Planning & Zoning Commission

LEGAL NOTICE / PUBLIC NOTICE VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION MEETING AGENDA The Village of Westmont Planning and Zoning Commission will hold its regular meeting on Wednesday, October 8, 2025 at 6:00 PM, at the Village of Westmont, 31 W. Quincy St., Westmont, IL 60559. (Note: Front entrance may be closed due to construction. Please enter through rear [south] door of Village Hall.) 1. Call to Order 2. Roll Call 3. Pledge of Allegiance 4. Swearing-in of testifying attendees 5. Reminder to Silence All Electronic Devices 6. Reminder to Sign-In for Any Public Testimony 7. Approval of Minutes a. Approval of the Minutes of the August 13, 2025 Regular Meeting 8. Review of Public Hearing Procedures 9. Old Business a. None 10. New Business a. PUBLIC HEARING PZC 019-2025 (WITHDRAWN) A request from Amibloom Florals LLC, d/b/a Gather and Bloom (Petitioner), and Hinsdale Barber Properties Inc. (Owner), for the property at 13 West Quincy Street, Westmont, Illinois, 60559, for the following: 1. Special Use Permit to operate a meeting hall for classes, receptions, and similar events, in conjunction with a flower shop in the B-1 Limited Business District. b. PUBLIC HEARING PZC 017-2025 A request from JA RE ENTERPRISES, LLC d/b/a LIT SMOKES (Petitioner), and WL Property Acquisitions, LLC (owner), for the property at 101 West Ogden Avenue, Suite B, Westmont, Illinois, 60559, for the following: 1. Special Use Permit request for a tobacco and vape retail store in the B-2 Page 1 of 58  General Business District. c. PUBLIC HEARING PZC 018-2025 A request from Ellen Bomba and Eugene Hong, for the property at 31 South Grant Street, Westmont, Illinois, 60559, for the following: 1. Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Family Detached Residence District for a patio. 11. Open Forum The public comment rules and procedures are set forth in Chapter 2, Section 2-66 of the Westmont Code of Ordinances. Public comment is allowed for matters of public concern that are not on the agenda. Public comment is limited to 3 minutes per speaker. 12. Miscellaneous a. General Updates 1. Next Regular PZC on November 12, 2025 13. Adjourn Note: Any person who has a disability requiring a reasonable accommodation to participate in the meeting should contact the ADA Compliance Officer, 9:00 A.M. to 4:00 P.M. Monday through Friday, Village of Westmont, Illinois, 60559; or telephone (630) 981-6210 voice, within a reasonable time before the meeting. Listen Everywhere, an assistive listening, mobile app, is now available to visitors attending Board and Commission Meetings held in the Village Hall Board Room. https://westmont.illinois.gov/581/ADA-Listen-Everywhere Page 2 of 58  Village of Westmont Planning & Zoning Commission August 13, 2025 - Draft Minutes The Village of Westmont Planning and Zoning Commission held its regular meeting on Wednesday, August 13, 2025, at 6:00 p.m., at the Westmont Village Hall located at 31 W. Quincy Street, Westmont, Illinois, 60559. 1.​ Call to Order ​ Chair Doug Carmichael called the meeting to order at 6:00 PM. 2.​ Roll Call Present: 6 - Chair Doug Carmichael, Secretary Jill Peterson, Commissioners Conor Donoghue, Michael Lynn, Thomas Sharp, Craig Thomas Absent: 1 - Commissioner John F. Simpson IV A QUORUM WAS PRESENT TO TRANSACT BUSINESS Staff: Scott Williams (Senior Planner), John Zemenak (Village Attorney) 3.​ Pledge of Allegiance 4.​ Swearing-in of testifying attendees 5.​ Reminder to silence all electronic devices 6.​ Reminder to sign-in for any public testimony​ 7.​ Approval of the Minutes of the July 23, 2025 special meeting. MOTION by Donoghue to approve the special meeting minutes from July 23, 2025. Seconded by Thomas. VOTING: Ayes: 6 - Carmichael, Peterson, Donoghue, Lynn, Sharp, Thomas Nays: 0 Absent: 1 - Simpson Motion Passed​ 8.​ Review of Public Hearing Procedures 9.​ Old Business None.​ ​ Page 3 of 58 10.​New Business PUBLIC HEARING PZC 014-2025 - WITHDRAWN Requests from Sara Dabic Spasic (Petitioner) and MBMBM LLC SERIES 2 (Owner), for the property at 1147-1149 Fairview Avenue, Westmont, Illinois, 60559, for the following: 1)​ Special Use Permit for an indoor playground amusement establishment in the B-2 General Business District 2)​ Zoning Ordinance Variance to the special condition that requires 100 foot distance separation between an amusement establishment and a residence district. Chair Carmichael explained that the requests were withdrawn due to the approved comprehensive amendments to the zoning ordinance making the proposed use a permitted use, and no longer needs the requested approvals. PUBLIC HEARING PZC 015-2025 Request from Ajradin and Ikmet Rizmani, for the property at 500 Revere Avenue, Westmont, Illinois, 60559, for the following: 1)​ Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Family Detached Residence District for a patio. Presentation: Ikmet Rizmani, petitioner, presented the request. Staff Comment: Scott Williams, Senior Planner, presented the staff report. Williams explained that the Oakwood Subdivision is eligible for administrative approval to a lot coverage up to 40% due to the subdivision’s detention basins like Lake Charles. Williams gave an overview of the engineer’s recommended conditions of approval. Public Comment: None. Commissioner Comments: Lynn: Commissioner Lynn asked if lot coverage regulations changed in the amended zoning ordinance and how the request would have been reviewed under previous lot coverage regulations. Williams replied that the amended zoning ordinance did not change lot coverage and that the deck would have been counted at half its footprint under previous regulations. Lynn asked for clarifications on the engineer’s comments. Williams explained that the comments are written assuming that the request will be approved, and the engineer adds recommended conditions. Lynn asked if water pooling occurs on the property. Rizmani replied that it has not happened since he made drainage improvements to his property a few years prior and added that grass is below the deck. Page 4 of 58 Lynn asked if the petitioner was required to obtain a civil engineer. Williams replied that a civil engineer was not required to request the variance. Donoghue: Commissioner Donoghue had no questions. Sharp: Commissioner Sharp asked if the overhang of the house and the patio underneath it gets double-counted. Sharp questioned the context of administrative approval. Williams answered that in the R-3 district, all properties have a 35% maximum. If the engineer determines it is not in a known water problem area, it can be administratively approved to 40%. Sharp questioned the uniqueness of the request. Rizmani replied that he believed he found examples of properties that may be over the maximum. Sharp expressed concerns about potential water issues on nearby properties. Thomas: Commissioner Thomas found the rear yard to not be functional and expressed support for the request due to the drainage improvements already made to the property. Peterson: Secretary Peterson confirmed that the existing patio would be replaced. Peterson expressed support for the request, although she did not fully agree with the findings of fact. Carmichael: Carmichael did not find the request to be unique, but did appreciate the drainage problems and the Oakwood Homeowner’s Association letter of support. MOTION 1 Motion by Sharp to recommend to the Village Board of Trustees to approve a request by Ajradin and Ikmet Rizmani, for the property at 500 Revere Avenue, Westmont, Illinois, 60559, for a Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Family Detached Residence District for a patio. Seconded by Donoghue. DISCUSSION: Lynn recommended adding a condition that a portion of the patio be constructed with permeable pavers, per the recommendation of the engineer. Peterson disagreed with the condition. VOTING: Ayes: 4 - Carmichael, Peterson, Donoghue, Thomas Nays: 2 - Lynn, Sharp Absent: 1 - Simpson Motion Passed ​ Zemenak clarified that though the recommended condition was not included, the Village Board could make it a requirement in their vote. Rizmani replied that he will discuss it with his contractor. Page 5 of 58 Concept Plan Presentation - INFORMAL DISCUSSION ONLY Request from KAIZEN CONSTRUCTION CORP, regarding the properties at 129 and 135 East 55th Street, Westmont, Illinois, 60559, to present a draft, Concept Plan for a proposed Planned Unit Development for the redevelopment of two existing single-family detached residential homes into two