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Planning & Zoning Commission

Regular Meeting

Westmont, IL · November 12, 2025

AgendaPacketMinutes

Minutes

​Village of Westmont​ ​Planning & Zoning Commission​ ​November 12, 2025 - Approved Minutes​ ​The​ ​Village​ ​of​ ​Westmont​ ​Planning​ ​and​ ​Zoning​ ​Commission​ ​held​ i​ts​ ​regular​ ​meeting​ ​on​ ​Wednesday,​ ​November​ ​12,​ ​2025​ ​at​ ​6:00​ ​p.m.​,​ ​at​ ​the​ ​Westmont​ ​Village​ ​Hall​ l​ocated​ ​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:​ ​5 -​ ​Chair Doug Carmichael, Secretary Jill Peterson, Commissioners​ ​Michael Lynn, John F. Simpson IV, Craig Thomas​ ​Absent:​ ​1 -​ ​Commissioner Conor Donoghue​ ​Vacant:​ ​1​ ​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 October 8, 2025 regular meeting.​ ​MOTION​​by​​Simpson​​to approve the regular meeting minutes​​from October 8, 2025.​ ​Seconded by​​Thomas​.​ ​VOTING:​ ​Ayes:​ ​5 -​ ​Carmichael, Peterson, Lynn, Simpson, Thomas​ ​Nays:​ ​0​ ​Absent:​ ​1 -​ ​Donoghue​ ​Vacant:​ ​1​ ​Motion Passed​ ​8.​ ​Review of Public Hearing Procedures​ ​9.​ ​Old Business​ ​PUBLIC HEARING PZC 017-2025​ ​Request from JA RE ENTERPRISES, LLC, d/b/a LOT SMOKES (Petitioner), and WL Property​ ​1​ ​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 tobacco and vape retail store in the B-2 General Business District.​ ​Presentation:​ ​Ahmad Joudeh, petitioner, gave a brief overview of their request.​ ​Staff Comment:​ ​Scott Williams, Senior Planner, presented the staff report. Williams noted that the application was​ ​submitted before the comprehensive amendments to the zoning ordinance went into effect, but there​ ​were not substantial changes to tobacco and vape stores. Williams confirmed that the subject property​ ​met the 1,000 foot distance requirement from a school and that no products containing tobacco or vape​ ​will be sold through the drive-through window.​ ​Public Comment:​ ​None.​ ​Commissioner Comments:​ ​Lynn:​​Commissioner Lynn confirmed that tobacco and​​vape retail shops are just a special use. Williams​ ​replied yes with the distance requirement. Lynn asked what would be sold through the drive-through​ ​window. Joudeh replied cannabis would not be sold, but items like t-shirts, hats, and soda would be.​ ​Lynn questioned the enforcement of no tobacco or vape products being sold through the window.​ ​Williams replied that the Commission can place that as a condition on the property, and that the​ ​Administration Department does their own verification. John Zemenak, Village Attorney, added that he​ ​was not aware of any restrictions imposed by the State of Illinois. Joudeh explained that if a customer​ ​came to the window to purchase a tobacco product, they would be told to come inside and provide ID​ ​verification to purchase it. Zemenak said he could include a condition in the ordinance that tobacco and​ ​vape products not be sold through the window.​ ​Simpson:​​Commissioner Simpson asked if the Special​​Use Permit is for the business or for the​ ​drive-through window. Williams clarified that a Special Use Permit for a drive-through for a bakery, and​ ​that the request on tonight’s agenda is for the tobacco and vape shop.​ ​Simpson asked how Lit Smokes is accessed, questioning if the drive-through was necessary for the​ ​business’s options. Joudeh responded that the drive-through is convenient for apparel and lighters, and​ ​confirmed that tobacco and vape will only be sold inside. Zemenak clarified the scope of the request is if​ ​tobacco and vape products should be allowed to be sold on-site. Williams added that the bakery that was​ ​originally going to operate in the subject unit received approval for the use of the drive-through. Since a​ ​drive-through is already approved for the unit, future businesses may use it.​ ​Simpson asked if use of the drive-through could be prohibited. Zemenak replied that could be placed as​ ​a reasonable condition due to fear of underage sales, and the Village Board can decide to approve the​ ​Special Use request with that condition.​ ​2​ ​Thomas:​​Commissioner Thomas questioned the access point on North Grant street that was discussed​ ​before the Commission last year. Williams responded that the design of the access point hooks left to​ ​deter right turns on to North Grant. Joudeh confirmed that there is a “no right turn” sign at that point.​ ​Peterson:​​Secretary Peterson asked how customers will​​know what is sold through the drive-through​ ​window. Joudeh answered that there will be a sign saying that no tobacco products are sold through the​ ​window. Peterson asked if either unit sells cigarettes. Joudeh replied that the dispensary cannot.​ ​Peterson asked if there is an age restriction on the purchase of pipes or papers. Joudeh replied that one​ ​must be at least 21 years old to purchase rolling paper and related glass products. Peterson found the​ ​use to be a good fit for the property.