City of Warrenville Plan Commission/Zoning Board of Appeals met March 19
City of Warrenville Plan Commission/Zoning Board of Appeals met March 19
Here are the minutes provided by the commission:
A. CALL TO ORDER
Chairman Cosgrove called the meeting to order at 7:00 p.m.
B. ROLL CALL
PC Present: Tim Cosgrove, Jim Martina, Chris Wilson, Mark Taylor Tom Smillie, Katy Ebbesen, Jessica Tullier
PC Excused: Natalie Clemens, Rachel Fawell
ZBA Present: Tim Cosgrove, Jim Martina, Chris Wilson, Jessica Tullier Katy Ebbesen, Mark Taylor
ZBA Excused:Natalie Clemens
Also Present: Community Development Director Amy Emery Community Planner Jack Maszka
C. OLD BUSINESS
1. 3S721 West Ave / SimPro LLC / Golf Simulator Special Use and Variance
Located on the east side of West Ave, north of the intersection of Warrenville Rd and West Ave
(Continued Public Hearing)
Request for approval of a health club special use permit and a variance to permit a health club at a parcel not along an arterial street.
CHAIRMAN COSGROVE MADE A MOTION TO OPEN THE PUBLIC HEARING.
SECONDED BY COMMISSIONER TULLIER. CHAIRMAN COSGROVE REQUESTED A VOICE VOTE. MOTION PASSED UNANIMOUSLY. MOTION CARRIED.
Applicant Presentation:
Erik Miller of SimPro LLC presented the zoning relief request. Mr. Miller stated that:
• The facility will have four golf simulator bays, two putting greens, and a small kitchenette. The use will be membership only – meaning members will reserve bays ahead of time and be permitted access to the facility, via keycard or similar tool, when their reservation time approaches.
• SimPro LLC selected the location based on demographic data, drawing from Warrenville and parts of Wheaton and Naperville. There are a number of these in the Chicagoland area. Mr. Miller is member of a facility in Wheaton.
• Cleaning and simulator maintenance staff will have access to the facility to clean and perform maintenance.
• Unlike some golf simulator facilities, the proposed facility will be focused on training rather than entertainment.
• The maximum occupancy for the unit is 32 – four golfers in each bay with four golfers awaiting their reservation. Mr. Miller stated that this would be a rare occurrence.
• The impact to traffic will likely be minimal as the peak hours for the golf simulator operation will be off-hours for traditional office uses.
PC/ZBA Questions and Comments:
• Chairman Cosgrove questioned the noise impact on adjacent office uses. Mr. Miller stated that the noise levels quieter than one may expect. Additionally, the adjacent tenant spaces are vacant. Chairman Cosgrove suggested installing noise deadening improvements as tenants may eventually move into existing adjacent tenant spaces and some office uses may find the noise produced by the simulator distracting.
• Commissioner Ebbesen voiced her support for the project. She asked what the membership price may be. Mr. Miller stated that memberships may range from $170 - $300 and members would be limited to a certain number of reservations a month.
Commissioner Ebbesen suggested coordinating with the school district to donate simulator time for a school raffle or auction. Mr. Miller stated that this is an option they are likely to pursue.
• Commissioner Martina asked about signage. Planner Maszka stated the Applicant will be expected to meet existing sign code regulations.
• Commissioner Wilson asked staff if this use would cause the office development to not meet parking regulations. Planner Maszka responded that, after the City amended minimum parking regulations in 2023, the office development has approximately 80 excess parking spaces.
Public Testimony:
Edward and Janet Munday provided public testimony and raised the following concerns:
• Headlights from additional traffic impacting neighboring properties. Mr. Miller clarified the location of the use and that headlights would unlikely impact neighboring properties.
• Safety of clients and concern for the total number of people on site at one time.
• Concerns about alcohol consumption on the property. Director Emery stated that there is currently no “BYOB” type liquor license within the City and that liquor consumption at the property is not permitted.
COMMISSIONER WILSON MADE A MOTION THAT THE PLAN COMMISSION RECOMMEND CITY COUNCIL APPROVAL OF THE HEALTH CLUB SPECIAL USE PERMIT AS OUTLINED IN THE MARCH 19, 2026, STAFF REPORT WITH
ATTACHMENTS A THROUGH D WITH THE CONDITION THAT THE APPLICANT WORK WITH CITY STAFF TO INSTALL APPROPRIATE SOUND DEADENING MATERIALS. SECONDED BY COMMISSIONER SMILLIE. CHAIRMAN COSGROVE REQUESTED A VOICE VOTE. MOTION PASSED UNANIMOUSLY. MOTION CARRIED.
