421 N. COUNTY FARM ROAD  
WHEATON, IL 60187  
DU PAGE COUNTY  
Development Committee  
Final Summary  
Tuesday, March 21, 2023  
10:30 AM  
ROOM 3500B  
1.  
CALL TO ORDER  
10:00 AM meeting was called to order by Chair Sam Tornatore at 10:39 AM.  
2.  
ROLL CALL  
Chaplin, Gustin, Ozog, Rutledge, and Tornatore  
Krajewski  
PRESENT  
ABSENT  
3.  
4.  
CHAIRMAN'S REMARKS- CHAIR TORNATORE  
No remarks were offered.  
PUBLIC COMMENT  
James Bleschke spoke in opposition of Zoning petition 23-000005 Clear Channel Outdoor, LLC.  
He represented the homeowners from the Hills of Itasca neighborhood. These homes are adjacent  
to the billboard in the petition. He stressed how this change in the lighting will negatively effect  
the residents who live so close.  
Phil Luetkehans, attorney representing petitioner, Sonny Acres (Item Zoning-22-000030) asked  
the Committee to approve the ZBA unanimous recommendation.  
Brian Armstrong, attorney representing Clear Channel Outdoor petition explained that the  
billboard in question has existed for approximately 30 years. They are looking to change the  
billboard from a static face to an electronic face. The brightness of the display will adjust to the  
current light conditions. He asked that the Zoning Hearing Officer's recommendation of 15 year  
condition be removed.  
Brian Armstrong, also attorney for the Stults Essentially in Accord petition. This was a  
conditional use that was previously approved by the County Board. They are asking for a  
modification of the plan, to remove the driveway portion of the storage facility.The modification  
still complies with all the conditions that were approved. They are also asking for an extension of  
time from current expiration of June, 2023 and permission to contract out the operation of the  
facility.  
Matt Goode, of Venture One Real Estate explained to the Committee that they are asking to  
continue to operate on the site as they have for the past 24 years, with a zero lot line. In addition  
they will be adding landscaping, renovating the building and bringing in a tenant to run the  
business.  
Peter DeFilippio spoke on behalf of the owner of the Russo petition property. He said they want  
to make the highest and best use of the property and create affordable housing. One of the issues  
for the Zoning Hearing Officer recommendation to deny was the small size of the proposed  
property. He added there are five properties that are smaller than the proposed property and  
believes the size falls in line with the surrounding area. They asked that the Committee to  
overturn the ZHO recommendation.  
Steve Berning, property owner for petition Zoning-22-000061 VK Acquisitions VI, LLC  
explained the property would continue as it has, but with less spaces. He asked that with the  
lengthy petition process, the Committee would recommend to approve.  
David Barcus, an advocate for International Dark Sky Light Pollution, spoke regarding the Clear  
Channel petition. He explained that digital billboards are set up to be seen during daylight and  
need to be dimmed down at dusk 99% to not cause light trespass. He understands the controls are  
in the software, but most likely they will not be used in accordance to prevent negative effects to  
people in the surrounding area.  
5.  
MOTION TO PULL ITEM 6.E. FROM AGENDA  
Chair Tornatore asked for a motion to be made to pull item 6E. Zoning 22-000065 Aliyeva, the  
petitioner withdrew the petition.  
APPROVED  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
Liz Chaplin  
Sheila Rutledge  
Chaplin, Gustin, Ozog, Rutledge, and Tornatore  
Krajewski  
ABSENT:  
6.  
MOTION TO REMOVE TIME CONSTRAINT FROM ITEM 6.F.  
There was discussion of rapidly changing technology, especially in marketing and  
advertising.Chair Tornatore asked Ms. Infelise what would happen at the end of the 15 years. She  
explained that petitioner would have to go through the zoning relief process again.  
Chair Tornatore made a motion to amend Item 6.F. Clear Channel Outdoor, LLC time constraint  
of 15 years for the conditional use. He noted that Clear Channel has a 30 year lease on the  
billboard.  
DEFEATED  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
Sam Tornatore  
Patty Gustin  
Tornatore  
Chaplin, Gustin, Ozog, and Rutledge  
Krajewski  
NAY:  
ABSENT:  
7.  
MINUTES APPROVAL  
7.A.  
Development Committee - Regular Meeting - Tuesday, February 7, 2023  
Attachments:  
APPROVED  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
Sheila Rutledge  
Liz Chaplin  
Chaplin, Gustin, Ozog, Rutledge, and Tornatore  
Krajewski  
ABSENT:  
8.  