four-unit multifamily buildings. This is a preliminary internal/informal discussion for the Planning & Zoning Commission to provide feedback prior to a required public hearing to be held at a future date. Presentation: Dominick Lanzito, attorney representing the property owner, presented the concept plan. Carmichael clarified that the loft will not be a third bedroom. Lanzito confirmed yes and that the HOA documents will require the space to remain a loft. Sharp and Lanzito clarified the orientation of the units and the buildings. Dmitriy Bilenko, developer, explained the facade materials. Peterson asked if brick would be used. Bilenko said they opted to use coronado stone due to cost. Carmichael and Lanzito discussed the rear facade. Lanzito noted that there will be patios and landscaping between the building and the property line. Williams gave an overview of the staff report, discussing the anticipated zoning approvals and the purpose of the concept plan. Carmichael questioned if the DuPage County Division of Transportation would allow left turns on to 55th Street. Peterson raised concerns about traffic and asked if the Village Forester reviewed the plans. Williams replied that the plans were reviewed by both the Village Forester and a landscape reviewer. The commission discussed fencing along the Wilmette Avenue property. Lanzito noted that it would likely be 4 feet tall. The commission discussed off-street parking, noting that the 3 spaces provided, excluding the garage spaces, seems low. Lynn recommended screening the air conditioning units, adding gables to the roof on the east side, and increasing the balconies for the middle units. The commission discussed the terraces on the interior units. Bilenko recommended flipping the layout of the middle units. Lynn questioned the layout of the second floor and ceiling heights. Sharp said that through a planned unit development, the developer can ask for relief from additional regulations. Page 6 of 58 Peterson asked about parking for the interior units. Williams replied that it could be guest parking or be assigned to a specific unit. John Zemenak, Village Attorney, asked if there would be a striped fire lane. Peterson raised concerns on potential impacts on adjacent properties. Williams explained that there will be a public hearing for neighbors to voice their concerns. Sharp asked if the detention will be dry, Lanzito replied that it likely will be. Sharp recommended landscaping the detention area to improve the appearance of the development. Lynn asked about on-street parking on Wilmette. Williams believed that it was not allowed and was not sure if it had a curb. Sharp liked the proposed gazebo, and recommended fencing, increasing landscaping, and screening mechanical equipment, but voiced concerns about parking. Williams provided an overview of what the next steps are for this project. Lanzito and Bilenko thanked the commission for their time. 11.​Open Forum​ Nobody spoke during the Open Forum.​ 12.​Miscellaneous Items a.​ Next regular Planning & Zoning Commission meeting on September 10, 2025​ Williams and Carmichael discussed that the meeting will likely be cancelled due to a lack of agenda items. b.​ APA-IL Chapter Conference​ Carmichael reminded the commissioners about the upcoming conference, and notified them that the Plan Commissioner training has been postponed to an online training. c.​ Recognition of Outgoing Commissioner Thomas Sharp​ The commission thanked Commissioner Sharp for volunteering to help the commission out during the zoning ordinance amendment process. d.​ Annual Volunteers Appreciation Dinner Carmichael notified the commissioners of the upcoming volunteer appreciation dinner at the Taipei Economic and Cultural Center.​ 13.​Adjourn Motion by Sharp to adjourn the meeting. Second by Thomas. The motion carried on a unanimous voice vote. Meeting adjourned at 7:48 p.m. Page 7 of 58  ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: October 08, 2025​ ​ ​ ​ ​ ​ PZC 017-2025 TITLE: Request from JA RE ENTERPRISES, LLC d/b/a LIT SMOKES (Petitioner) and WL Property Acquisitions, LLC (owner), for the property at 101 West Ogden Avenue, Suite B, Westmont, Illinois, 60559, for the following: 1.​ Special Use Permit request for a tobacco and vape retail store in the B-2 General Business District. I.​ BACKGROUND OF ITEM A.​ Location: 101 West Ogden Avenue is located at the corner of West Ogden Avenue and Grant Street. The property is approximately 0.90 acres. The property and building were recently consolidated, improved, and renovated to accommodate the operation of a cannabis dispensary and separate bakery with a drive-through which was approved in May of 2024. However, due to difficulties in obtaining the necessary approvals from non-Village agencies for the menu of the bakery. The petitioner has decided to instead request to operate a tobacco and vape retail store with a drive-through for non–tobacco products. Aerial Map - 101 West Ogden Avenue (source: DuPage County Parcel Viewer) Page 8 of 58  Zoning Map - 101 West Ogden Avenue B.​ Zoning Designations: SUBJECT PROPERTIES​ B-2 General Business District NORTH​ ​ ​ B-2 General Business District SOUTH​ ​ ​ B-2 General Business District and; R-3 Single Family Detached Residence District EAST​ ​ ​ B-2 General Business District WEST​ ​ ​ B-2 General Business District​ C.​ Neighborhood Characteristics The property is located at the southwest intersection of Grant Street and Ogden Avenue within the Star Buds DevelopmentSubdivision. Much like many commercial properties on the south side of Ogden Avenue, the property is bordered by a variety of uses such as restaurants, services uses, a car dealerships, an automobile garage, and single family residential homes. Street View - 101 West Ogden Avenue (Suite B - Left) (Ogden Avenue View) ____________________________________________________________________________________ PZC 017-2025​ ​ Page 2 of 4 Page 9 of 58 II.​ PETITIONER REQUEST: The petitioner is requesting a special use permit to operate a tobacco and vape retail store at 101 West Ogden Avenue, Suite B which is located in the B-2 General Business District. The petitioner plans on keeping the drive-through open to sell non-tobacco products. III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning of the property is B-2 with properties in the immediate area being mostlyB-2 General Business, except for twoR-3 Single Family Detached Residential properties to the south. The Comprehensive Plan designates the future land use in this area as Corridor Commercial, which indicates a zoning district designation of B-2 General Business District is appropriate for the properties. Further the comprehensive plan places the property within the Ogden Avenue Subarea and more specifically the West Gateway District. B.​ Entitlement Requests The petitioners have provided project narratives and supporting documentation for the following request, including the necessary responses to the Special Use Standards and special conditions. Any corresponding standards for entitlement approval consideration can be referenced in item V(B). Appendix A, Section 7.03(A)(125b) requires that all tobacco and vape retail stores obtain a special use permit to assess such impacts as traffic and use of the space, evaluating activities and number of employees. In addition to the Special Use Standards (Sec 13.09) listed below, a tobacco and vape retail store has the following additional Special Condition as listed in Sec. 7.04(6): “Such special use may be permitted provided that no buildings or outdoors portions of the lot containing such use are located within 1,000 feet of a school (not to include nursery schools).” Condition number 6, as stated above, is being met as the nearest school is Miller School, which is approximately 1,035 feet from the property.. The petitioner intends to open a tobacco and vape retail store in a separate unit at 101 West Ogden Avenue, distinct from the existing cannabis dispensary. The new store is planned to operate Monday through Sunday, 8:00 AM to 10:00 PM, mirroring the dispensary's hours. Daily operations are projected to be supported by 3 to 5 employees. The existing drive-through is intended to be maintained, but the petitioner has indicated in the supporting documents that it would be utilized to exclusively sell non-tobacco products. All tobacco and vape products would be sold within the store to verify ID. Based on Sec. 10.06, the proposed adult-use cannabis dispensing organization, classified as a