COMMISSIONER WILSON MADE A MOTION THAT THE ZONING BOARD OF APPEALS RECOMMEND CITY COUNCIL APPROVAL OF THE VARIANCE TO PERMIT A HEALTH CLUB ON A PARCEL NOT ADJACENT TO AN ARTERIAL STREET AS OUTLINED IN THE MARCH 19, 2026, STAFF REPORT. SECONDED BY COMMISSIONER EBBESON. CHAIRMAN COSGROVE REQUESTED A VOICE VOTE. MOTION PASSED. MOTION CARRIED.
COMMISSIONER TULLIER MADE A MOTION TO CLOSE THE PUBLIC HEARING.
SECONDED BY COMMISSIONER MARTINA. CHAIRMAN COSGROVE REQUESTED A VOICE VOTE. MOTION PASSED UNANIMOUSLY. MOTION CARRIED.
D. NEW BUSINESS
1. 3S430 Route 59 / James Mieling / Open Sales Lot Special Use and Outdoor Storage Temporary Use
Located south of the southwest corner of Route 59 and Route 56
(Public Hearing)
Request for approval of an open sales lot special use permit for automobile sales And a temporary use permit for existing outdoor storage.
CHAIRMAN COSGROVE MADE A MOTION TO OPEN THE PUBLIC HEARING.
SECONDED BY COMMISSIONER TULLIER. CHAIRMAN COSGROVE REQUESTED A VOICE VOTE. MOTION PASSED UNANIMOUSLY. MOTION CARRIED.
Applicant Presentation:
James Mieling provided an brief overview of the requested zoning relief:
• Mr. Mieling provided a brief history of his business at the property, including the sale of his business, existing storage of materials on the back acre, and his car dealership license.
• Mr. Mieling stated that his intent is to use 7 parking spaces in the front of the business to show used cars for sale. The sales office will be located in the back half of the existing building.
• Mr. Mieling stated that the rear acre of his property has been used for storage since he bought the property approximately 20 years ago. The temporary use permit request is to bring the property into code compliance.
• Mr. Mieling provided an overview of the site plan for both the open sales lot and outdoor storage. He stated the rear acre is completely enclosed by a chain linked fence and a solid privacy fence is installed west of the storage area. Security cameras are installed and the gate is closed after business hours.
PC/ZBA Questions and Comments:
• Commissioner Smillie stated that he had concerns regarding the traffic related to the business, traffic on Route 59, and access to the site. Chairman Cosgrove stated that the access points are right-in right-out only. Commission Wilson stated that, based on aerial imagery, there appeared to be a left-out option on the property. Mr. Mieling stated that the arrow was incorrectly striped during the most recent seal-coating and striping of the front parking lot. Mr. Mieling stated that his intent is to seal-coat the front parking lot and correctly strip the access points.
• Commissioner Martina asked if Mr. Mieling will install any lighting as part of the project. Mr. Mieling stated that it is not his intention to install lighting and that existing cameras on site provide adequate security.
• Chairman Cosgrove asked staff if there have been any complaints about the rear storage.
Planner Maszka stated he was unaware of any code violations or complaints on the property related to the rear storage use.
• Commissioner Ebbesen asked staff why the temporary use permit should not be granted to 2032 immediately. Planner Maszka stated that Mr. Mieling is considering redevelopment opportunities on site and the November 2027 date coincides with the end of his current tenant’s lease. Issuing the permit until 2032 may cause confusion should the site redevelop prior to 2032. Planner Maszka stated he believed the temporary use permit could be extended administratively.
• Commissioner Smillie stated his support for the project as he has bought several cars from similar dealerships in the area.
• Chairman Cosgrove clarified that the requested zoning relief addresses existing conditions and uses. Mr. Mieling confirmed.
Public Testimony:
None.
COMMISSIONER EBBESEN MADE A MOTION THAT THE PLAN COMMISSION RECOMMEND CITY COUNCIL APPROVAL OF THE OPEN SALES LOT SPECIAL USE PERMIT AND THE TEMPORARY USE PERMIT FOR OUTDOOR STORAGE AT 3S430 ROUTE 59, AS OUTLINED IN THE MARCH 19, 2026, STAFF REPORT, INCLUDING ATTACHMENTS A THROUGH E. SECONDED BY COMMISSIONER WILSON.