​ ​Carmichael:​​Chair Carmichael asked for the minimum​​age to purchase tobacco. Joudeh said 21 years​ ​old. Carmichael asked if the commercial kitchen equipment would be kept in the unit and if employees​ ​would work in both businesses. Joudeh said it will be removed and that the employees would only work​ i​n one of the businesses.​ ​Simpson asked if the Village should prohibit the sale of tobacco through the drive-through regardless of​ ​whether the State continues to prohibit it or not and raised concerns on how clear it is that the​ ​drive-through does not allow for those products to be bought. Joudeh replied that the window will have a​ ​sign explaining that and can add extra signage if needed. Williams noted that the ordinance approving​ ​the request often sees conditions be added regarding lighting around windows and signage, which the​ ​prohibition of tobacco sales through the drive-through could be added, too.​ ​Lynn asked how the 1,000 foot separation distance requirement is measured. Williams replied that it is​ ​measured from the subject unit’s wall to the property line of the nearest school.​ ​MOTION 1​ ​Motion​ ​by​ ​Thomas​ ​to​ ​recommend​ t​o​ ​the​ ​Village​ ​Board​ ​of​ ​Trustees​ ​to​ ​approve​ ​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​​a​​Special​​Use​​Permit​ ​to operate a tobacco and vape retail store in the B-2 General Business District.​ ​Seconded by​​Peterson​.​ ​VOTING:​ ​Ayes:​ ​5 -​ ​Carmichael, Peterson, Lynn, Simpson, Thomas​ ​Nays:​ ​0​ ​Absent:​ ​1 -​ ​Donoghue​ ​Vacant:​ ​1​ ​Motion Passed​ ​3​ ​10.​​New Business​ ​PUBLIC HEARING PZC 020-2025​ ​Request from Matthew and Karen Robare, for the property at 225 South Williams Street, Westmont,​ ​Illinois, 60559, for the following:​ ​1)​ ​Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Unit Residential​ ​District for a deck.​ ​Presentation:​ ​Matthew and Karen Robare, petitioners, presented their request. Karen Robare explained that the​ ​existing deck is around 90 square feet, which is just large enough to connect the rear door to the​ ​driveway, and that the layout of the existing driveway takes up most of their coverage.​ ​Staff Comment:​ ​Scott Williams, Senior Planner, explained that this is the first variance request under the amended zoning​ ​ordinance, and the variance standards were adjusted. Williams presented the staff report, noting that the​ ​subject lot is shallower than other lots in the subdivision and that it is eligible for administrative approval​ ​to 40% lot coverage. Since the proposal is for a coverage of about 42%, a variance is needed. Williams​ ​added that the engineer did not recommend any mitigating efforts, as engineering sees decks as​ ​pervious structures and because the property is not in a low depressional area.​ ​Public Comment:​ ​None.​ ​Commissioner Comments:​ ​Simpson:​​Simpson asked if the existing deck is on​​top of the soil or if there is a surface between it and​ ​the ground. The Robares replied there is nothing under the deck but grass.​ ​Thomas:​​Thomas did not have concerns since the engineer​​did not recommend conditions of approval.​ ​Peterson:​​Peterson disagreed with the findings of​​fact, but felt that the request was appropriate.​ ​Lynn:​​Lynn supported the request, finding that the​​Village’s lot coverage regulation is too restrictive.​ ​Carmichael:​​Since the property is not in a subbasin​​area, Carmichael supported the request.​ ​MOTION 1​ ​Motion​ ​by​ ​Simpson​ ​to​ ​recommend​ t​o​ ​the​ ​Village​ ​Board​ ​of​ ​Trustees​ ​to​ ​approve​​a​​request​​by​​Matthew​ ​and​​Karen​​Robare,​​for​​the​​property​​at​​225​​South​​Williams​​Street,​​Westmont,​​Illinois,​​60559,​​for​​a​​Zoning​ ​Ordinance​​Variance​​to​​the​​maximum​​lot​​coverage​​in​​the​​R-3​​Single-Unit​​Residential​​District​​for​​a​ ​deck.​ ​Seconded by​​Lynn​.​ ​4​ ​VOTING:​ ​Ayes:​ ​5 -​ ​Carmichael, Peterson, Lynn, Simpson, Thomas​ ​Nays:​ ​0​ ​Absent:​ ​1 -​ ​Donoghue​ ​Vacant:​ ​1​ ​Motion Passed​ ​Concept Plan Presentation - INFORMAL DISCUSSION ONLY​ ​Request​ ​from​ ​33​ ​W​ ​Naperville​ ​LLC,​ ​regarding​ ​the​ ​properties​ ​at​ ​246​​North​​Lincoln​​Street​​and​​33​​West​ ​Naperville​ ​Road,​ ​Westmont,​ I​llinois,​ ​60559​ ​to​ ​present​ ​a​ ​draft​ ​Concept​ ​Plan​ ​for​ ​a​ ​proposed​ ​Map​ ​Amendment​​from​​the​​B-2​​General​​Business​​District​​to​​the​​R-5​​General​​Residential​​District​​and​​potential​ ​Optional​ ​Development​ ​Plan,​ f​or​ t​he​ ​redevelopment​ ​of​​two​​existing​​nonconforming​​residential​​buildings.​ ​This​ i​s​ ​a​ ​preliminary​ i​nternal/informal​ ​discussion​ ​for​ ​the​ ​Planning​ ​and​ ​Zoning​ ​Commission​ ​to​ ​provide​ ​feedback prior to a required public hearing, to be held at a future date.​ ​Chair​​Carmichael​​explained​​that​​this​​is​​an​​informal​​discussion​​and​​that​​there​​will​​not​​be​​an​​opportunity​​for​ ​public comments.​ ​Presentation:​ ​Kevin​ ​Droz,​ ​property​ ​owner,​ ​presented​ ​the​ ​draft​ ​Concept​ ​Plan.​ ​Droz​ ​explained​ ​that​ ​he​ ​bought​ ​the​ ​apartment​​building​​at​​33​​West​​Naperville​​and​​the​​detached​​house​​converted​​into​​two​​apartments​​at​​246​ ​North​ ​Lincoln.