title
Zoning Petition ZONING-25-000044 7-Eleven 34077 (Lloyd Ave)
resolution
WHEREAS, a public hearing was held on October 15, 2025 in the DuPage County Administration Building, 421 North County Farm Road, Wheaton, Illinois at 6:00 P.M. before the DuPage County Zoning Board of Appeals and notice of said hearing was duly given; and
WHEREAS, a petition was presented at this hearing requesting the following zoning relief:
1. Conditional Use to allow a video gaming terminal establishment in a B-1 Local Business Zoning District.
2. Variation to allow a video gaming terminal establishment within 1,000 feet of a school and daycare, on the property hereinafter described:
LOT 1 IN BLOCK 5 IN BUTTERFIELD UNIT NO. 2, BEING A SUBDIVISION IN SECTION 25, TOWNSHIP 39 NORTH, RANGE 10, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 9, 1960 AS DOCUMENT 975091, IN DUPAGE COUNTY, ILLINOIS; and
WHEREAS, the Zoning Board of Appeals, having considered in relation to the above requested zoning petition presented at the above hearing and at the recommendation meeting held on December 4, 2025 does find as follows:
FINDINGS OF FACT:
1. That petitioner testified that the subject zoning relief is for a Conditional Use to allow a video gaming terminal establishment in a B-1 Local Business Zoning District and a Variation to allow a video gaming terminal establishment within 1,000 feet of a school and daycare.
2. That petitioner testified that the subject property is located at the intersection of Butterfield Road and Lloyd Avenue.
3. That petitioner testified that the proposed location of 7-Eleven 34077 (Lloyd Ave) video gaming terminal establishment is located within 1,000 feet of the Monarch Montessori Preschool, which is located approximately 194 feet from the subject property, and the Next Generation Child Care, which is located approximately 201 feet from the subject property.
4. That petitioner testified that the property has been operating video gaming since February of 2022.
5. That petitioner testified that the proposed video gaming devices are locked behind a barricade and only customers who show valid photo identification and 21 years or older are allowed to enter and play.
6. That petitioner testified that the video gaming use has less than 50 gaming customers a day; in comparison to the typical convenience store customers that come into the store every day. The petitioner testified that the customers typically play for less than 30 minutes and leave.
7. That petitioner testified that they serve liquor (beer/wine) for consumption on the property.
a. That petitioner testified that although they serve liquor, most video gaming customers do not order alcoholic beverages. Additionally, if an alcoholic drink is purchased it must be consumed on-site as they can not leave with the drink. The petitioner testified that the consumption of alcoholic beverages is closely monitored and regulated, similar to a bar.
STANDARDS FOR VARIATIONS:
1. That the Zoning Board of Appeals finds that petitioner has not demonstrated that the granting of the Variation 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.
2. That the Zoning Board of Appeals finds that petitioner has not demonstrated the granting of the Variation will not:
a. Impair an adequate supply of light and air to the adjacent property as petitioner has not demonstrated sufficient evidence that the proposed Variation will not impair an adequate supply of light and air to adjacent property.
b. Increase the hazard from fire or other dangers to said property as petitioner has not demonstrated sufficient evidence that the proposed Variation will not increase the hazard from fire or other dangers to said property.
c. Diminish the value of land and buildings throughout the County as petitioner has not demonstrated that the proposed Variation will not diminish the value of land and buildings throughout the County.
d. Unduly increase traffic congestion in the public streets and highways as petitioner has not demonstrated sufficient evidence that the proposed Variation will not unduly increase traffic congestion in the public streets and highways.
e. Increase the potential for flood damages to adjacent property as petitioner has not demonstrated sufficient evidence that the proposed Variation will not increase the potential for flood damages to adjacent property.
f. Incur additional public expense for flood protection, rescue or relief as petitioner has not demonstrated sufficient evidence that the proposed Variation will not incur additional public expense for flood protection, rescue, or relief.
g. Otherwise impair the public health, safety, comfort, morals or general welfare of the inhabitants of DuPage County as petitioner has not demonstrated sufficient evidence that the proposed video gaming café restaurant will not impair the public health, safety, comfort, morals, or general welfare.
STANDARDS FOR CONDITIONAL USES:
1. That the Zoning Board of Appeals finds that petitioner has not 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 not demonstrated that the proposed video gaming terminal establishment would impair an adequate supply of light and air to the adjacent properties.
b. Increase the hazard from fire or other dangers to said property as petitioner has not demonstrated that the proposed video gaming terminal establishment would not increase the hazard from fire or other dangers to said property.
c. Diminish the value of land and buildings throughout the County as petitioner has not demonstrated that the proposed video gaming terminal establishment will not diminish the value of land and buildings throughout the County.
d. Unduly increase traffic congestion in the public streets and highways as petitioner has not demonstrated that the proposed video gaming terminal establishment will not unduly increase traffic congestion in the public streets and highways.
e. Increase the potential for flood damages to adjacent property as petitioner has not demonstrated that the proposed video gaming terminal establishment will not increase the potential for flood damages to adjacent property.
f. Incur additional public expense for flood protection, rescue or relief as petitioner has not demonstrated that the proposed video gaming terminal establishment will not incur additional public expense for flood protection, rescue or relief.
g. Otherwise impair the public health, safety, comfort, morals or general welfare of the inhabitants of DuPage County as petitioner has not demonstrated that the proposed video gaming terminal establishment will not impair the public health, safety, comfort, morals, or general welfare of the inhabitants of DuPage County.
