds that petitioner has demonstrated that the granting of the Conditional Use is in harmony with the general purpose and intent of the Zoning Ordinance, and will not be injurious to the neighborhood, detrimental to the public welfare, or in conflict with the County’s comprehensive plan for development; and specifically that the granting of the Conditional Use will not:
a. Impair an adequate supply of light and air to the adjacent property as petitioner has demonstrated that the proposed restaurant will be operated in an existing facility and will not impair an adequate supply of light and air to the adjacent property as the building is an existing building and parking lot used in the past in a similar manner as a “breakfast” restaurant and requires no additional improvements to the property or facility.
b. Increase the hazard from fire or other dangers to said property as petitioner has demonstrated that the proposed restaurant has received all required buildings permits for interior alterations and will not increase the hazard from fire or other dangers to said property as the building is an existing building and parking lot used in the past in a similar manner as a “breakfast” restaurant and requires no additional improvements to the property or facility.
c. Diminish the value of land and buildings throughout the County as petitioner has demonstrated that the proposed restaurant will be operated in an existing building for same and will not diminish the value of land and buildings throughout the County as the building is an existing building and parking lot used in the past in a similar manner as a “breakfast” restaurant and requires no additional improvements to the property or facility.
d. Unduly increase traffic congestion in the public streets and highways as petitioner has demonstrated that the proposed restaurant will not unduly increase traffic congestion in the public streets and highways as the building is an existing building and parking lot used in the past in a similar manner as a “breakfast” restaurant and requires no additional improvements to the property or facility.
e. Increase the potential for flood damages to adjacent property as petitioner has demonstrated that the proposed restaurant will be operated in an existing building and will not increase the potential for flood damages to adjacent property as the building is an existing building and parking lot used in the past in a similar manner as a “breakfast” restaurant and requires no additional improvements to the property or facility.
f. Incur additional public expense for flood protection, rescue or relief as petitioner has demonstrated that the proposed restaurant will be operated in an existing building for the same purpose in the past and will not incur additional public expense for flood protection, rescue or relief as the building is an existing building and parking lot used in the past in a similar manner as a “breakfast” restaurant and requires no additional improvements to the property or facility.
g. Otherwise impair the public health, safety, comfort, morals or general welfare of the inhabitants of DuPage County as petitioner has demonstrated that the proposed restaurant will be operated in an existing building used in the past for same will not otherwise impair the public health, safety, comfort, morals, or general welfare of the inhabitants of DuPage County as the building is an existing building and parking lot used in the past in a similar manner as a “breakfast” restaurant and requires no additional improvements to the property or facility.
WHEREAS, the Zoning Hearing Officer, having considered in relation to the above and at the recommendation meeting held on September 17, 2025, recommends to approve the following zoning relief:
Conditional Use to allow a Class B Restaurant in a B-1 Local Business District.
ZHO Recommendation to Approve.
WHEREAS, the County Board Development Committee on October 7, 2025, considered the above findings and recommendations of the Zoning Hearing Officer and recommends to concur with the findings and recommends to approve the following zoning relief:
Conditional Use to allow a Class B Restaurant in a B-1 Local Business District.
Subject to the following conditions:
1. That the property be developed in accordance with the petitioner’s site plan made part of Zoning Petition # ZONING-25-000051 Willowbrook Waffles, LLC dated September 3, 2025.
2. That the owner/developer is to apply for and receive a Building Permit for all construction and/or excavation that occurs on the property.
3. That the Zoning relief shall be valid for ten (10) years from the date of approval of same by the DuPage County Board.
4. That the property be developed in accordance with all other codes and Ordinances of DuPage County.
Development Committee VOTE (Motion to Approve): 6 Ayes, 0 Nays, 0 Absent
NOW, THEREFORE, BE IT ORDAINED by the County Board of DuPage County, Illinois that the following zoning relief be granted:
Conditional Use to allow a Class B Restaurant in a B-1 Local Business District, on the property hereinafter described:
PARCEL 1: ALL OF LOT 3 AND THAT PART OF LOT 1 DESCRIBED AS FOLLOWS: COMMENCING AT THE MOST EASTERLY SOUTHEAST CORNER OF SAID LOT 1, SAID POINT ALSO BEING THE NORTHEAST CORNER OF LOT 3; THENCE WESTERLY ALONG THE NORTHERLY LINE OF SAID LOT 3, 152.69 FEET TO THE NORTHWESTERLY CORNER OF SAID LOT 3, SAID POINT ALSO BEING THE POINT OF BEGINNING; THENCE CONTINUING WESTERLY ALONG THE NORTHERLY LINE OF SAID LOT 3, EXTENDED, 25 FEET; THENCE SOUTHERLY ALONG A LINE PARALLEL WITH THE WESTERLY LINE OF SAID LOT 3, 100 FEET; THENCE EASTERLY 25 FEET TO THE SOUTHWESTERLY CORNER OF SAID LOT 3; THENCE NORTHERLY ALONG THE WESTERLY LINE OF SAID LOT 3, 100 FEET TO THE POINT OF BEGINNING. ALL IN KAREN’S ASSESSMENT PLAT IN THE SOUTHWEST QUARTER OF SECTION 2, TOWNSHIP 37 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE ASSESSMENT PLAT RECORDED NOVEMBER 20, 1978 AS DOCUMENT R78-111483, IN DUPAGE COUNTY, ILLINOIS.
PARCEL 2: THE NORTHERLY 5 FEET OF LOT 4, AS MEASURED AT RIGHT ANGLES TO THE NORTHERLY LINE OF SAID LOT 4, IN KAREN’S ASSESSMENT PLAT OF LOT 3 IN RAMLIN ROSE SOUTH ASSESSMENT PLAT, A SUBDIVISION IN THE SOUTHWEST QUARTER OF SECTION 2, TOWNSHIP 37 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 8, 1968 AS DOCUMENT R68-8754, IN DUPAGE COUNTY, ILLINOIS; and
The Zoning Relief is subject to the following conditions:
1. That the property be developed in accordance with the petitioner’s site plan made part of Zoning Petition # ZONING-25-000051 Willowbrook Waffles, LLC dated September 3, 2025.
2. That the owner/developer is to apply for and receive a Building Permit for all construction and/or excavation that occurs on the property.
3. That the Zoning relief shall be valid for ten (10) years from the date of approval of same by the DuPage County Board.
4. That the property be developed in accordance with all other codes and Ordinances of DuPage County.
BE IT FURTHER ORDAINED by the County Board of DuPage County, Illinois that should any section, clause or provision of this Ordinance be declared by a court of competent jurisdiction to be invalid, such decision shall not affect the validity of the Ordinance as a whole or any part thereof, other than the part so declared to be invalid; and
BE IT FURTHER ORDAINED that a certified copy of this Ordinance be transmitted by the County Clerk to the DuPage County Finance Department; DuPage County Auditor; DuPage County Treasurer; Paul J. Hoss, Zoning; State's Attorney's Office; DuPage County Health Department; DuPage County Division of Transportation; PROPERTY OWNER; and Township Assessor, Downers Grove Township, 4340 Prince Street, Downers Grove, IL 60515.
end
Enacted and approved this 14th of October, 2025 at Wheaton, Illinois.
________________________________
DEBORAH A. CONROY, CHAIR
DU PAGE COUNTY BOARD
Attest: ___________________________________
JEAN KACZMAREK, COUNTY CLERK