​ ​Droz​ ​stated​ t​hat​ ​33​ ​West​ ​Naperville​ ​had​ ​already​ ​been​ ​remodeled,​ ​and​ i​s​ ​preparing​ ​to​ ​renovate 246 North Lincoln, which would include an addition​ ​Staff Comment:​ ​Scott​ ​Williams,​ ​Senior​ ​Planner,​ ​presented​ ​the​ ​staff​ ​report.​​Williams​​explained​​that​​the​​B-2​​district​​does​ ​not​ ​allow​ ​residential​​uses,​​hence​​the​​nonconforming​​use​​status.​​Williams​​discussed​​potential​​approvals​ ​that​ ​would​ ​be​ ​needed,​ i​ncluding​ ​resubdivision,​ ​rezoning,​ ​comprehensive​ ​plan​ ​amendment,​ ​site​ ​and​ l​andscaping​ ​plan,​ ​and​ ​possibly​ ​variances.​ ​Williams​ ​added​ ​that​ ​there​ ​are​ i​nsurance​ ​hurdles​ ​for​ ​nonconforming properties.​ ​Discussion:​ ​Peterson​​asked​​what​​the​​construction​​plans​​are​​for​​246​​Lincoln.​​Droz​​replied​​that​​246​​Lincoln​​would​​not​ l​ook​​similar​​to​​33​​Naperville,​​but​​there​​may​​be​​some​​similarities.​​Peterson​​asked​​if​​an​​elevator​​would​​be​ ​needed,​ ​Williams​ ​replied​ ​that​ i​t​ ​would​ ​be​ ​discussed​ ​during​ ​staff​ ​review​ ​with​ ​the​ ​Building​ ​Division​ ​reviewer. Peterson expressed support for the proposal.​ ​Carmichael​​asked​​where​​the​​fifth​​dwelling​​unit​​would​​be.​​Droz​​replied​​that​​he​​and​​his​​architect​​designed​ ​the​ ​exterior,​ ​but​ ​have​ ​not​ ​finalized​ ​a​​floor​​plan​​for,​​but​​can​​accommodate​​five​​units.​​Carmichael​​voiced​ ​support for the proposal.​ ​Lynn​​asked​​if​​there​​would​​be​​balconies​​on​​246​​Lincoln.​​Droze​​replied​​that​​there​​are​​none​​proposed,​​but​ ​they​​may​​do​​a​​common​​outdoor​​space.​​Williams​​added​​that​​there​​is​​an​​open​​space​​requirement,​​which​ ​can​ ​be​ ​satisfied​ ​through​ i​ndividual​ ​or​ ​common​ ​outdoor​ ​spaces.​ ​Lynn​ ​recommended​ ​that​ i​f​ i​ndividual​ ​5​ ​outdoor spaces are proposed, they be integrated nicely into the facades.​ ​Lynn​ ​suggested​ i​ncreasing​ ​the​ f​ootprint​ ​of​ ​the​ ​building​ i​f​ ​the​ ​district​ ​allows​ ​for​ ​smaller​ ​setbacks.​ ​Droz​ ​replied that the proposal is a conservative design, but may look for other ways to expand the building.​ ​Simpson​ ​asked​ ​about​ ​on-street​ ​parking​ ​for​ ​guests.​ ​Williams​ ​replied​ ​that​ ​he​ ​was​ ​not​ ​sure​ ​about​ ​the​ ​parking​ ​allowance​ ​on​ ​North​ ​Lincoln,​ ​but​ ​the​ ​site​ ​plan​ ​provides​ ​enough​ ​parking​ ​for​ ​the​ ​tenants.​ ​Droz​ ​confirmed​ ​that​ ​their​ l​eases​ t​ypically​ ​state​ ​one​ ​parking​ ​space​ ​per​ ​tenant,​ ​and​ ​that​ ​one​ ​side​ ​of​ ​Lincoln​ ​allows​ ​on-street​ ​parking,​ ​but​ ​not​ ​overnight​ ​parking.​ ​Simpson​ ​voiced​ ​support​ ​for​ ​the​ ​project,​​but​​raised​ ​concerns about delivery vehicles for both buildings.​ ​Concept Plan Presentation - INFORMAL DISCUSSION ONLY​ ​Request​​from​​Torque​​Suites​​(Applicant),​​and​​Ryan​​Companies​​US,​​INC​​(Owner),​​regarding​​Lot​​2​​of​​the​ ​Rockwell​ ​Second​ ​Resubdivision,​ ​commonly​ ​known​ ​as​ ​701​ ​Oakmont​ ​Lane,​ ​Westmont,​ ​Illinois,​ ​60559.​ ​The​​purpose​​of​​the​​request​​is​​to​​present​​a​​draft​​Concept​​Plan​​for​​a​​proposed​​Planned​​Unit​​Development​ ​(PUD)​ ​for​ ​the​ ​redevelopment​ ​of​ ​an​ ​existing​​parking​​lot​​into​​a​​commercial​​condominium​​building​​for​​the​ ​storage​ ​and​ ​serving​ ​of​ ​automobiles.​ ​This​ i​s​ ​a​ ​preliminary​ i​nternal/informal​ ​discussion​ ​for​ ​the​ ​Planning​ ​and Zoning Commission to provide feedback prior to a required public hearing to be held at a future date.​ ​Presentation:​ ​Brad​ ​Albrecht,​ ​representing​ ​Torque​ ​Suites,​ ​gave​ ​an​ ​overview​ ​of​ ​their​​concept​​plan.​​Albrecht​​explained​ ​that​​owners​​cannot​​live​​in​​the​​condominium.​​The​​units​​have​​tall​​ceilings​​and​​a​​mezzanine,​​which​​can​​be​ ​used​ ​for​ ​car​ ​storage,​ ​workspaces,​ ​and​ ​entertainment.​ ​No​ ​work​ ​on​ ​automobiles​ ​can​ ​be​ ​done​ ​on-site.​ ​Albrecht​ ​explained​ t​hat​ ​the​ ​subject​ ​property​ ​was​ ​chosen​ ​based​ ​on​ ​the​ ​market​ ​demand​​for​​this​​kind​​of​ ​use. Albrecht closed by explaining the site plan and typical Owner’s Association restrictions.​ ​Discussion:​ ​Peterson​​asked​​how​​the​​restriction​​that​​owners​​cannot​​reside​​in​​their​​unit​​is​​enforced.​​Albrecht​​answered​ ​the​​Owner’s​​Association​​would​​reprimand​​any​​offender,​​but​​they​​have​​not​​seen​​that​​be​​an​​issue​​in​​other​ ​developments.​ ​Carmichael​​asked​​about​​the​​proposed​​clubhouse.​​Albrecht​​explained​​that​​the​​clubhouse​​is​​a​​similar​​size​ ​to​ ​the​​units,​​and​​will​​have​​amenities​​similar​​to​​those​​of​​a​​multi-family​​development​​and​​that​​clubhouses​ ​are often rented out for charity events.​ ​Carmichael​​asked​​what​​Torque​​Suites’​​involvement​​is​​versus​​the​​Owner’s​​Association​​once​​all​​units​​are​ ​sold. Albrecht answered that Torque Suites turns the board over.​ ​Zemenak​ ​asked​ i​f​ ​the​ ​covenants​ ​are​ ​recorded​ ​against​ ​the​ ​title​ ​and​ i​f​ ​they​​have​​given​​the​​municipality​ ​enforcement powers. Albrecht replied no.