REGULATORY SERVICES  
8.A.  
Intergovernmental agreement between the County of DuPage and the Village of Glen  
Ellyn for inspections and permitting services.  
Development Committee VOTE (to Approve): 5 Ayes, 0 Nays, 1 Absent  
Chair Tornatore explained that this is a subdivision in Glen Ellyn that 18 properties  
annexed into the Village. Some of the properties still have permits open and the Village  
has proposed that the County complete the inspection process to help the homeowners.  
Attachments:  
APPROVED AT COMMITTEE  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
Liz Chaplin  
Patty Gustin  
Chaplin, Gustin, Ozog, Rutledge, and Tornatore  
Krajewski  
ABSENT:  
8.B.  
ZONING-22-000030 – Sonny Acres: To approve the following zoning relief:  
Conditional Use for a banquet venue. (Wayne/District 6)  
ZBA VOTE (to Approve): 7 Ayes, 0 Nays, 0 Absent  
Development Committee VOTE (to Approve): 5 Ayes, 0 Nays, 1 Absent  
Attachments:  
APPROVED AT COMMITTEE  
Liz Chaplin  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
Sheila Rutledge  
Chaplin, Gustin, Ozog, Rutledge, and Tornatore  
Krajewski  
ABSENT:  
8.C.  
ZONING-22-000052 – Russo: To approve the following zoning relief:  
1. Variation to reduce the lot size for two lots with well and septic, from required 40,000  
sq. ft./each lot to approximately 29,672 sq. ft. for Lot 1 and 14,233 sq. ft. for Lot 2.  
2. Variation to reduce the required lot width from 125 feet to approximately 95.74 feet  
for Lot 2. (Bloomingdale/District 6) (If the County Board seeks to approve the zoning  
relief it will require a ¾ majority vote {14 votes} to approve based on the  
recommendation to deny by the Zoning Hearing Officer)  
ZHO Recommendation to Deny  
Development Committee VOTE (to Approve): 5 Ayes, 0 Nays, 1 Absent  
Jessica Infelise explained to the Committee that the petitioner has been working with the  
Health Department to operate a Bio-Barrier system on the property. The reason for the  
proposed lot being smaller is due to the old septic system and lines of the existing home  
and the distance that is required by the Health Department.  
Attachments:  
APPROVED AT COMMITTEE  
Liz Chaplin  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
Sheila Rutledge  
Chaplin, Gustin, Ozog, Rutledge, and Tornatore  
Krajewski  
ABSENT:  
8.D.  
ZONING-22-000061 – VK Acquisitions VI, LLC.: To approve the following zoning  
relief:  
1. Conditional Use for open storage of trailers and materials;  
2. Variation to reduce the interior side yard setbacks from 20 feet to 0 feet; and  
3. Variation to reduce the rear setback from 20 feet to 0 feet. (Winfield/ District 6) (If the  
County Board seeks to approve the zoning relief it will require a ¾ majority vote {14  
votes} to approve based on the recommendation to deny by the Zoning Board of Appeals)  
ZBA VOTE (to Deny): 7 Ayes, 0 Nays, 0 Absent  
Development Committee VOTE (to Approve): 5 Ayes, 0 Nays, 1 Absent  
Jessica Infelise explained that this property has been used for storage of recreational  
vehicles for the past 25 years. The proposed use is to store trailers and materials, with the  
same layout and with a zero set back line. The Zoning Board of Appeals did not find a  
hardship or practical difficulty.  
Chair Tornatore noted the change of the number of spaces, why more room for less  
spaces? Ms. Infelise answered that the proposed parking of truck trailers are larger than  
the recreational vehicles currently parking there.  
Attachments:  
APPROVED AT COMMITTEE  
RESULT:  
Liz Chaplin  
MOVER:  
SECONDER:  
AYES:  
Sheila Rutledge  
Chaplin, Gustin, Ozog, Rutledge, and Tornatore  
Krajewski  
ABSENT:  
8.E.  
ZONING-22-000065 – Aliyeva: The Zoning Hearing Officer recommended to deny the  
following zoning relief:  
Variation to reduce the required lot width from required 165 feet to approximately 143.55  
feet for Lot 2. (Downers Grove/ District 3) (Generally located southwest of 91st Street  
and Garfield Avenue, on the west side of Garfield Avenue)  
ZHO Recommendation to Deny  
WITHDRAWN  
Attachments:  
RESULT:  
8.F.  