PETITIONER’S DEVELOPMENT FACT SHEET
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GENERAL ZONING CASE INFORMATION |
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CASE #/PETITIONER |
ZONING-25-000044 7-ELEVEN 34077 (LLOYD AVE) |
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ZONING REQUEST |
1. Conditional Use to allow a video gaming terminal establishment in a B-1 Local Business Zoning District. 2. Variation to allow a video gaming terminal establishment within 1,000 feet of a school and daycare. |
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OWNER |
ANTHONY GARBIS, 204 S VINE ST, HINSDALE, IL 60521 |
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ADDRESS/LOCATION |
2S651 LLOYD AVE LOMBARD IL 60148 |
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PIN |
05-25-412-023 |
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TWSP./CTY. BD. DIST. |
MILTON |
DISTRICT 4 |
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ZONING/LUP |
B-1 LOCAL BUSINESS |
LOCAL COMMERCIAL |
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AREA |
0.35 ACRES (15,246 SQ FT) |
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UTILITIES |
WATER/SEWER |
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PUBLICATION DATE |
Daily Herald: SEPTEMBER 30, 2025 |
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PUBLIC HEARING |
WEDNESDAY, OCTOBER 15, 2025 |
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ADDITIONAL INFORMATION: |
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Building: |
No objections. |
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DUDOT: |
Our office has no jurisdiction in this matter. |
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Health: |
No Comments Received. |
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Stormwater: |
Our office has no jurisdiction in this matter. |
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Public Works: |
“DPC Public Works doesn’t own any sewer or water mains in this area.” |
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EXTERNAL: |
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Village of Downers Grove: |
Objects. See attached. |
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Village of Lombard: |
Objects. See attached. |
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Village of Glen Ellyn: |
No Comments Received. |
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Milton Township: |
No Comments Received. |
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Milton Township Highway Dept: |
No objections. Additional information may be required at time of permit application. |
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Glenbard Fire District: |
No Comments Received. |
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Sch. Dist. 44: |
No Comments Received. |
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Sch. Dist. 87: |
No Comments Received. |
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Forest Preserve: |
No Comments Received. |
LAND USE:
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Location |
Zoning |
Existing Use |
LUP |
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Subject |
B-1 LOCAL BUSINESS |
COMMERCIAL |
LOCAL COMMERCIAL |
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North |
R-4 SINGLE FAMILY |
RESIDENTIAL |
0-5 DU AC |
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South |
VILLAGE OF DOWNERS GROVE |
COMMERCIAL |
VILLAGE OF DOWNERS GROVE |
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East |
VILLAGE OF DOWNERS GROVE |
COMMERCIAL |
VILLAGE OF DOWNERS GROVE |
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West |
R-4 SINGLE FAMILY |
RESIDENTIAL |
0-5 DU AC |
WHEREAS, the Zoning Board of Appeals, having considered in relation to the above and at the recommendation meeting held on December 4, 2025, recommends to deny the following zoning relief:
1. Conditional Use to allow a video gaming terminal establishment in a B-1 Local Business Zoning District.
2. Variation to allow a video gaming terminal establishment within 1,000 feet of a school and daycare.
ZBA VOTE (to Deny): 6 Ayes, 0 Nays, 0 Absent
WHEREAS, the County Board Development Committee on January 6, 2026, considered the above findings and recommendations of the Zoning Board of Appeals and recommends to concur with the findings and on a Motion to Approve, the motion failed relative to the following zoning relief:
1. Conditional Use to allow a video gaming terminal establishment in a B-1 Local Business Zoning District.
2. Variation to allow a video gaming terminal establishment within 1,000 feet of a school and daycare.
Development Committee VOTE (Motion to Approve Failed): 2 Ayes, 3 Nays, 1 Absent
NOW, THEREFORE, BE IT ORDAINED by the County Board of DuPage County, Illinois that the following zoning relief be granted:
1. Conditional Use to allow a video gaming terminal establishment in a B-1 Local Business Zoning District.
2. Variation to allow a video gaming terminal establishment within 1,000 feet of a school and daycare, on the property hereinafter described:
LOT 1 IN BLOCK 5 IN BUTTERFIELD UNIT NO.2, BEING A SUBDIVISION IN SECTION 25, TOWNSHIP 39 NORTH, RANGE 10, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 9, 1960 AS DOCUMENT 975091, IN DUPAGE COUNTY, ILLINOIS; and
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; CHIRAG PATEL C/O 7-ELEVEN 34077, 2S651 LLOYD AVE, LOMBARD, IL 60148 / ANTHONY GARBIS, 204 S VINE ST, HINSDALE, IL 60521; and Township Assessor, Milton Township, 1492 N. Main Street, Wheaton, IL 60187.
end
Enacted and approved this 13th of January, 2026 at Wheaton, Illinois.
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DEBORAH A. CONROY, CHAIR
DU PAGE COUNTY BOARD
Attest: ___________________________________
JEAN KACZMAREK, COUNTY CLERK