​ ​Peterson​ ​asked​ ​how​ ​alcohol​ i​s​ ​regulated.​ ​Zemenak​ ​replied​ ​they​ ​cannot​ ​do​ l​iquor​ ​sales,​ ​but​​can​​get​​a​ ​temporary​​license​​if​​they​​have​​a​​valid​​liquor​​license​​through​​the​​Village,​​but​​owners​​can​​bring​​liquor​​into​ ​their own unit.​ ​6​ ​Staff Presentation:​ ​Scott​ ​Williams,​ ​Senior​ ​Planner,​ ​presented​ ​the​ ​staff​ ​report,​ ​explaining​ ​the​ ​previous​ ​approvals​ ​for​ ​the​ ​subject​ ​property​ ​earlier​ ​this​ ​year.​​Williams​​explained​​that​​the​​project​​would​​be​​processed​​as​​a​​Planned​ ​Unit​ ​Development​ ​(PUD),​ ​and​ t​he​ ​other​ ​approvals​ ​that​ ​would​ l​ikely​ ​be​ ​needed.​ ​Williams​ ​stated​ ​that​ ​PUDs​ ​can​ ​have​ ​deviations​ ​from​ ​many​ ​of​ ​the​ ​zoning​ ​district’s​ ​regulations,​ ​while​ ​also​ ​placing​ ​specific​ ​restrictions on the development.​ ​Carmichael​ ​and​​Peterson​​asked​​how​​much​​the​​units​​typically​​sell​​for.​​Albrecht​​replied​​around​​$350,000​ ​with​​about​​a​​$200​​per​​month​​association​​fee,​​and​​that​​most​​owners​​live​​or​​work​​in​​close​​proximity​​to​​the​ ​condominiums.​ ​Williams​ ​added​ ​that​ ​car​ ​condominiums​ ​are​ ​becoming​ ​more​ ​popular​ i​n​ ​the​ ​Greater​ ​Chicago area.​ ​Simpson​ ​found​ ​the​ l​ocation​ ​to​ ​be​ ​appropriate​ ​given​ ​the​ ​proximity​ ​to​ ​car​ ​dealerships.​ ​Simpson​ ​was​ ​concerned​ ​about​ ​the​ f​uture​ ​use​​of​​the​​property​​if​​the​​car​​condominiums​​cease​​operations,​​as​​industrial​ ​uses​ ​may​ ​try​ ​to​ ​take​ ​advantage​ ​of​ ​the​ ​space.​ ​Zemenak​ ​responded​ ​that​ ​the​​PUD​​approval​​will​​specify​ ​what​​uses​​are​​allowed​​on​​the​​property​​and​​any​​future​​use​​of​​the​​property​​would​​have​​to​​come​​in​​for​​their​ ​own approvals, which the Village could say no to.​ ​Lynn​ ​asked​ i​f​ ​the​ ​units​ ​have​​basements.​​Albrecht​​replied​​no.​​Lynn​​asked​​about​​other​​uses​​of​​the​​units​ ​and​​clubhouse.​​Albrecht​​said​​some​​owners​​use​​their​​unit​​as​​a​​remote​​work​​space​​and​​that​​the​​clubhouse​ ​may sometimes be rented for small charity fundraisers.​ ​Lynn​ ​brought​ ​up​ ​guest​ ​parking.​ ​Albrecht​ ​explained​ ​that​ ​each​ ​owner​ ​gets​ ​two​ ​key​ ​cards​ ​for​ ​guests​ ​to​ ​access​​the​​parking,​​and​​that​​it​​would​​be​​hard​​to​​get​​away​​with​​misusing​​the​​access​​to​​the​​facility.​​Guests​ ​often​ ​park​ j​ust​ ​outside​ ​of​ t​he​ ​unit​ t​hey​ ​are​ ​visiting.​ ​Lynn​ ​asked​ ​about​ ​parking​ ​for​ ​the​ ​charity​ ​events.​ ​Albrecht​​said​​that​​the​​drive​​aisles​​are​​about​​45​​feet​​wide,​​so​​visitors​​could​​park​​in​​the​​aisle,​​too.​​Williams​ ​explained​ ​that​ ​the​​Commission​​or​​Village​​Board​​can​​require​​more​​guest​​parking,​​but​​the​​PUD​​approval​ ​can​ l​ist​ ​out​ ​the​ ​minimum​ ​parking​ t​o​ ​be​ ​maintained.​ ​Lynn​ ​asked​ i​f​ ​on-street​ ​parking​ i​s​ ​allowed​ ​on​ ​Oakmont, Williams replied he believed it is not allowed.​ ​Lynn asked about outdoor lighting. Albrecht said each unit has their own exterior light.​ ​Lynn​ ​mentioned​ ​the​ ​enforcement​ ​of​ ​disturbances.​ ​Williams​​replied​​that​​if​​there​​are​​a​​certain​​amount​​of​ ​violations​ ​or​ ​complaints,​ ​the​ ​Special​ ​Use​ ​Permit​ ​can​ ​be​ ​brought​ i​n​ ​for​ ​potential​ ​revocation​ ​of​ ​the​ ​approval.​ ​Carmichael​ ​asked​ ​to​ ​confirm​ ​that​ f​ire​ ​trucks​ ​will​ ​be​ ​able​ ​to​ ​navigate​ ​the​ ​site.​ ​Albrecht​ ​displayed​ ​their​ ​engineer’s​ ​fire​ ​safety​ ​exhibit,​ ​and​ ​Williams​ ​noted​​that​​the​​Fire​​Department​​will​​review​​to​​verify​​it​​meets​ ​the Village’s standards once a formal application is submitted.​ ​Zemenak​ ​asked​ ​about​ ​restrictions​ ​on​ ​working​​on​​vehicles​​in​​their​​unit.​​Albrecht​​confirmed​​that​​working​ ​on vehicles is not allowed per their Owner’s Association.​ ​Zemenak​ ​asked​ i​f​ ​other​ ​developments​ ​have​ ​encountered​ i​ssues​ ​with​ ​fire​ ​departments.​ ​Albrecht​ ​explained​ ​that​ ​the​ ​units​ ​have​​fire​​sprinkler​​systems​​and​​have​​not​​had​​issues​​with​​fire​​codes​​since​​their​ ​7​ ​developments are not allowed to be used as a residence.​ ​Thomas​ ​said​ ​that​ ​he​ l​ikes​​the​​Owner’s​​Association,​​and​​Albrecht​​mentioned​​that​​they​​hire​​professional​ ​management​ ​companies​ t​o​ ​enforce​ ​the​ ​rules​ ​and​​manage​​common​​areas.​​The​​management​​company​ ​continues to manage the property after Torque Suites sells all the units.​ ​Peterson​​asked​​how​​they​​market​​their​​projects.​​Albrecht​​replied​​that​​they​​hire​​sales​​consultants,​​sponsor​ ​community events, and word of mouth. Peterson and Albrecht discussed how the units are sold.​ ​11.​​Open Forum​ ​Nobody spoke during the Open Forum.​ ​12.​​Miscellaneous Items​ ​a.​ ​Anti-Harrassment Training​ ​Williams reminded the Commission to complete their training by December 15th. Some of the​ ​training can be completed by providing evidence to the Village that they have completed it​ ​through their employment.​ ​b.