moderate-intensity use, requires one parking stall per 400 square feet. With a floor area of approximately 2,365 square feet, this translates to a requirement of about 6 parking stalls. The proposed tobacco and vape retail store, at approximately 635 square feet, requires one parking space per 250 square feet, necessitating 3 parking spaces. The site has 35 parking spaces available to serve both proposed users, which meets the parking requirements. ____________________________________________________________________________________ PZC 017-2025​ ​ Page 3 of 4 Page 10 of 58  The use must be considered to the Special Use standards, which are noted below: Standards for Special Uses Sec. 13.09(D): A proposed special use shall substantially meet the following standards in order to obtain the recommendation of the planning and zoning commission and approval of the board of trustees: (1)​ That the establishment, maintenance or operation of the special use will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare. (2)​ That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish or impair property values within the neighborhood. (3)​ That the establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. (4)​ That adequate utilities, access ways, drainage and/or other necessary facilities have been or are being provided. (5)​ That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets. (6)​ That the special use shall in all other respects conform to the applicable regulations of the district in which it is located, except as such regulations may in each instance be modified by the village board pursuant to the recommendation of the plan commission. IV.​ SUMMARY The petitioner seeks approval of a special use permit to operate a tobacco and vape retail store in the B-2 General Business District. The request substantially complies with both the requirements of the Zoning Ordinance and the Comprehensive Plan, subject to the standards of special use. V.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on September 18, 2025 B.​ Code References: Appendix A, Sections 7.03(A)(125b), 7.04(6) and 13.09* *This application was received and processed prior to the comprehensive text amendments to the Village’s zoning ordinance, which went into effect on August 25, 2025. Code references are to sections prior to the reorganization of the zoning ordinance. C.​ Other Actions: The recommendation of the Planning and Zoning Commission will be referred to the Village Board for a final decision, which is anticipated to be at the October 30, 2025 meeting. VI.​ DOCUMENTS ATTACHED: 1.​ Publication notice appearing in the September 18, 2025 Westmont Suburban Life. 2.​ Petitioner Attachments (Edited for PZC): a.​ Planning and Zoning Development Application, received August 13, 2025 b.​ Narrative and responses to the Special Use Standards c.​ Existing Site by BR Design Architecture d.​ Proposed Floor Plan by BR Design Architecture e.​ Proposed Signage Location by BR Design Architecture f.​ Property Owner Authorization Letter g.​ Plat of Consolidation ____________________________________________________________________________________ PZC 017-2025​ ​ Page 4 of 4 Page 11 of 58 Page 12 of 58 Page 13 of 58 pROJECT DESCRIpTION: We are proposrng a change of use for the commercial located at 101 W Ogden Avenue Westrnont, lL. The site previously operated as a bakery and is currently vacant The proposed proiect will repurpose the existing building for a new tobacco retail establishment. This business will focus on the lawful sale of tobacco products and related accessories, with no on-site consumption. The proposed use wrll not involve any exterior structural changes to the building, and all interior improvements will comply with local building and health codes We believe this retail use aligns with the commercial character of Ogden Avenue and will help revitalize a currently underutilized property, contributing to the local economy and ,;ob market PROPERTy OWNER TNFORMATTON (tF DTFFERENT THAN pETtTtONER): Property owner(s) WL Property Acquisrtions LLC - 101 Ogden Address Phone Ema il : mi@lovemyiincoln.com BUSINESS OWNER INFORMATION (lF DIFFERENT THAN PETITIONER and PROPERTY OWNER): Property owner(s) Ahmad Joudeh Address: phone: Email : Form last modilled 0511312024 Village of U/estmonl Planning and Zoning Application Page 4 Page 14 of 58 Manager Page 15 of 58 By signing below, the applicant and/or property owner acknowledge that lhe Application lees ore non-refundable and that filling out this form is not a guarantee that the item will appear before the Planning and Zoning Commission. The applicant and/or property owner further acknowledge that all items recommended by Village planning staff for consideration by the Planning and Zoning Commission must have received technical approvals from the Consulting Engineel the Consulting Landscape Architect, the Consulting Architect, the Village Forester andlor other Village staff, as deemed appropriate by the Community Development Department, before being recommended for consideration by the Planning and Zoning Commission. For this reason, while this is not a requirement, it is highly recommended that the applicant/property owner hire lrcensed professional engineers or architects when preparing their application materials. PETITIONER SIGNATURE: Type or print name: Signature: SUBSCRIBED AND SWORN TO BEFORE ME THIS DAY OF ,20 Notary Public OWNER SIGNATURE: Type or Print name /r, /r*r,rino-ts 4( Signature a SUBSCRIBED D SWORN TO BEFORE ME /,(lu*gra THIS 5+H DAY OF ,2025 Notary Public OI,AIIIA K KIRILOYA Notaw hiuic - Sts0e ol lllhois corirr*ssion No. 1 008CKn Page 7 Formlastmodifiedosll3l2o24villageofWestmontPlannlngandzoningApp|ication Page 16 of 58  Operational Narrative for Lit Smokes - 101 W Ogden Avenue, Westmont, IL Anticipated Staffing Lit Smokes is expected to employ approximately 3 to 5 employees. The team will include: - A Store Manager responsible for overall operations and compliance, - Retail Sales Associates to assist customers and maintain the retail floor, - Part-Time Staff to support operations during peak traffic hours and weekends. Staffing levels will be adjusted based on daily foot traffic, seasonal patterns, and operational demands. Hours of Operation To provide a seamless experience for customers and complement the neighboring Star Buds dispensary, Lit Smokes will adopt identical hours of operation: - Monday through Sunday: 8:00 AM to 10:00 PM This schedule supports optimal accessibility for patrons and encourages co-visitation between both establishments. Drive-Thru Operations The Drive-Thru at the site will be utilized exclusively for the sale of non-tobacco products to individuals aged 21 and over, in compliance with applicable regulations. This will provide a safe, efficient, and regulated service option for eligible customers seeking convenience. All tobacco and vape products will be sold exclusively inside the store. Customers seeking these products will be required to enter the physical premises to ensure proper ID verification and Page 17 of 58 compliance with local and state requirements. Lease Obligations Star Buds will remain fully and primarily obligated under the Lease for all payment and performance obligations associated with the premises. This includes full responsibility for: - Timely rent payments, - Maintenance and upkeep duties, - Ensuring compliance with all terms and conditions set forth in the lease agreement. This arrangement ensures that the property remains under a single responsible party from a leasing and compliance perspective, supporting a stable and professional business operation. Commitment to Compliance and Community Lit Smokes is committed to: - Maintaining a professional and compliant retail environment, - Operating in full alignment with local and state regulations, - Positively contributing to the commercial ecosystem of the Village of Westmont. Through responsible practices and a customer-focused approach, Lit Smokes aims to serve as a valued retail neighbor alongside Star Buds. Page 18 of 58 General Compliance Statement We respectfully submit this statement to confirm that the proposed use at 101 W Ogden Avenue, Suite B has been reviewed under the same zoning compliance standards as the neighboring cannabis dispensary. The dispensary underwent a full proximity review as part of its special use approval process, which included verification that no schools (excluding nursery schools) were located within 1,000 feet of the premises. As our proposed retail operation