title
Zoning Petition ZONING-25-000053 West Suburban Athletic Development Corp
resolution
WHEREAS, a public hearing was held on August 28, 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:
Amendment to ZONING-22-000013 West Suburban Athletic Development Corporation Conditional Use to add parking and additional land.
on the property hereinafter described:
LOTS 1 OF SAWMILL GARDENS ASSESSMENT PLAT PHASE 2, IN THAT PART OF THE SOUTHWEST AND SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 38 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 20, 2024 AS DOCUMENT R2024-076048, 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 October 2, 2025 does find as follows:
FINDINGS OF FACT:
1. That petitioner testified that they seek an amendment to the previously approved Conditional Use to add additional parking and additional land.
2. That petitioner testified that the subject property is zoned R-3 and was previously approved by the County Board as a Conditional Use for recreational use under ZONING-22-000013.
3. That petitioner testified that the subject property is currently improved with an indoor turf field, four volleyball courts, three basketball courts, a speed and agility training area, and a concession area.
4. The petitioner testified that West Suburban Athletic Development Corporation purchased another 1.8 acres of land and combined it with the prior 8 acres creating a 9.85-acre property.
5. The petitioner testified that the amendment is to add additional parking to the existing facility, creating an additional 101 parking spaces resulting in a total of 352 parking spaces on the subject property.
6. The petitioner testified that a solid-six-foot fence will be installed with significant landscaping along the south side of the property. The petitioner testified that the closest residence is about 900 feet away from the property line.
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 amendment to the previously approved conditional use would not 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 demonstrated that the amendment to the previously approved conditional use 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 demonstrated that the amendment to the previously approved conditional use 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 demonstrated that the amendment to the previously approved conditional use 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 demonstrated that the amendment to the previously approved conditional use 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 demonstrated that the amendment to the previously approved conditional use 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 demonstrated that the amendment to the previously approved conditional use will not impair the public health, safety, comfort, morals, or general welfare of the inhabitants of DuPage County.
PETITIONER’S DEVELOPMENT FACT SHEET
GENERAL ZONING CASE INFORMATION |
CASE #/PETITIONER |
ZONING-25-000053 West Suburban Athletic Development Corp. |
ZONING REQUEST |
Amendment to ZONING-22-000013 West Suburban Athletic Development Corporation Conditional Use to add parking and additional land. |
OWNER |
WEST SUBURBAN ATHLETIC DEVELOPMENT CORP., 17W411 FRONTAGE ROAD, HINDSDALE, IL 60527 / WEST SUBURBAN ATHLETIC DEVELOPMENT CORP., PO BOX 101, HINSDALE, IL 60522-0101 / AGENT: PHILLIP LUETKEHANS, LUETKEHANS, BRADY, GARNER & ARMSTRONG, 2700 INTERNATIONAL DRIVE, SUITE 305, WEST CHICAGO, IL 60185 |
ADDRESS/LOCATION |
17W411 FRONTAGE ROAD, HINSDALE, IL 60527 |
PIN |
09-34-303-033 |
TWSP./CTY. BD. DIST. |
DOWNERS GROVE |
DISTRICT 3 |
ZONING/LUP |
R-2 SF RES |
0-5 DU AC |
AREA |
9.85 ACRES (429,066 SQ.FT.) |
UTILITIES |
WATER/SEWER |
PUBLICATION DATE |
Daily Herald: AUGUST 13, 2025 |
PUBLIC HEARING |
THURSDAY, AUGUST 28, 2025 |
ADDITIONAL INFORMATION: |
Building: |
No Objections. |
DUDOT: |
Our office has no jurisdiction in this matter. |
Health: |
No Objections with the concept of the petition. Additional information may be required at time of permit application. “A private water well is listed on this parcel, a permit will be required for the demolition of the structure/s.” |
Stormwater: |
No Objections with the concept of the petition. Additional information may be required at time of permit application. |
Public Works: |
“DPC Public Works owns a sewer main to the west of the property and a water main to the north and in the current parking lot of the property. This project should affect our utilities.” |