​ ​Next regular PZC on December 10, 2025​ ​Williams notified the Commission that the next regular meeting will be held, and to notify staff if​ ​they will be unavailable to attend as soon as possible to ensure there is a quorum.​ ​c.​ ​Text Amendments​ ​Lynn asked how text amendments can be initiated. Williams replied that the Village Board​ ​typically directs staff to make text amendments, and they are presented to the Community​ ​Development Committee for formal direction to pursue the amendments. Williams added that​ ​around March or April, staff will bring a maintenance text amendment for approval.​ ​d.​ ​2026 Planning and Zoning Commission Meeting Schedule​ ​Williams notified the Commission that their packet included next year’s meeting schedule.​ ​13.​​Adjourn​ ​Motion by​​Simpson​​to adjourn the meeting.​ ​Second by​​Thomas​.​ ​The motion carried on a unanimous voice vote.​ ​Meeting adjourned at 7:48 p.m.​ ​8​

Agenda

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, November 12, 2025 at 6:00 PM, at the Village of Westmont, 31 W. Quincy St., Westmont, IL 60559. 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 October 8, 2025 Regular Meeting 8. Review of Public Hearing Procedures 9. Old Business a. 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 General Business District. 10. New Business a. PUBLIC HEARING PZC 020-2025 A request from Matthew and Karen Robare, for the property at 225 South Williams Street, Westmont, Illinois, 60559, for the following: 1. Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Unit Residential District for a deck. b. Preliminary Concept Plan Presentation - INFORMAL DISCUSSION ONLY Request from 33 W Naperville LLC, regarding the properties at 246 North Lincoln Street and 33 West Naperville Road, Westmont, IL, 60559, to present a draft Concept Plan for a proposed Map Amendment from B-2 General Business District to R-5 General Residential District and potential Optional Development Plan, for the redevelopment of two existing nonconforming residential buildings. This is a preliminary internal/informal discussion for the Planning and Zoning Commission to provide feedback prior to a required public hearing, to be held at a future date. c. Preliminary Concept Plan Presentation - INFORMAL DISCUSSION ONLY Request from Torque Suites and Ryan Companies US, INC (Owner), regarding Lot 2 of the Rockwell Second Resubdivision, commonly known as 701 Oakmont Lane, Westmont, IL, 60559. The purpose of the request is to present a draft, Concept Plan for a proposed Planned Unit Development (PUD) for the redevelopment of an existing parking lot into a commercial condominium building for the storage and serving of automobiles. This is a preliminary internal/informal discussion for the Planning and Zoning Commission to provide feedback prior to a required public hearing, to be held at a future date. 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 December 10, 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

Packet

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, November 12, 2025 at 6:00 PM, at the Village of Westmont, 31 W. Quincy St., Westmont, IL 60559. 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 October 8, 2025 Regular Meeting 8. Review of Public Hearing Procedures 9. Old Business a. 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 General Business District. 10. New Business a. PUBLIC HEARING PZC 020-2025 A request from Matthew and Karen Robare, for the property at 225 South Williams Street, Westmont, Illinois, 60559, for the following: 1. Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Unit Residential District for a deck. b. Preliminary Concept Plan Presentation - INFORMAL DISCUSSION ONLY Request from 33 W Naperville LLC, regarding the properties at 246 North Page 1 of 83 Lincoln Street and 33 West Naperville Road, Westmont, IL, 60559, to present a draft Concept Plan for a proposed Map Amendment from B-2 General Business District to R-5 General Residential District and potential Optional Development Plan, for the redevelopment of two existing nonconforming residential buildings. This is a preliminary internal/informal discussion for the Planning and Zoning Commission to provide feedback prior to a required public hearing, to be held at a future date. c. Preliminary Concept Plan Presentation - INFORMAL DISCUSSION ONLY Request from Torque Suites and Ryan Companies US, INC (Owner), regarding Lot 2 of the Rockwell Second Resubdivision, commonly known as 701 Oakmont Lane, Westmont, IL, 60559. The purpose of the request is to present a draft, Concept Plan for a proposed Planned Unit Development (PUD) for the redevelopment of an existing parking lot into a commercial condominium building for the storage and serving of automobiles. This is a preliminary internal/informal discussion for the Planning and Zoning Commission to provide feedback prior to a required public hearing, to be held at a future date. 