ZONING-23-000005 – Clear Channel Outdoor, LLC.: To approve the following zoning  
relief:  
Conditional Use to allow an electronic message center sign on the south face of an  
existing billboard sign. (Bloomingdale/ District 1)  
ZHO Recommendation to Approve  
Development Committee VOTE (to Approve): 3 Ayes, 2 Nays, 1 Absent  
Member Rutledge spoke to the Committee about The Dark Skies resolution that has been  
passed by the County Board. She agreed that the technology exists for the signs to be  
dimmed, but that would not be required.  
Attachments:  
APPROVED AT COMMITTEE  
Sheila Rutledge  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
Patty Gustin  
Chaplin, Gustin, and Tornatore  
Ozog, and Rutledge  
Krajewski  
NAY:  
ABSENT:  
8.G.  
ZONING-23-000007 – Mehmood: To approve the following zoning relief:  
Variation to reduce the corner side setback from required 30' to approximately 12.55 feet,  
for interior and exterior remodeling of a house on the existing foundation. (Addison/  
District 1)  
ZHO Recommendation to Approve  
Development Committee VOTE (to Approve): 5 Ayes, 0 Nays, 1 Absent  
Attachments:  
APPROVED AT COMMITTEE  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
Patty Gustin  
Liz Chaplin  
Chaplin, Gustin, Ozog, Rutledge, and Tornatore  
Krajewski  
ABSENT:  
8.H.  
ZONING-23-000009 – Gorecki: To approve the following zoning relief:  
1. Variation to reduce the required lot size for two lots serviced with well and sewer  
from required 20,000 sq. ft. to approximately 5,576 sq. ft./ each lot.  
2. Variation to reduce required lot width for two lots serviced with well and sewer from  
required 100 feet to approximately 54 feet/ each lot. (York/ District 2)  
ZHO Recommendation to Approve  
Development Committee VOTE (to Approve): 5 Ayes, 0 Nays, 1 Absent  
Attachments:  
APPROVED AT COMMITTEE  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
Liz Chaplin  
Patty Gustin  
Chaplin, Gustin, Ozog, Rutledge, and Tornatore  
Krajewski  
ABSENT:  
8.I.  
ZONING-23-000016 (Z21-085)– Stults Essentially in Accord: To revise the approve  
zoning relief Z21-085 Stults for the following:  
1. Essentially in Accord to extend the Conditional Use and all other entitlements for an  
additional 18 months beyond the current expiration date of June 14, 2023, to allow  
sufficient time to obtain building permits and commence development (Z21-085 Stults).  
2. Essentially in Accord to amend the site plan and design of Z21-085, including (1)  
removing the covered drive-through lane, reducing the north-south depth of the primary  
structure by 55 feet, (2) adding 1 detached one-story drive-up self-storage structure north  
of the primary structure, and (3) making the primary structure a three-story building.  
(None of these modifications will result in the building's exceeding the FAR as permitted  
by the ordinance or violating any setbacks and none require any variations.)  
3. Essentially in Accord to amend Condition 2 of the Z21-085 Ordinance be amended to  
allow a self-storage facility operator/manager other than ExtraSpace storage be permitted  
to operate the self-storage facility once erected. Extra Space does not, and never was, to  
have any ownership interest in the Property; it was only a potential operator. However,  
the market for managing and operating self-storage facilities is competitive and dynamic,  
and the Applicant believes he can command the best operation, service, and maintenance  
of the facility by opening the operation and management of the facility to competitive  
proposals from multiple self-storage operator/managers. Mr. Stults, through a limited  
liability company he and his son control, will continue to own the Property. (Wayne and  
Bloomingdale/ District 6) (Located at the northeast corner of North Avenue and Ethel  
Street)  
Attachments:  
APPROVED  
RESULT:  
MOVER:  
SECONDER:  
AYES:  
Liz Chaplin  
Sheila Rutledge  
Chaplin, Gustin, Ozog, Rutledge, and Tornatore  
Krajewski  
ABSENT:  
9.  
OLD BUSINESS  
Member Chapman spoke about time constraint conditions that are placed on petitions, like that  
were heard on the Stults Essentially Accord. She inquired if there was a way to push those time  
conditions out longer, so the petitioner does not have to come back if there extenuating  
circumstances that delay their project. Chair Tornatore said that he was sure that Jim Stran and  
Paul Hoss could work with the Zoning Hearing Officer and the Zoning Board of Appeals to work  
this out.  
10.  
11.  
NEW BUSINESS  
No new business was discussed.  
ADJOURNMENT  
With no further business, the meeting was adjourned at 11:21 a.m.