title
Zoning Petition ZONING-26-000016 771 Butterfield, LLC.
resolution
WHEREAS, a public hearing was held on June 3, 2026, 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:
Continuation of a previously approved Conditional Use for open storage of trailers and materials, under new ownership and consistent with prior Zoning Petition ZONING-22-000061 VK Acquisitions VI, LLC., (no changes to the use or site layout are proposed), on the property hereinafter described:
PARCEL 1: THAT PART OF THE WEST 405.88 FEET OF LOT 2 (EXCEPT THE WEST 115.0 FEET CONVEYED TO COMMONWEALTH EDISON COMPANY PER DOCUMENT NO. R61-27779) IN C.H. BRUMMEL’S ASSESMENT PLAT AS MEASURED AT RIGHT ANGLES TO THE WEST LINE THEREOF IN THE WEST HALF OF SECTION 33, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN, WINFIELD TOWNSHIP AND ALSO THE EAST HALF OF SECTION 32, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN, WINFIELD TOWNSHIP ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 17, 1940 IN BOOK 22 OF PLATS ON PAGE 71 AND DOCUMENT NO. 408024 IN DUPAGE COUNTY, ILLINOIS DESCRIBED AS FOLLOW: BEGINNING AT THE NORTHWEST CORNER OF THE AFOREMENTIONED PARCEL THENCE SOUTH 01 DEGREES 02 MINUTES 59 SECONDS WEST ALONG THE WEST LINE OF THE AFOREMENTIONED PARCEL 611.1 FEET, THENCE SOUTH 83 DEGREES 25 MINUTES 01 SECONDS EAST PARALLEL WITH THE SOUTH LINE OF THE AFOREMENTIONED PARCEL 185.0 FEET, THENCE NORTH 01 DEGREES 02 MINUTES 59 SECONDS EAST PARALLEL WITH THE WEST LINE OF THE AFOREMENTIONED PARCEL 275 FEET, THENCE NORTH 83 DEGREES 25 MINUTES 01 SECONDS 02 MINUTES 59 SECONDS EAST PARALLEL WITH THE WEST LINE OF THE AFOREMENTIONED PARCEL 341.05 FEET TO THE NORTHERLY LINE OF SAID LOT 2, THENCE SOUTH 87 DEGREES 07 MINUTES 39 SECONDS WEST ALONG THE NORTHERLY LINE OF LOT 2, 30.16 FEET TO THE POINT OF BEGINNING.
PARCEL 2: LOT 1 (EXCEPT THAT PART TAKEN FOR BUTTERFIELD ROAD) IN FAA ASSESSMENT PLAT OF PART OF LOT 2 IN C.H. BRUMMEL’S ASSESSMENT PLAT IN THE WEST HALF OS ECITON 33, TWOSNHIP 39 NORTH, RNAGE 9, EAST OF THE THIRD PRINCIPAL MERIDAN, ACCORDING TO SAID FAA ASSESSMENT PLAT RECORDED AUGUST 30, 1990 AS DOCUMENT R90-113670, 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 June 17, 2026 does find as follows:
FINDINGS OF FACT:
1. That petitioner testified that the subject zoning relief is for a Continuation of a previously approved Conditional Use for open storage of trailers and materials, under new ownership and consistent with prior Zoning Petition ZONING-22-000061 VK Acquisitions VI, LLC., (no changes to the use or site layout are proposed).
2. That petitioner testified that they propose to continue use of open storage of trailers and materials that was previously approved under ZONING-22-000061 VK Acquisitions VI, LLC with no changes to the use or site layout.
3. That petitioner testified that the new owners purchased the property in December of 2025.
4. That the Zoning Hearing Officer finds that petitioner has presented sufficient evidence to satisfy the Standards for a Conditional Use to allow a Continuation of a previously approved Conditional Use for open storage of trailers and materials, under new ownership and consistent with prior Zoning Petition ZONING-22-000061 VK Acquisitions VI, LLC.
STANDARDS FOR CONDITIONAL USES:
1. That the Zoning Hearing Officer 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 existing open storage of trailers and materials does not impact the supply of light and air to adjacent properties.
b. Increase the hazard from fire or other dangers to said property as petitioner has demonstrated that the existing open storage of trailers and materials and has been existing with no hazards.
c. Diminish the value of land and buildings throughout the County as petitioner has demonstrated that the existing open storage of trailers and materials does 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 demonstrated that the existing open storage of trailers and materials does not increase or impact traffic congestion.
e. Increase the potential for flood damages to adjacent property as petitioner has demonstrated that the existing open storage of trailers and materials does not increase the potential for flood damages to adjacent property.
f. Incur additional public expense for flood protection, rescue or relief as petitioner has demonstrated that the existing open storage of trailers and materials does 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 demonstrated that the existing open storage of trailers and materials does not impair the public health, safety, comfort, morals or general welfare of the inhabitants of DuPage County.