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 December 10, 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 83 Village of Westmont Planning & Zoning Commission October 8, 2025 - Draft Minutes The Village of Westmont Planning and Zoning Commission held its regular meeting on Wednesday, October 8, 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, John F. Simpson IV, Craig Thomas Vacant: 1 A QUORUM WAS PRESENT TO TRANSACT BUSINESS Staff: Scott Williams (Senior Planner) 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 August 13, 2025, regular meeting. MOTION by Donoghue to approve the regular meeting minutes from August 13, 2025. Seconded by Lynn. VOTING: Ayes: 5 - Carmichael, Peterson, Donoghue, Lynn, Thomas Nays: 0 Abstain: 1 - Simpson Vacant: 1 Motion Passed​ 8.​ Review of Public Hearing Procedures 9.​ Old Business None.​ Page 3 of 83 10.​New Business PUBLIC HEARING PZC 019-2025 (WITHDRAWN) 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. Chair Carmichael clarified that the request has been withdrawn. PUBLIC HEARING PZC 018-2025 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. Presentation: Ellen Bomba and Eugene Hong, petitioner and property owners, presented their request. Hong explained water mitigation efforts such as a drywell and channel drain they would install. Carmichael asked if the proposed improvements would direct water away from the nearby low depressional area. Scott Williams, Senior Planner, and Bomba replied yes. Staff Comment: Scott Williams, Senior Planner, presented the staff report. Williams clarified that the petitioners submitted their variance application prior to the effective date of the comprehensive amendments to the zoning ordinance, hence the code references to Appendix A instead of Chapter 95. Williams explained that the subject property is not eligible for administrative approval due to a nearby low depressional area, and explained the Village’s consulting engineer’s recommended conditions of approval. Carmichael asked if it can be required that permeable pavers and a drywell be installed. Williams replied that though the engineer did not recommend it, the commission and Village Board could require it as a condition of approval. Public Comment: None. Williams reminded the commission that a neighbor provided a letter of support for the request, but was not present to provide sworn testimony in person. Commissioner Comments: Lynn: Commissioner Lynn supported the engineer’s recommendations and the requested variance.Lynn asked if the petitioners have a preference over the drywell or permeable materials. Hong and Bomba Page 4 of 83 replied that they would prefer the drywell over permeable materials, but are open to either. Williams added that maintaining permeable pavers can be difficult, but are easier for Village staff to track than drywell maintenance. Lynn suggested removing other hardscape surfaces to accommodate the patio. Simpson: Commissioner Simpson supported placing conditions on both the permeable pavers and drywell. Donoghue: Commissioner Donoghue said that the proposed mitigation efforts should help the water issue in the area. Thomas: Commissioner Thomas expressed support for the request. Peterson: Secretary Peterson asked for clarification on the mitigation efforts. Bomba replied that it was suggested either concrete with a drywell or permeable pavers, noting that they are planning to use permeable materials with a drain directed to the drywell. Peterson said that she would support placing conditions of approval on the variance for water mitigation efforts. Williams clarified the potential conditions. Simpson confirmed that the engineer did not recommend excluding a drywell. Carmichael, Williams, and Lynn further discussed the engineer’s recommended conditions. Carmichael: Carmichael raised concerns about the size of the patio, asking if a smaller patio would be more appropriate. Bomba and Hong explained that the patio would be the same size as the deck that was removed for a wider driveway. Bomba said that they are open to constructing a smaller patio. Simpson suggested a condition that permeable pavers and a drywell subject to the engineer’s approval be added to the motion. Thomas said that it should be just permeable pavers, and that the engineer will make different recommendations for different scenarios. Williams stated that the first motion should be for the least restrictive condition, and if that passes, there is no need for a second and more restrictive motion. Lynn said that a drywell may not be the most effective mitigating effort. Simpson asked if there is not a drywell, where would the water drain to. Williams explained that the drain would likely not be required since the water would pass through the permeable pavers. MOTION 1 Motion by Donoghue to recommend to the Village Board of Trustees to approve a request by Ellen Bomba and Eugene Hong, for the property at 31 South Grant Street, Westmont, Illinois, 60559, for a Page 5 of 83 Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Family Detached Residence District for a patio with the condition that permeable pavers with a 12 inch base be installed. Seconded by Thomas. VOTING: Ayes: 4 - Carmichael, Donoghue, Lynn, Thomas Nays: 2 - Simpson, Peterson Vacant: 1 Motion Passed Since the motion with the less restrictive condition passed, Chair Carmichael did not entertain a motion with a more restrictive condition. PUBLIC HEARING PZC 017-2025 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 for a tobacco and vape retail store in the B-2 General Business District. Since the petitioners were not present, Chair Carmichael entertained a motion to continue the request. MOTION 1 Motion by Peterson to continue the public hearing to the November 12, 2025 meeting at 6:00 p.m. Seconded by Simpson. VOTING: Ayes: 6 - Carmichael, Peterson, Donoghue, Lynn, Simpson, Thomas Nays: 0 Vacant: 1 Motion Passed​ 11.