EXTERNAL: |
|
City of Darien: |
No Comments Received. |
Village of Willowbrook: |
No Comments Received. |
Village of Burr Ridge: |
No Comments Received. |
Downers Grove Township: |
No Comments Received. |
Township Highway: |
No Comments Received. |
Tri-State Fire Dist.: |
Per 9/16 Letter, Tri-State Fire District finds the plans to be in compliance. |
Sch. Dist. 63: |
No Comments Received. |
Sch. Dist. 86: |
No Objections. |
Forest Preserve |
See attached documentation. |
Location |
Zoning |
Existing Use |
LUP |
Subject |
R-2 SF RES |
RECREATIONAL |
0-5 DU AC |
North |
FRONTAGE ROAD/I-55 AND BEYOND B-1 LOCAL COMMERCIAL |
COMMERCIAL |
OFFICE LOW |
South |
R-2 SF RES |
VACANT |
0-5 DU AC |
East |
R-2 SF RES |
FOREST PRESERVE/RESIDENTIAL |
0-5 DU AC |
West |
R-2 SF RES |
FOREST PRESERVE |
0-5 DU AC |
WHEREAS, the Zoning Board of Appeals, having considered in relation to the above and at the recommendation meeting held on October 2, 2025, recommends to approve the following zoning relief:
Amendment to ZONING-22-000013 West Suburban Athletic Development Corporation Conditional Use to add parking and additional land.
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-25-000053 West Suburban Athletic Development dated August 28, 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 property be developed in accordance with all other codes and Ordinances of DuPage County.
4. That the property be developed subject to the Tri-State Fire Protection District requirements.
5. That the property be developed with a right-in ingress and left-out egress, as determined by the township highway commissioner.
6. That the property be developed with landscaping installed where the bridge is located, not to impede line of sight.
ZBA VOTE (to Approve): 6 Ayes, 0 Nays, 0 Absent
WHEREAS, the County Board Development Committee on October 7, 2025, considered the above findings and recommendations of the Zoning Board of Appeals and recommends to concur with the findings and recommends to approve the following zoning relief:
Amendment to ZONING-22-000013 West Suburban Athletic Development Corporation Conditional Use to add parking and additional land.
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-25-000053 West Suburban Athletic Development dated August 28, 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 property be developed in accordance with all other codes and Ordinances of DuPage County.
4. That the property be developed subject to the Tri-State Fire Protection District requirements.
5. That the property be developed with a right-in ingress and left-out egress, as determined by the township highway commissioner.
6. That the property be developed with landscaping installed where the bridge is located, not to impede line of sight.
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:
Amendment to ZONING-22-000013 West Suburban Athletic Development Corporation Conditional Use to add parking and additional land.
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-25-000053 West Suburban Athletic Development dated August 28, 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 property be developed in accordance with all other codes and Ordinances of DuPage County.
4. That the property be developed subject to the Tri-State Fire Protection District requirements.
5. That the property be developed with a right-in ingress and left-out egress, as determined by the township highway commissioner.
6. That the property be developed with landscaping installed where the bridge is located, not to impede line of sight.
on the property hereinafter described:
LOTS 1 OF SAWMILL GARDENS ASSESSMENT PLAT PHASE 2, IN THAT PART OF THE SOUTHWEST AND SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 38 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 20, 2024 AS DOCUMENT R2024-076048, 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-25-000053 West Suburban Athletic Development dated August 28, 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 property be developed in accordance with all other codes and Ordinances of DuPage County.
4. That the property be developed subject to the Tri-State Fire Protection District requirements.
5. That the property be developed with a right-in ingress and left-out egress, as determined by the township highway commissioner.
6. That the property be developed with landscaping installed where the bridge is located, not to impede line of sight.
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