GENERAL ZONING CASE INFORMATION
CASE #/PETITIONER: ZONING-26-000016 771 Butterfield, LLC.
ZONING REQUEST: Continuation of a previously approved Conditional Use for open storage of trailers and materials, under new ownership and consistent with prior Zoning Petition ZONING-22-000061 VK Acquisitions VI, LLC., (no changes to the use or site layout are proposed).
OWNER: 771 BUTTERFIELD, LLC., 1601 BOND ST. STE 303-J, NAPERVILLE, IL 60563 / 771 BUTTERFIELD, LLC., 30W771 BUTTERFIELD ROAD, NAPERVILLE, IL 60563
ADDRESS/LOCATION: 30W771 BUTTERFIELD ROAD, NAPERVILLE, IL 60563
PIN: 04-33-300-012/ 04-33-300-011
TWSP./CTY. BD. DIST.: WINFIELD / DISTRICT 6
ZONING/LUP: I-1 LIGHT INDUSTRIAL / MULTI FAMILY 5-15 DU AC
AREA: 6.53 ACRES (284,447 SQ. FT.)
UTILITIES: WELL/SEPTIC
PUBLICATION DATE: DAILY HERALD: MAY 19, 2026
PUBLIC HEARING: WEDNESDAY, JUNE 3, 2026 @ 2:30 PM
ADDITIONAL INFORMATION:
Building: No objections or concerns with the petition.
DUDOT: No Comments Received.
Health: No objection or concerns with the concept of the petition. Additional information may be required at time of permit application.
Stormwater: No objections or concerns with the petition.
Public Works: “DPC Public Works doesn’t own any sewer or water mains in this area.”
EXTERNAL:
City of Aurora: (See attached documentation)
City of Naperville: No Comments Received.
City of Warrenville: No objections or concerns with the petition.
Winfield Township: No objections or concerns with the petition.
Township Highway: Our office has no jurisdiction in this matter.
Warrenville Fire Dist.: No Comments Received.
Sch. Dist. 204: No Comments Received.
Forest Preserve: “Forest Preserve District of DuPage County staff have reviewed the Public Notice for Cases ZONING-26-000016 771 Butterfield, LLC, ZONING-26-000022 Starodub, ZONING-26-000021 Prothe, and ZONING-26-000020 DeRose, and we don’t have any comments / concerns.”
LAND USE
Subject Property:
• Zoning: I-1 LIGHT INDUSTRIAL / Existing Use: OPEN STORAGE OF TRUCKS & MATERIALS / Land Use Plan (LUP): MULTI FAMILY 5-15 DU AC
North of Subject Property:
• Zoning: R-3 SF RES / Existing Use: GOVERNMENT/LABRATORY / Land Use Plan (LUP): OFFICE LABRATORY
South of Subject Property:
• Zoning: CITY OF AURORA / Existing Use: UTILITIES / Land Use Plan (LUP): CITY OF AURORA
East of Subject Property:
• Zoning: I-1 LIGHT INDUSTRIAL / Existing Use: OPEN STORAGE/CONTRACTOR YARD / Land Use Plan (LUP): MULTI FAMILY 5-15 DU AC
West of Subject Property:
• Zoning: CITY OF AURORA / Existing Use: UTILITIES / Land Use Plan (LUP): CITY OF AURORA
WHEREAS, the Zoning Hearing Officer, having considered in relation to the above and at the recommendation meeting held on June 17, 2026, recommends to approve the following zoning relief:
Continuation of a previously approved Conditional Use for open storage of trailers and materials, under new ownership and consistent with prior Zoning Petition ZONING-22-000061 VK Acquisitions VI, LLC., (no changes to the use or site layout are proposed).
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-26-000016 771 Butterfield, LLC dated June 3, 2026.
2. That the Conditional Use zoning relief shall expire after ten (10) years from the date of approval of the subject zoning relief by the DuPage County Board or upon one of the following circumstances, whichever shall come first:
a. The structure or use is destroyed or damaged by fire or other casualty or act of God to the extent that the cost of restoration for the above ground portion of the building, structure, or use to the condition it was prior to the destruction or damage exceeds fifty percent (50%) or more of its replacement value.
b. The structure is voluntarily removed.
3. That the owner/developer is to apply for and receive a Building Permit for all construction and/or excavation that occurs on the property.
4. That the property be developed in accordance with all other codes and Ordinances of DuPage County.
ZHO Recommendation to Approve
WHEREAS, the County Board Development Committee on July 7, 2026, 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:
Continuation of a previously approved Conditional Use for open storage of trailers and materials, under new ownership and consistent with prior Zoning Petition ZONING-22-000061 VK Acquisitions VI, LLC., (no changes to the use or site layout are proposed).
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-26-000016 771 Butterfield, LLC dated June 3, 2026.