​Open Forum​ Nobody spoke during the Open Forum.​ 12.​Miscellaneous Items a.​ Next regular Planning & Zoning Commission meeting on November 12, 2025.​ Page 6 of 83 b.​ APA-IL Plan Commissioner Training Williams notified the commission that the APA-IL training was rescheduled to an evening webinar, and encouraged them to attend. Peterson confirmed the Village needs to know by October 15th to register them. c.​ Anti-Harrassment Training Williams reminded the commission that the Village requires commissioners to complete anti-harassment training, and can send in certificates of completion if they have done a similar program through their employment.​ 13.​Adjourn Motion by Thomas to adjourn the meeting. Second by Simpson. The motion carried on a unanimous vote. Meeting adjourned at 6:47 p.m. Page 7 of 83 ​ ​ ​ 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 83 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 83 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 83 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 83 Page 12 of 83 Page 13 of 83 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 83 Manager Page 15 of 83 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 83 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 83 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 83 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 83 (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 83 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 83 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 83 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 83 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 83 ___.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. 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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 83 Page 32 of 83 ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: November 12, 2025​ ​ ​ ​ ​ ​ PZC 020-2025 TITLE: A request from Matthew and Karen Robare, for the property at 225 South Williams Street, Westmont, Illinois, 60559, for the following: 1.​ Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Unit Residential District for a deck I.​ BACKGROUND OF ITEM A.​ Location: 225 South Williams Street is located south of the intersection of South Williams Street and 6th Street. The property is improved with a single-unit detached home and attached garage. The lot is approximately 60’ by 140’, with a total area of approximately 8,400 square feet. Aerial Map - 225 South Williams Street (source: DuPage County Parcel Viewer) Page 33 of 83 Zoning Map - 225 South Williams Street B.​ Zoning Designations: SUBJECT PROPERTY:​ ​ ​ R-3 Single-Unit Residential District ADJACENT PROPERTIES: North, South, and East:​ ​ ​ R-3 Single-Unit Residential District West (Village of Downers Grove):​ R-4 Residential Detached House 4 C.​ Neighborhood Characteristics The property is located in the Westmont 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 are around 9,000 square feet in area, except for the lots in the western 1/3, which are slightly smaller around 8,400 square feet. The subject lot is located in the western 1/3 of the subdivision with a lot area of 8,400 square feet. II.​ PETITIONER REQUEST: The petitioners propose to construct a 225.1 square foot deck where an existing 87.57 Square Foot wood landing/brick walkway exists. This construction would raise the property's lot coverage from approximately 39.9% to 41.6%, which exceeds the 40% maximum allowed in the R-3 Single-Unit Residential District for this property. Therefore, the petitioners are requesting a variance to a maximum lot coverage of 41.6%, rounded to up 42%. 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-Unit Residential District. This variance request does not directly conflict with either the land use plan or overall vision of the Comprehensive Plan. ____________________________________________________________________________________ PZC 020-2025​ ​ Page 2 of 5 Page 34 of 83 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-Unit Residential District for a deck. Lot coverage is defined as the following per Chapter 95, Section 16.08: Lot coverage: Lot coverage is measured as the percentage of a lot covered by buildings, structures and permanent impervious surfaces. 