is located immediately adjacent to the previously approved dispensary, the same geographic and zoning conditions apply. Therefore, our site remains in full compliance with the 1,000-foot separation requirement, and no additional schools are located within that radius. This precedent demonstrates that our proposed use is consistent with Village zoning requirements, and we respectfully request consideration of this confirmation in support of our application. Sincerely, Ahmad Joudeh JAK LLC Page 19 of 58  (1) That the estabtishment, maintenance or operation of the speciat use witt not be detrimentaI to or endanger the pubtic heatth, safety, morats, comfort or generat wetfare. The proposed operation of Lit Smokes wil,t not be detrimentat to or endanger pubtic heatth, safety, morats, comfort, or generat wetfare. The business witt compLy with att state and loca[ laws governing tobacco sates, inctuding age restrictions and security measures. No on-site consumption wil,t be atl.owed, and the store wit[ maintain a ctean, professionat appearance. Located in a commercial area, Lit Smokes witl contribute positivel.y to the tocat economy by creating jobs and generating sates tax, white operating in a manner that is safe, respectfut, and compatibte with the surrounding community. (2) That the speciat use witt not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes atready permitted, nor substantiatty diminish or impair property vatues within the neighborhood. The proposed special use for Lit Smokes witt not be injurious to the use and enjoyment of surrounding properties, nor will, it substantiail.y diminish or impair property vatues. The store wit[ operate within an existing commerciat zone and maintain a professionat, ctean, and compl,iant retaitenvironment. No disruptive activity, [oitering, or on-site consumption witl, occur. ALt signage and operations witt conform to Vitl.age codes, ensuring compatibitity with neighboring businesses and a positive presence within the commercial, district. (3) That the estabtishment of the speciatuse witt not impede the normat and orderty devetopment and improvement of surrounding property for uses permitted in the district. The establishment of Lit Smokes will not impede the normal and orderly development or improvement of surrounding properties for permitted uses. The p.opo."i use is consistent with the commercial zoning of the area and will occupy an existing commercial space without altering surrounding land use patterns. The business will operate rispectfully and in compliance with all applicable regulations, supporting continued commercial vitality urd complementary development in the district. ".r"o.r.aging (4) That adequate utilities, access ways, drainage and/or other necessary facilities have been or are being provided. Adequate utilities, access ways, drainage, and other necessary facilities have been or will be provided for Lit Smokes. The proposed location is within an existing commercial development Page 20 of 58 that is already fully served by public infrastructure, including water, sewer, electricity, and stormwater management. No additional public improvements will be required to accommodate the proposed tobacco retail use. (5) That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets. Adequate measures have been taken to ensure safe and efficient ingress and egress for Lit Smokes, minimizing traffic congestion on public streets. The site is accessible from existing driveways designed for commercial use, with sufficient parking and circulation.pu.. to accommodate customer flow. The proposed use is low-impact and will not generate excessive traffic beyond what is typical for a small retail store. (6) That the special use shall in all other respects conform to the applicable regulations of the modified district in which it is located, except as such regulations may in each instance be by the village board pursuant to the recommendation of the plan commission. of the The proposed special use for Lit Smokes will conform to all applicable regulations and all operational, design, zoning d-istrict in which it is located. No variances are anticipated, be necessary, and silnage elements will comply with Village codes. Should any modifications they ,iill f,e addressed throughlhe proper channels and in accordance with recommendations from the Planning andzoningcommission and the village Board. Page 21 of 58 Response to Special Condition 6 In response to Special Condition 6 outlined in the Village of Westmont’s review comments dated August 27, 2025: “Such special use may be permitted provided that no buildings or outdoors portions of the lot containing such use are located within 1,000 feet of a school (not to include nursery schools).” We confirm that the subject property at 101 W Ogden Avenue, Suite B is not located within 1,000 feet of any school, excluding nursery schools. A location analysis has been conducted, and it verifies that the property meets the required separation distance. As noted, the adjacent cannabis dispensary underwent the same review and was approved under this condition, further demonstrating that the location complies with the Village’s zoning requirements. Accordingly, the proposed special use is in full compliance with Special Condition 6. Sincerely, Ahmad Joudeh JAK LLC Page 22 of 58 Exhibit A – School Separation Verification This exhibit provides a visual confirmation that the proposed site at 101 W Ogden Avenue, Suite B, Westmont, IL complies with Special Condition 6, which requires that no portion of the use be located within 1,000 feet of a school (excluding nursery schools). The map below shows the subject property (blue point) and the 1,000-foot buffer zone (red circle). No schools are located within the buffer. Page 23 of 58  Property Use Authorization Letter August 5,2025 Village of Westmont Community Development Department 31 W Quincy Street Westmont, lL 60559 subject: Property Use Authorization for 101 w ogden Avenue, westmont, lL To Whom lt May Concern, l, Michelle Edmonds, asthe Managerof WL PropertyAcquisitions LLC- 101 Ogden, theentitythat owns the property located at 101 W Ogden Avenue, Westmont, lllinois, hereby firovide my written consent for the use of the above-referenced property as a tobacco store. This letter serves to confirm that I have reviewed the proposed business use and have no objections to a tobacco store operating at this location. I understand that the proposed use may require review and approval by the Village of Westmont and support the applicant's efforts to move forward in the permitting and licensing process. Please feelfree to contact attomey Joseph A. Neveril at (630) 670-S412should you require any further information or documentation in support of this matter. Sincerely, Michelle Edmonds Manager WL Property Acquisitions LLC - 101 Ogden sig nature: frMichalla Eobaono$ Aug 06, 2025 Date Page 24 of 58 ___.1 - _J -tE I Q--ooDCHlrlxuc 3 -T I ld3 AREA OF WORK E wo&o ,l leneror l! .l ::. WORK G 4.E ,% 6 t, I l-t- IlllElr r I AREAOFI(RKF.** tIl ul *lol* G; l-E ai rcE IOAU{.re D+mrem: Ei .1: b .!r C2 | .i; 0e tr u, AREA OF WORK H tubttu tl rii I I B I I $lcrl I (alur uia ?6 I u_- * I { o= I { LOT 3 AREA OF WORK J I AREA OF WORX A. REMOVE EXISTING OGDEN AVE ACCES$ PROMDE NEW SIDEWALK CONNECTION ANO LANOSCAPING/IMPERVIOUS AREA SEE CIVILAND LANDSCAPE PLANS' sie P= 8€ ;E 1 OF WORK AREAOF WORK B. REMOVE EXISTING LIGHT POLES AND CAP AT BASE. LOCATIONS NO LONGER NECESSARY GIVEN NEW PHOTOMETRIC LAYOUT, LOT 7 Lq2 AREAOF WORK C. REMOVE EXISTING OUMPSTER ENCLOSURE - NO STRUCTURESWTHIN ) DESIGN EASEMENT. SEE ETEVATIONSANO DETAILS FOR ENCLOSURE INFORMATION. SEE CIVIL t& FOR NEW IOCATION, N / \ EXIS I'N6 S FPLAN \Ji-'i- \l/ AREAOF WORK } NEW FIRE SPRINKLER ROOM DOOR WItL BE ADDEDTO CORNER OF BUILDING ]BD FORACCESS FROM EXIERIOR, - EXSTING SITEPLAN SHOWN ABOIT' SEE CIVIL PLANS FOR DETAILED IN:ORMATION AREAOF WORK E. OGDEN AVE ENTRANCSEXIT TO BEWDENEO TOATLOW LEFI/RIGHT PERTAINING TO FINAL LAYOUTS , PI\I],'JNG COUNTS, TURN EXIIAND SINGLE EN]RANCE ANDAREAS OFWORK SHOWN ABOVE AREAOF WORK F- PARKING AND ISLANO TO BE REMOVED DIT ONS 2 AREA OF WORK E PARK]NG AREATO BE REVISED TO ANGLED PARKING FOR BETTER FLOW PAST DRIVE THRU 2424 @eab.l!