CHAIMAN COSGROVE REQUESTED A VOICE VOTE. MOTION PASSED UNANIMOUSLY. MOTION CARRIED.
COMMISSIONER TULLIER MADE A MOTION TO CLOSE THE PUBLIC HEARING.
SECONDED BY CHAIRMAN COSGROVE. CHAIRMAN COSGROVE REQUESTED A VOICE VOTE. MOTION PASSED UNANIMOUSLY. MOTION CARRIED.
E. OTHER BUSINESS
1. 30W225 Ferry Rd / D.R. Horton, INC. / Iron Gate Townhomes
Located on the south side of Ferry Road and between Meadow Rd and Odyssey Ave
Request for Courtesy review of plans for a 70-unit townhome subdivision with related improvements.
Applicant Presentation:
Chris Funkhouser, of D.R. Horton, provided a brief overview of the requested Courtesy Review:
• Mr. Funkhouser provided a presentation on the proposed development by reviewing the site plan, mix of units, elevations, and shared amenities.
• Mr. Funkhouser reviewed the proposed units including the 50 walk-up “Seaboard” townhomes, with options such as a tandem garage and live/work space, and 20 ranch homes. Elevations and floor plans were reviewed for each unit.
• Mr. Funkhouser reviewed shared amenities including large guest parking space, a brick paver centerpiece for car shows, and two trail connections to the Illinois Prairie Path.
• Mr. Funkhouser stated that talks are ongoing with the property owner of the single-family home at 30W215 Ferry Road. Should that property be acquired, the site plan may change, including additional units.
At the request Director Emery, Tom Burgess, the property owner, spoke on the project:
• Mr. Burgess stated that the decision to bid out the project to a third-party developer was based on his commitments to other development projects around the region. He stated that he felt D.R. Horton’s proposal most aligned with his goals for the site and the August
2025 Courtesy Review.
• Mr. Burgess confirmed the interest in live/work spaces along Iron Gate Drive. Director Emery suggested that the Applicant consider how signage may be addressed.
PC/ZBA Questions and Comments:
The Plan Commission provided supportive feedback to the project, specifically noting the mix of unit types, ranch homes, expanded center common area, auto-oriented amenities, live/work spaces, and inclusion of the adjacent residential property. Commissioners’ questions included:
• Use of center common area and inclusion of an amenity such as a pergola or gazebo. Mr. Funkhouser clarified that, as shown, the center area could be used for car shows. However, the final proposed amenity space may be something different.
• Inclusion of central vacuum for convenience, especially for car cleaning. Mr. Funkhouser stated that he does not believe that D.R. Horton has installed central vacuum units in their homes before. However, he stated it is something they can look into.
F. PUBLIC COMMENT
None.
G. APPROVAL OF MINUTES
1. Regular Meeting Minutes of February 19, 2026.
Chairman Cosgrove proposed minor amendments to the minutes.
Commissioner Tullier amended the minutes to state she was excused, not absent.
CHAIRMAN COSGROVE MADE A MOTION TO APPROVE THE MINUTES AS AMENDED FOR FEBRUARY 19, 2026. SECONDED BY COMMISSIONER TULLIER.
CHAIRMAN COSGROVE REQUESTED A VOICE VOTE. MOTION PASSED. MOTION CARRIED COMMISSIONER TULLIER ABSTAINED.
H. CHAIRMAN’S REPORT
Chairman Cosgrove wished everyone a belated happy St. Patrick’s Day.
I. COMMUNITY AND ECONOMIC DEVELOPMENT DIRECTOR’S REPORT
Director Emery provided an update on items recently approved by the City Council including the items for the accessible parking stall at 3S230 Warren Ave.
J. PLANNER’S REPORT
Community Planner Maszka provided a preview of the next meeting’s agenda, including a Courtesy Review from Synergy Development for the northwest corner of Route 59 and Route 56.
K. MAYOR’S REPORT
None.
L. ADJOURN
COMMISSIONER TULLIER MADE A MOTION TO ADJOURN THE MEETING AT 8:30 PM. SECONDED BY COMMISSIONER TAYLOR. CHAIRMAN COSGROVE ASKED FOR A VOICE VOTE. MOTION PASSED UNANIMOUSLY. MOTION CARRIED.
https://www.warrenville.il.us/DocumentCenter/View/32229/3-19-2026-PC-ZBA-DRAFT-Minutes