2. That the Conditional Use zoning relief shall expire after ten (10) years from the date of approval of the subject zoning relief by the DuPage County Board or upon one of the following circumstances, whichever shall come first:
a. The structure or use is destroyed or damaged by fire or other casualty or act of God to the extent that the cost of restoration for the above ground portion of the building, structure, or use to the condition it was prior to the destruction or damage exceeds fifty percent (50%) or more of its replacement value.
b. The structure is voluntarily removed.
3. That the owner/developer is to apply for and receive a Building Permit for all construction and/or excavation that occurs on the property.
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:
Continuation of a previously approved Conditional Use for open storage of trailers and materials, under new ownership and consistent with prior Zoning Petition ZONING-22-000061 VK Acquisitions VI, LLC., (no changes to the use or site layout are proposed), on the property hereinafter described:
PARCEL 1: THAT PART OF THE WEST 405.88 FEET OF LOT 2 (EXCEPT THE WEST 115.0 FEET CONVEYED TO COMMONWEALTH EDISON COMPANY PER DOCUMENT NO. R61-27779) IN C.H. BRUMMEL’S ASSESMENT PLAT AS MEASURED AT RIGHT ANGLES TO THE WEST LINE THEREOF IN THE WEST HALF OF SECTION 33, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN, WINFIELD TOWNSHIP AND ALSO THE EAST HALF OF SECTION 32, TOWNSHIP 39 NORTH, RANGE 9, EAST OF THE THIRD PRINCIPAL MERIDIAN, WINFIELD TOWNSHIP ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 17, 1940 IN BOOK 22 OF PLATS ON PAGE 71 AND DOCUMENT NO. 408024 IN DUPAGE COUNTY, ILLINOIS DESCRIBED AS FOLLOW: BEGINNING AT THE NORTHWEST CORNER OF THE AFOREMENTIONED PARCEL THENCE SOUTH 01 DEGREES 02 MINUTES 59 SECONDS WEST ALONG THE WEST LINE OF THE AFOREMENTIONED PARCEL 611.1 FEET, THENCE SOUTH 83 DEGREES 25 MINUTES 01 SECONDS EAST PARALLEL WITH THE SOUTH LINE OF THE AFOREMENTIONED PARCEL 185.0 FEET, THENCE NORTH 01 DEGREES 02 MINUTES 59 SECONDS EAST PARALLEL WITH THE WEST LINE OF THE AFOREMENTIONED PARCEL 275 FEET, THENCE NORTH 83 DEGREES 25 MINUTES 01 SECONDS 02 MINUTES 59 SECONDS EAST PARALLEL WITH THE WEST LINE OF THE AFOREMENTIONED PARCEL 341.05 FEET TO THE NORTHERLY LINE OF SAID LOT 2, THENCE SOUTH 87 DEGREES 07 MINUTES 39 SECONDS WEST ALONG THE NORTHERLY LINE OF LOT 2, 30.16 FEET TO THE POINT OF BEGINNING.
PARCEL 2: LOT 1 (EXCEPT THAT PART TAKEN FOR BUTTERFIELD ROAD) IN FAA ASSESSMENT PLAT OF PART OF LOT 2 IN C.H. BRUMMEL’S ASSESSMENT PLAT IN THE WEST HALF OS ECITON 33, TWOSNHIP 39 NORTH, RNAGE 9, EAST OF THE THIRD PRINCIPAL MERIDAN, ACCORDING TO SAID FAA ASSESSMENT PLAT RECORDED AUGUST 30, 1990 AS DOCUMENT R90-113670, 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-26-000016 771 Butterfield, LLC dated June 3, 2026.
2. That the Conditional Use zoning relief shall expire after ten (10) years from the date of approval of the subject zoning relief by the DuPage County Board or upon one of the following circumstances, whichever shall come first:
a. The structure or use is destroyed or damaged by fire or other casualty or act of God to the extent that the cost of restoration for the above ground portion of the building, structure, or use to the condition it was prior to the destruction or damage exceeds fifty percent (50%) or more of its replacement value.
b. The structure is voluntarily removed.
3. That the owner/developer is to apply for and receive a Building Permit for all construction and/or excavation that occurs on the property.
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; 771 BUTTERFIELD, LLC., 1601 BOND ST. STE 303-J, NAPERVILLE, IL 60563 / 771 BUTTERFIELD, LLC., 30W771 BUTTERFIELD ROAD, NAPERVILLE, IL 60563; and Township Assessor, Winfield Township, 130 Arbor Avenue, West Chicago, IL 60185.
end
Enacted and approved this 14th of July, 2026 at Wheaton, Illinois.
________________________________
DEBORAH A. CONROY, CHAIR
DU PAGE COUNTY BOARD
Attest: ___________________________________
JEAN KACZMAREK, COUNTY CLERK