&^!k6^r*l'c(d AREA OF WORK [T GRANT STREEI EXIT IUDENED AND LEff TURN ONLY CURB ADOED ..)dhtftscna!,6 AREAOF WORK } REMOVE PARKING THIS SIDE &-,d|Erabld'i A-0.1 Page 25 of 58  Page 26 of 58 P -te :,e I : Etz ;EPI ltE& &:t 69909 'I'-LNOn1S3M z o 6 df t s: i! .i ,,EEts5 EIEX!t ti$ iET '3AV NIOOO M r0r o l -t >i NI ril Egt!e pg5, SJYOI,US,trT sNolst^lu 0NY slnssr tsIEHET t{85 , sonsuv.ts a' E.E,* Efu, r t i:i!! E: C iiEE Egi; i g:: i ?i:- te3 {10 irt !88 3iE i EE!I .E tspi * t H a !xlii tr!lt i;i:i iliiir sisErgiE'Es i iB ;i!z Et? iE:BEE B liitii ETE C ;!is 13* ii!E{ II EiE!!! tisd Er !856 ira lt !iiiiE fuririEiEIi;Ii 'trfr, 8? Frr n9 iigEliffilsiiii FiI ! o - ul tr< z e9 td F E x?s = o i> a n. 6 o z # F l: lB= E ?^_ d Lt' = d= FEtss"E h; o E q> qr? F o o< oo Iz F E d E F6 = u I ,,iil F :il.:i:::il = d I -+i . E I q d - r-lf EI E . o Ll E tr r e F co i rl Iz r;I F U e E tr -4'9 E - -{,t11 L] I = I L_ l I o B "lr 0- l r --l "li =o  Page 27 of 58 ! p :e q ,1i 1Z z t XZ; uii e Eii n I t o dl "7 za 69909 'il'lNOtjtJ-S3M ! l tiii . 'lAV NlO90 M t0l o ( c"j -,elE5 tai I a slyows il1 e ir 9 619M rt I Bd5il tia : E sS E Es ? son8uvls g 5 sN0tst^lu 0NV stnssl EIFS;, 8EE;i fs l-E EE{ 5 t !! rii: i E I iIii litlr I lhi: il:t I,!!i E iE {rli !; j i; ll ) h ? e il!! si O btH L Sirc hHSEg :giTE bgP !:H h l__ + Ii:I It F O U I "0..t U F J I U F F ) tu ts I L ) L U fr <j .8 ,l t a fll Tl "9 U =s m al .l {+ 12 te Er Tl I .) bEE a a- l. ) 9 ,) 6t ? gf, a, e )) \. ) 2 dg o k , 6 ; e E p I o D o .9 B ,fml r Q) l,;tii lL w1 f I litit tr l u F HL lrrll f a o tr- liltl I =O =O  Page 28 of 58 u :u s Er, W ffifflsd, l rl , .$g! aqA fi; q 6S909 1'tNOy{lSlM ZF ol 6dl 6il ':;E q re b.r.l]lsliffimtul6'il | rl ' z ,itBq ;:E iEi I '3AV NIOCO M t0t , I cf) I BHrii tii I S]YOI/USJ,7 Etr Ela 6! c n sNotst^3u oNY sSnssr lIFB:d EEi:d ? sonsuvrs -E EIEE ! $ ., ii:!E !" t,! R iiiii tiqqi !l; iti ''l e ! I;ii ii,iiiliiliiii t!5i aH; -;;l : liiii{ E !5iEr t;itir A I;;iI l o :3i:? ili li iiilii iiii,iiiiiiiiiri !riii ; el:iiiLffi I F z t: i ,l il li gili 9 ;l IEiir ffi] E inlt a a tl lr !!ll i il : t; EF; rl t: li >l! OIE i .E LI i E 3 il gIH i F '68 SIF:g E9 ;nIEllliitilEIilEiI liEllEiliirffi dlgEv E z I ?5 I I 5: u Eg o I d -L . ,6 t a 8 a &i 56 :i tr ..tr al d) tr< 5E i I I :x dE E i E; I 6 i9 t I t2 -.,] fr$ :E a tt ti n EI ii a tr g H d rl tr l L! D -t - t---- -o tr : I rE I 6all e 9-- I I _ L____ | &, a Y2 & E*a:eE tr o f:l .E 0 i^I., 6 un t4 <e I I 5 o t t0n B = tr o U _9 I 0', o tr: :tr tr : Etr (i, .t' i: tr, o -n tr Y L O,^ r:r ' O. -{9 1t tui ,a) = II ,h v -6t l} Y =O  Page 29 of 58 ! E I ? 3EI H*3 :E lzi E 69909 'I'1NOF1S3M '3AV N]OCO',M r0t I dHt 0 ! o l ( ): PE !E ai a9 6 .i loI -,EEq! I BiIII d:E t _s1l9tfisJ/n Elt nt? i ? sonSuvJs -'il. sN0rstAlr 0NV s:nssr Pg F, 6IrH;; !(!6 I E,E,,EE,u t t !q iE,iEEE E;i E B; tl ,iplit Eiq iE" tl aa iE I ori I iiii! itil! ii iii E Ei,EEtftsiiiiefi 9i i.t F! tlEt ?. i,,stfuilliEE[tlr sEEE H fl !iii5l:lEit ii EEir;,,ilg; rE! EE EEEEI rr*! ! ti 9b E Lin zo i9 Eii,!Hi;i;igi liE Er Ed c iliEi 9r EE iiiiii ;lirrl z A e ,2 isEErri"*iEIiri Bi }E fi ttEE f s* f ht 3i EA E Ef9H; pd i!tiir F !i iIsFE E 3€r5 E EI z iEEaq r o rll glitr I ituiliiiltllit ilriiular E :!HiE{i ,, J; e iiEElliliuiliiiEEffiglE iIEiEiEiIIIiE' ill.sEii:;iriiii;Eirlr ltEiIri I jI iI ;t7: il I i= I i= rl E j d ,! ;= I E i3 ' I E - €B! 1i 1!i !! E ,l TI n!r- 8h ,"lc :e ;THE 3E;E El /l tEl :l iL TI I ;;. 9i )E I at at drl!u1E ;:I? r'iEiE ::tc tl ; ,,H qt Lil rl trl 4t 6l olt;s E E i:lt zt12t. rlE:EI [?E! rl J iE; :; [ff, ,/d\ el al EI OI:E*E 8e:9 3 3=Zi9t lEg l'El 5I 3l 5 h El 3t z1i9 e: trls l5 E EsiE ;t :i;!i! I iiE, pt eI: tr5Ei : ; t g Elr gl: E lr i a !, EII !ru8 [ !o Etj =l-s,i. olE oiaii i *2iE -E g ; i:*16! r: .:!: t': I t:" i:.: t Ir tl*I Ar 6 EL- i ^: si-r :E;ii.* 6"8 6 6 3 t:] tia: ti iiir z ri ! I I ?5 ::9 -r_l I la t! cU ! t ii :3I q.; I;ll llti rl ir i !E l;;9 i rl.i Ii d;i t 6:l ii t,l "a 1 ffi i!{ ,2L I ? ts?EeEi :Fwcis ;g5dE3 ,,H,=ai?36 5lP93iZ9d zIQZA\-a iqdg;:Q* ilirts6<EE nE,ii,EiEl;iitE?Et oo o o o o =l ri lr I tl tl ll lt ii tl ll =O  Page 30 of 58 u fit, ir I HEir z I L 0 qf F E o t, ;air$ 'd4EBXffiTn;T= ilEtg 69909 il'-rNonlstM u o l( iq s '3AV N30CO M r0r 3 9 r(O 1t rt I s< CE SfYOI,tlSJ,T *r$ EE|iEEii i ? sonSuyjs E sNotstAlu 0NV slnssr ?EIEBi6E EE; 6 E-E iIEt F t! Irrl a sii i i E Iiri TIB{ d q !;I; t i !,'! E r i,: ,,r-,e \ ,,0I-,t "s{,c \ I --t---\- itii C-.2 - l[ .lt-i.l x U M llu Etii 6rl! o (J to o il> [< llz c) 6 U oo a o ) L o F x -4. o F a 6 6 l= Z U ffi zl o cra ffi ,.0-,t ,,0-,tt ! EI t8 ill BV ilt a a* ^- (I} +? 4,--. <I It 6 va ilt It B a t g 6 It I i ,1 lI , r IE lI tE T! Ei Ir. !E ilt, r'; ri il ,i I I b F H I 3 I c 3 s I It I f, ilr 1A XE o U a o L o U o d o_ ) .o o F I. il I ul I -l a n v u j) Page 31 of 58 Page 32 of 58  PZC o\8-aoaf Village of Westmont Planning and Zoning Appl ication a d lnstru ions Commu nity Development Depa rtment Dale qecet\ed _ 31 West QuincY Street 8y Westmont, lllinois 50559 530-981-6260 RECEIVED AU6 18 2025 PROJECT NAME: 3l 5 (:rarr t €4 tecl P^t to Subject Property Street Address: 3 I jo,(r bc.^t r * PIN Number(s): PETITIONER / BILLING CONTACT (Agent and Proiect Manager for the Petition): Petitioner (and corporation if applicable): Cn &,a b^ ; ?^C F{o " Address l Pho Email Relationship of Petitioner to Property Owner: Sclf Page 33 of 58 Page 34 of 58 Dear Members of the Zoning Board, I am writing to formally request a variance to allow the construction of a patio at our property- 31 S. Grant Street. Due to unique conditions specific to our lot, the strict application of current zoning regulations regarding impervious surfaces prevents us from adding a patio in a manner consistent with our neighborhood. The requested variance would allow us to construct a patio of approximately 300sqft in an area that currently does not meet the setback or impervious surface limitations. Without this relief, I cannot create a functional outdoor living space comparable to those enjoyed by neighboring properties, effectively diminishing the reasonable use and enjoyment of our home with our family. The proposed patio will be designed to blend aesthetically with the neighborhood and will not alter the essential character of the area. I will also take appropriate measures to manage stormwater, ensuring that runoff is controlled to prevent impacts on adjoining properties. Considering the unique site conditions and the limited impact of the proposed patio on the neighborhood, I respectfully ask that the Zoning Board grant a variance to allow this improvement. This would enable reasonable use of our property while maintaining compliance with the spirit of local zoning objectives. Thank you for your consideration. I am happy to provide any additional information or documentation needed and look forward to the opportunity to discuss this request further. Your residents, Ellen Bomba & Eugene Hong Page 35 of 58 The residents at 31 S. Grant street are proposing a 330 sqft patio built of either concrete or pavers (with nitro sand) in the back yard. Drainage throughout the perimeter running out into native rain gardens all around. We are open to adding additional drywell towards the east side of the patio (away from the depressional area) as well as dual rain barrels to mitigate water run off. With this proposal we will only help mitigate any flooding at the intersection of Richmond and Grant as well as any potential flooding at our neighbors. Page 36 of 58 1. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations in the district in which it is located a. The property in question cannot yield a reasonable return if permitted to be used only under current regulations because these standards, coupled with the lot's unique flooding and drainage, prevent the construction of even a modest patio or similar improvement. Neighboring properties are able to add impervious surfaces or outdoor living areas typical for the neighborhood; here, the combination of lot characteristics and regulation renders this impossible. As a result, the property's market value and functional use are diminished compared to similar lots, we the owners, are deprived of reasonable use and return. Granting a variance would allow the property to be improved in a way that is both typical for the area and consistent with reasonable market expectations. 2. The plight of the owner is due to unique circumstances; and a. The plight of the owner is due to unique circumstances not shared by other neighboring lots. The patio in question will be stationed away from the property and the low point of the nearby intersection which occasionally floods. Unlike other homes in the area, this drainage characteristic is a long-established condition that predates current ownership and is not caused by any modifications made by the owner. These site-specific factors uniquely restrict the feasible areas for patio construction under current zoning rules. Without relief through a variance, we the owners, cannot reasonably add a patio similar in size or location to those typical for the neighborhood, leading to an undue hardship that justifies the requested exception. 3. The variation, if granted, will not alter the essential character of the locality. a. The proposed improvement, a modest backyard patio, is consistent in scale, placement, and materials with numerous other patios in the neighborhood. tvlany nearby homes already have similar outdoor spaces, and the design respects all current safety and aesthetic standards. The project will not increase traffic, noise, or density, nor will it substantially affect the look or function of the neighborhood. As a result, granting this variation will keep the area's established residential feel and maintain property values. Furthermore, there are plenty of properties within our zone that have been grandfathered in with large concrete patios, driveways and pools, some even taking up their entire backyard, causing no grief or substantial flooding to nearby neighbors or the zone as a whole. Page 37 of 58 Page 38 of 58  Office/Yard: [0s127 Pearl Rd. West Chicago, IL. 60185] Prepared By: Kevin & Myrissa Arriaga “The Beginning To Your Everlasting Oasis” Thank you for the opportunity to submit the following quotation, listed below is a complete breakdown of the scope of work. Quotation for: Client: Ellen Bomba Scope of Projects- ●​ Brick Pavers Patio Installation - The Unilock brick pavers patio measures roughly a total of 330 sqft. Beacon Hill Smooth Fossil Paver | Brickworks Supply Beacon Hill Smooth Rectangle Dark Charcoal - Lurvey Landscape Supply ●​ Demolition- $ Beginning with our Demolition we will start by removing all the Topsoil where the pavers will be laid for the patio. We will then begin our excavation which will require us to remove the old base underneath, excavating 12 inches all around. For the sub base we will install a layer of Heavy duty Geotile Landscape Fabric . 8 Inch will be the required amount for a strong permeable Ca7 Limestone gravel base, 1 inch for our limestone chip bedding layer and lastly 2-2 1 ⁄ 2 inch for our paver block. Compacting the gravel base in 2’’ lifts is optimal for long term durability. ●​ Brick Pavers Patio process- Our process for the patio will be the following: We will determine our heights for the Brick Pavers Patio installation. We can then determine our heights with our laser guide, ensuring the proper pitch for water run off and NO PUDDLING OR DIVOTS. ~’’You either do it right or you do it twice’’. After our pavers are in, we will use Strong-crete which is a concrete edging restraining that will hold the pavers in place. We will install this concrete restraint all along the perimeter. The following day after everything has been pressure washed and cleaned we will install Polymeric sand into the joints which is a concrete grout that when added water will lock the joints preventing weeds from coming up through the surface. Lastly, The following day once completely dry again we will seal everything off adding a shine or natural finish. NOTE: I highly recommend using Nitro Sand as the polymeric joint filler between the pavers. This product is specifically designed to create a highly porous surface, allowing water to easily drain through the joints and into the underlying Page 39 of 58 subbase. By pairing Nitro Sand with a CA-7 permeable gravel base, we ensure excellent drainage throughout the system, which helps reduce surface water, prevents pooling, and supports the overall longevity and stability of the patio. ●​ Drainage- $ Our drainage solution will involve installing a Channel drain system, which will serve as a narrow surface channel designed to efficiently collect and redirect water runoff from the garage area. The Channel drain will guide the water toward a centrally located catch basin situated in the middle of the patio. From the catch basin, all collected water will be routed through solid PVC piping, which will carry the flow away from the patio and discharge it near the lawn area. At the discharge point, we’ll install a dry well beneath the surface, filled with permeable stone. This setup will allow the water to gradually percolate into the ground, helping to prevent pooling, surface runoff, or erosion issues. This drainage approach not only helps manage water effectively during heavy rains but also promotes long-term protection of your patio and surrounding areas. Any damaged lawn will be repaired by us with seed and straw free of charge ●​ Materials for Project: -​ 330 sqft of Beaconhill Smooth color ‘Fossil’ -​ 55 Linear ft of Beaconhill smooth color charcoal border accent Sailor course -​ 14 Tons of CA7 Permeable gravel stone -​ 2 Tons of ⅜ Limestone bedding layer stone -​ 20 Linear ft of PVC Solid Pipe -​ 1 Catch basin -​ 22 Linear ft of Channel drain -​ 1 Gal. of Superbound 8700 Sealer High gloss 3D Design for Ellen- Page 40 of 58 Page 41 of 58 Page 42 of 58 Page 43 of 58  Office/Yard: [0s127 Pearl Rd. West Chicago, IL. 60185] Prepared By: Kevin & Myrissa Arriaga “The Beginning To Your Everlasting Oasis” Thank you for the opportunity to submit the following quotation, listed below is a complete breakdown of the scope of work. Quotation for: Client: Ellen Bomba Address: Phone: ( Email: Scope of Projects- ●​ Concrete Patio Installation - $ The concrete walkway measures roughly 330 sqft total. ●​ Demolition- $ Beginning with our Demolition we will start with the Excavation of 8-10 inches of dirt. Installation of 4 inch G8 Gravel, 5 inch for our form setting for concrete depth. ●​ Concrete Patio process- Our process for the walkway will be the following: We will determine our heights for the concrete patio installation. We can then determine our heights with our laser guide, ensuring the proper pitch for water run off and NO PUDDLING OR DIVOTS. ~’’You either do it right or you do it twice’’. After our forms are set and gravel is installed we will reinforce the areas with wire mesh and rebar adding more strength to the walkway. We will pour out the concrete, leveling and screeding as we go. Once the concrete begins to set up we will finish smooth and lastly broom finish for a non slippery grip. ●​ Drainage- $ Our drainage solution will involve installing a Channel drain system, which will serve as a narrow surface channel designed to efficiently collect and redirect water runoff from the garage area. The Channel drain will guide the water toward a centrally located catch basin situated in the middle of the patio. From the catch basin, all collected water will be routed through solid PVC piping, which will carry the flow away from the patio and discharge it near the lawn area. At the discharge point, we’ll install a dry well beneath the surface, filled with permeable stone. This setup will allow the water to gradually percolate into the ground, helping to prevent pooling, surface runoff, or erosion issues. Page 44 of 58 Page 45 of 58 Hardscape Warranty: We offer a 5 Year warranty for any Hardscape projects we install and or 6 Months for any Concrete projects we install. Many of the materials we use are backed by their own guarantees and warranties also when properly installed. We want your project to look great as it reflects our company so we will gladly address any issues you bring to us. Your project and your satisfaction is an advertisement for our company. We strive to satisfy all of our clients. Watch our Time-lapse projects and Recently completed projects!: Kevin J. Arriaga (@everlast.landscapedesign) • Instagram photos and videos Testimonials: https://goo.gl/maps/TmCHu7hzxauqUp5t8 https://goo.gl/maps/xc5mSJFgwiPoMWQ39 Visit us on: https://everlastlandscapeil.com/ https://everlastlandscapellc.business.site https://www.bestprosintown.com/il/west-chicago/everlast-landscape-llc- Page 46 of 58  fI \.r\ F, \J E -+ r 4a \r' ) 0a or> G _. {__ \ tr I \ I 4. -L fn S ,D b \ C e tv I ?otJ9 AI (( -d a -<. 4O q t \ e <\ r) 6 q -9 ZL , \G I A t -- / E ?. OZ I J -_> I. 3rt\ lD\ t I = \ \ L IT lr G I I t t .) 'I '| ,\ {} - QA 7 -J E. f\ ! -{ .€l (n9 t ,,ft <l (- I } v 3\ F ^ .:D *- a r\\ I b .O -' --.f, t 7o (n il 1 f 6 P A \ e) \ -r- I 'LJ Z Z ft\ r o r z Page 47 of 58  -1 ril 7ol 1 k,7-l '-L c L tj G 'Q F >- \A f- fl1 g € fi\ 4(' D t, -t Gt le 4 f: r{ ? Z, ' (T\ o '-n o aa A a )? LN P ta -< ^r) -fr @ (1 L 1 @ r-) t lt- 6- -t- :o - o { --1 11'1 + a{ (l rc) *1 t! q> F !- ^=o t Page 48 of 58  PLAT OF SURVEY OF LOT 18 IN ELOCK 2 IN WESruONT, BEING A SUBDIVISION BY ARTHUR T, MCIMIOSH AND COMPANY OF THE SOUTHEAST 1/4 AND PART OF THE EAST 1/2 OF THE NORTHEAST 1/4 OF SECNON 9. TOIVNSHIP 38 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN. IN DUPAGE COUNTY. ILLINOIS. NOTE: COMMON ADDRESS: 31 SOUTH GRANT STREET '== dq @t CRAIVT STREET t, 60.00' .WALK CONCRETE .':.. 1..;'"' . Ef U u F a ERrCK ASPHALT IS o ON LOT LINE z o I () E. u PLASTIC FENCE IS 0.4 NORTH OF LOT LINE tn o A_ U z -o ONE STORY = I WOOD FENCE IS O FRAT.!E RfSIDENCI, F u SOUTH OT LOT LINE ,31 o z PIASNC FENCE IS 0.4, NORTH OF LOT LINE 76 br o8 rb EO d8 \OB Fd \z ASPHALT IS 1 .1 ' E: 3.1' souTH oF LoT L|NE EE a$ CONCRETT 18 A- PLASTIC FENCE IS 0.4' WOOD FENCE IS 0.1] SOUTH OF LOT LINE SOUTH OF LOT LINE -o 60.0 0 PLASTIC FENCE IS 1. N00'1 6'3 7"W WEST OF LOT LINE I 6' PUB ALt-EY AREA OF SURVEY - 9000 SQ.FI. EASIS OF BEARINGS: ASSTUED 7 /\/ CLIENT: ELLEN BOM&q os-g m E mslm SAE tr rffi 1'- 20'---l -sc STAIE OF IIIINOIS I couNTY oF uLL I ^ ^-' " f LE I PROfISS|oII L oEslo',t HRY L{ND SI.RJEYOR @RPORANO{ Ltc€xsE xo. 1 64.0o,a,r\50 RELD WOfl( @llPrEIED Ot{ llb- oAY OF AUGUSI , 2021. J].IT IINO SURr'EYNG SERVICES INCORPORAIED HEREBY CERTIFIES TI.(AT IT llAS SURVEYED IHE TRACT OF LAND AAOI'E DESCRIBED, AAIO IHAT THE HEREON DRAWN PI.^T IS A CORRECT REPRESENT^IIOI{ THEREOF. EXPi*6 1/s/27 Dotcd this J&- Doy of zO.eL. ]HIS PROIESSIOML SEFVICE CfiFORtaS TO Il€ c1r8nBrll -3lgllsl--, 15935 S. BELL ROAD (708) 645-1156 rLUilCtS UiltrruY SI^,{oARDS HOMER GLEN, rL 6O.t91 FAx (70E) 6,.5-1138 rOR A BOUNOARY SURI/EY. WWW.JNTLANOSURVEY.COM UCE\6E D(PTRES rliAol26 IPLS No. SURVEY NO. 25-07-307 Page 49 of 58  SELLER'S AFFIDAVIT OF TITLE The undersigned affiant, being first duly sworn, on oath says" and also covenants with and warrants to the grantee hereinafter named: Ellen Bomba and Eugene Hong That affiant has an intere st ln the premlse s described belou' or in the Proc eeds thereof or is the grantor in the deed dated nla tb 20 19, to the above-named grantees, conveylng the following described premises: LOT IE IN BLOCK 2 IN WESTMONT, BEING A SUBDIVISION BY ARTHUR T. MCINTOSH AND COMPANY OF THE SOUTHEAST QUARTER AND PART OF THE EAST HALF OF THE NORTHEAST QUARTER lN SECTTON 9. TOWNSHIP 38 NORTH. RANGE ll. EAST OF THE THIRD PRINCIPAL MERIDIAN. ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY I5, I92I AS DOCUMENT NO. I46502,IN DUPACE COUNTY. ILLINOIS. That no labor or material has been furnished for the premises within the last four months that is not full.v paid for. That since the title date of March 22,2019. in the report on title issued b1' First American Title Insurance Company, affiant has not don. or suffered'to be done an1'thing that could in any way affect the title t6 ttre'premises, and no proceedings have been filed by or against affiant, nor hal any judgment or decree been rendered against aff[nt, nor i_s there. T]y J-ugqnent note or other instrument ihat can result in a judgment or-decree against affiant within 30 days from the date hereof. That all rvater charges except the current bill have been paid. That this instrument is made to induce. and in consideration of, the said grantee's consummation of the purchase of the above-described premises. The George J. Hoffert Declaration of Trust 81': Robert Subscribed and sworn to before me by Robert G. Hoffert in \tKatb County. State of Itt1t16 t2 this it +h day of -*lry--,2019 ) )?e-zL- Public C -ZCZZ KAqEII Seal Page 50 of 58  TRUSTEE'S DEED Name & Address of Taxpayer: THE GRANTOR, Robert Hoffert, trustee of the George J. Hoffert Declaration of Trust dated May 26,2011, of 2331E. Watson Ave., Manteno, Illinois 60950, for and in consideration of Ten Dollars and other good and valuable consideration in hand paid, hereby gants, sells, and conveys to Eugene Hong and Ellen Bomba, of 1050 Ripple Ridge Drive, Darien, Illinois 60561, as joint tenants, and not as tenants in common, all interest in the follori'ing described real estate situated in the County of DuPage, in the State of Illinois, to wit: LOT 18 IN BLOCK 2 t\I WESTMONT, BETNG A SUBDIVISION BY ARTHUR T. MCINTOSH AND COMPANY OF THE SOUTHEAST QUARTER AND PART OF THE EASTHALF OF THE NORTHEAST QUARTER IN SECTION 9, ]'O\\,liSHIp 38 NORTH, RANGE 1I, EAST OF THE THIRD PRINCIPAL MEzuDIAN, ACCORDTNG TO THE PLAT THEREOF RECORDED FEBRUARY I5, I921 AS DOCUMENT NO. 146502, N DUPAGE COI-,NTY. ILLINOIS. Subject to: General Real Estate Taxes for the year 2018 and subsequent thereto; covenants, conditions, and restrictions of record; building lines and easements. Permanent Index Number: 09-09-406-01 3 Property Address: 3l S. Grant Street, Westmont, Illinois 60559 This deed is executed by the Grantor as trustee pursuant to and in exercise of the power and authority granted to and vested in the Grantor by the terms of the above referenced trust agreement. Dated this [(zt\ day of tYla v ,2019 I FIRST bcrt FILE # TET?4}IITLE Page 51 of 58 I STATE OF ILLINOIS ss. couNrY or rxK qub )) I, the undersigned, a Notary Public in and for the aforesaid Coun[, and State, certi$ that Robert Hoffert, personally known to me to be the same person whose name is subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that he signed, sealed, and delivered the instrument as his free and voluntary act, for the uses and purposes therein set forth, including the release and waiver of the right of homestead. Given under my hand and notarial seal this ihr^ day of li'nt,la 20t9. 1/ ,ro^11C)fh'H>n- lvly Commission expires /L.l - 20 LZ f,to/uv Public S igdature Seal: This document prepared by: Karcn L. Johnson, P.C., l5 W. Railroad St., Ste. B, Sandwich, tL 60548 Page 52 of 58  ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: October 08, 2025​ ​ ​ ​ ​ ​ PZC 018-2025 TITLE: Request from Ellen Bomba and Eugene Hong, for the property at 31 South Grant Street, Westmont, Illinois, 60559, for the following: 1.​ Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Family Detached Residence District for a patio. I.​ BACKGROUND OF ITEM A.​ Location: 31 South Grant Street is located north of the intersection of South Grant Street and Richmond Street. The property is improved with a single-family detached residence, detached garage, and shed. The lot is approximately 60’ by 150’, with a total area of approximately 9,000 square feet. Aerial Map - 31 South Grant Street (source: DuPage County Parcel Viewer) Page 53 of 58  Zoning Map - 31 South Grant Street B.​ Zoning Designations: SUBJECT PROPERTY​ ​ R-3 Single Family Detached Residence ADJACENT PROPERTIES ​ R-3 Single Family Detached Residence C.​ Neighborhood Characteristics The property is located in the ARTHUR T. MCINTOSH AND COMPANY Subdivision, which was recorded in 1921. This subdivision includes an overwhelming majority of the lots in the southwest quadrant of the Village’s Downtown area. A majority of the lots in this subdivision, including the subject property, are 9,000 square feet in area, except for the lots in the western 1/3, which are slightly smaller II.​ PETITIONER REQUEST: The petitioners propose to construct a 330 square foot patio with either concrete or pavers. This construction would raise the property's lot coverage from approximately 37.2% to 40.8%, which exceeds the 35% maximum allowed in the R-3 Single-Family Detached Residence district. Therefore, the petitioners are requesting a variance to a maximum lot coverage of 40.8%. III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The Comprehensive Plan designates the current and future land use in this area as single-family detached residential, with an appropriate zoning designation of R-3 Single-Family Detached Residence District. This variance request does not directly conflict with either the land use plan or overall vision of the Comprehensive Plan. B.​ Entitlement Requests The petitioners have provided project narratives and supporting documentation for the following request, including the necessary responses to the Variance Standards. Any corresponding standards for entitlement approval consideration can be referenced in item V(B). Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Family Detached Residence District for a patio. Lot coverage is defined as the following per Appendix A, Article XIV: ____________________________________________________________________________________ PZC 018-2025​ ​ Page 2 of 4 Page 54 of 58  Lot coverage: The percentage of a zoning lot's area covered by any and all buildings, structures and permanent hardscape improvements. Total lot coverage is calculated by taking the total combined footprint of these improvements, dividing it by the total lot area, and then multiplying the result by 100 to express it as a percentage. Appendix "A" Section 6.04 - Bulk and Development Standards (D) Maximum Lot Proposed Lot Difference Existing Lot Coverage Permitted Coverage (Proposed - Existing) Coverage ~ 40.8% 35% ~ 3.6% ~ 37.2% (rounded to 41%) Appendix A, Section 6.04(D) states that single-family detached residences in the R-3 district have a 35% lot coverage maximum. Additionally, if a proposed project results in lot coverage between 35% and 40%, it may qualify for administrative approval rather than requiring a formal variance—so long as the property is not located within a designated building moratorium area, a known drainage problem zone, or a defined drainage sub-basin. The subject is property is not eligible for administrative approval because it is located within a known sub-basin, which contains a low depressional area (LDA) concentrated around the intersection of Richmond and Grant Street largely in Lebeck Park. Additionally, the front portion of the property itself (31 South Grant Street) is located within the LDA, as well as neighboring residential properties. The property is currently non-confroming as it relates to total lot coverage as it is at approximately 37.2%. Village policy allows a non-conforming property to maintain or reduce their total lot coverage on the property. However, staff may not allow for the total lot coverage to be increased, as this would be an increase of a nonconformity, which is prohibited by the zoning ordinance. For the lot coverage to be increased, a variance request must be submitted and approved by the Village Board of Trustees. In recent years, the existing nonconforming lot coverage has been maintained. In 2023, a deck was removed to allow for the driveway to be widened. In 2024, a new shed replaced an existing one. The proposed patio complies with all zoning bulk and development regulations outlined in Appendix A, with the exception of the total lot coverage. If neighboring properties exceed the 35% coverage allowed, it is possible that the improvements were constructed when lot coverage was calculated differently and/or was installed without a permit, as staff was unable to locate or verify that neighboring properties received any variance approvals. Should the variance be approved, the Village's engineering consultant advises that at a minimum, petitioner should be required to construct the patio using permeable pavers with an aggregate base course depth of 12” or the manufacturer’s standard, whichever is greater. Permeable pavers are anticipated to be more reliable in the long term than the proposed mitigating factors and should not cause a significant adverse impact on drainage.The engineering comments have been attached to this report. The use must be considered to the Variance Standards, which are noted below: Appendix A, Standards for Variations Sec. 13.07(D): ____________________________________________________________________________________ PZC 018-2025​ ​ Page 3 of 4 Page 55 of 58  (1)​ The planning and zoning commission shall not recommend a variation to the regulations of this comprehensive amendment as authorized herein unless it shall have made findings of fact based upon the evidence presented to it in each specific case that: (a)​ The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations in the district in which it is located; (b)​ The plight of the owner is due to unique circumstances; and (c)​ The variation, if granted, will not alter the essential character of the locality. (2)​ For the purpose of implementing the above rules, the planning and zoning commission shall also, in making its recommendations whether there are practical difficulties or particular hardships, take into consideration the extent to which the following facts, favorable to the applicant, have been established by the evidence: (a)​ The particular physical surroundings, shape or topographical features of the specific property involved would result in a particular hardship upon the owner, as distinguished from a mere inconvenience, if the strict letter of the regulations were carried out. (b)​ The conditions upon which the petition for variation is based would not be applicable, generally, to other property within the same zoning classification. (c)​ The purpose of the variation is not based exclusively upon a desire to make more money out of the property. (d)​ The alleged difficulty or hardship has not been created by the owner of the property. (e)​ The granting of the variation will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located. (f)​ The proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion in the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair the property values within the neighborhood. IV.​ SUMMARY The petitioners propose to construct a 330 square foot patio with either concrete or pavers. This construction would raise the property's lot coverage from approximately 37.2% to 40.8%, which exceeds the 35% maximum allowed in the R-3 Single-Family Detached Residence district. Therefore, the petitioners are requesting a variance to a maximum lot coverage of 40.8%. The petitioner’s proposal also includes the installation of a drywell to aid in and stormwater runoff impact. V.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on September 18, 2025 B.​ Code References: Appendix A, Sections 6.04(D); 13.07* *This application was received and processed prior to the comprehensive text amendments to the Village’s zoning ordinance, which went into effect on August 25, 2025. Code references are to sections prior to the reorganization of the zoning ordinance. C.​ Other Actions: The recommendation of the Planning and Zoning Commission will be referred to the Village Board for a final decision, which is anticipated to be at the October 30, 2025 meeting. VI.​ DOCUMENTS ATTACHED: 1.​ Publication notice appearing in the September 18, 2025 Westmont Suburban Life. 2.​ Engineering PZC Review comments from EZA Engineering, dated September 18, 2025 3.​ Petitioner Attachments (Edited for PZC): a.​ Planning and Zoning Development Application, received August 13, 2025 b.​ Narrative and responses to the Variance Standards c.​ Site Plan d.​ Contractor proposals: Concrete and Paver prepared by Everlast Landscape and Design e.​ Plat of Survey f.​ Affidavit of Title ____________________________________________________________________________________ PZC 018-2025​ ​ Page 4 of 4 Page 56 of 58 Page 57 of 58 September 18, 2025 VILLAGE OF WESTMONT – PLANNING & ZONING COMMISSION ENGINEERING REVIEW PROJECT CASE NO. REVIEW NO. STATUS 31 S. Grant Street – Lot Coverage Variance PZC 018 2025 - - EZA Engineering received the following permit submittal documents on August 13, 2025: DOCUMENT PREPARED BY SHEETS DATE PZC Application Bomba/Hong 28 8-13-25 The above documents have been preliminarily reviewed for compliance with the Village of Westmont Code of Ordinances (Village Code) and the DuPage Countywide Stormwater and Flood Plain Ordinance (DCSFPO). Please consider the following comments: ADMINISTRATIVE APPROVAL This property is located within sub-basin R-P4-1, which contains a Low Depressional Area (LDA). The LDA is concentrated around the intersection of W. Richmond Street and S. Grant Street (Lebeck Park). Several residential lots are located within the LDA, including 31 S. Grant Street. The associated Base Flood Elevation (BFE) is 750.0. Due to this development site’s location within the LDA, administrative approval for lot coverage between 35-40% cannot be granted. STORMWATER IMPACTS The proposed 330 SF patio would increase the impervious area on the development site by approximately 10%. This increase would cause a significant adverse impact on drainage. RECOMMENDATION The applicant has stated they are open to installing multiple stormwater mitigating factors, such as a rain garden, a dry well, and/or rain barrels. If the variance is approved, we recommend stipulating the approval with a requirement to construct the patio using permeable pavers with an aggregate base course depth of 12” or the manufacturer’s standard, whichever is greater. Permeable pavers are anticipated to be more reliable in the long term than the proposed mitigating factors and should not cause a significant adverse impact on drainage. EZA Engineering PLLC | 318 W. Half Day Road, #253 | Buffalo Grove, Illinois 60089 | 847 257 5414 | jamie@ezaeng.com Page 58 of 58