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. Chapter 95, Section 2.05 - Lot and Building Regulations Maximum Lot Proposed Lot Difference Existing Lot Coverage Permitted Coverage (Proposed - Existing) Coverage ~ 42% 40% (rounded up from ~ 1.6% ~ 39.9% 41.6%) 3,360 Square Feet ~3,493 Square Feet ~137 Square Feet ~3,356 Square Feet The proposed deck is located at the rear entrance of the home. Due to the existing side loading attached garage, a large portion of the backyard is covered by a curved driveway connected to the alleyway. Please note that while the deck plans indicate a size of 217 square feet, the Village calculates the overall deck size for lot coverage purposes from the farthest corner of the deck's construction, including railings and stairs. This calculation results in a total of approximately 225 square feet. Chapter 95, Section 2.05 states that 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. Though this property is eligible for administrative approval to 40%, the petitioners are requesting a lot coverage of 42% (rounded up from 41.6%), which can only be approved through a variance. The proposed increase in lot coverage is approximately 1.6% or ~137 square feet. The proposed deck complies with all zoning bulk and development regulations outlined in Chapter 95 - Zoning with the exception of the total lot coverage. Please note that properties on the west side of Williams Street are located with the Village of Downers Grove which calculates lot coverage differently. Should the variance be approved, the Village's engineering consultant does not anticipate that there would be an adverse impact to drainage on the site as the proposed deck is considered a pervious ____________________________________________________________________________________ PZC 020-2025​ ​ Page 3 of 5 Page 35 of 83 surface. Therefore no recommendation to alter the plans has been provided. The engineering comments have been attached to this report. C. Variance Standards The Variance Standards, detailed below, must be applied to this request. It is important to note that these standards have been updated following the comprehensive amendments to the Zoning Ordinance earlier this year.: (H) Standards and Review Criteria: No variance may be approved or recommended for approval unless authorized review and decision-making bodies have made findings of fact based upon the evidence provided by the applicant the variance being sought satisfies each of the standards set forth in this section (Sec. 14.06(H)). (1)​ Particular Hardship or Practical Difficulty: The applicant must demonstrate that requiring strict compliance with the regulation for which a variance is sought would create a particular hardship or a practical difficulty. (2)​ Unique Physical Condition: The applicant must demonstrate that the subject property is exceptional as compared to other lots subject to the same provision by reason of a unique physical condition, including presence of an existing use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape or size; exceptional topographical features; or other extraordinary physical conditions peculiar to and inherent in the subject property that amount to more than a mere inconvenience to the owner and that relate to or arise out of the subject lot rather than the personal situation of the current owner of the lot. (3)​ Not Self-Created: The applicant must demonstrate that the unique physical condition is not the result of any action or inaction of the owner, or of the owner's predecessors in title and known to the owner before acquisition of the subject property, and existed at the time of the enactment of the provisions from which a variance is sought or was created by natural forces or was the result of governmental action for which no compensation was paid. (4)​ Denied Substantial Rights: The applicant must demonstrate that requiring strict compliance with the regulation for which a variance is sought would deprive the subject property owner of substantial rights commonly enjoyed by owners of other lots subject to the same regulation. (5)​ Not Merely Special Privilege: The applicant must demonstrate that the alleged particular hardship or practical difficulty is not merely the inability of the owner or occupant to enjoy some special privilege or additional right not available to owners or occupants of other lots subject to the same provision, nor merely an inability to make more money from use of the subject property. (6)​ Zoning Ordinance and Comprehensive Plan: The applicant must demonstrate that the variance would not result in a use or development of the subject property that would not be in harmony with the general and specific purposes of this zoning ordinance and the comprehensive plan. (7)​ Essential Character of the Area: The applicant must demonstrate that the variance would not result in a use or development of the subject property that: (a)​ Would be materially detrimental to the public welfare or materially injurious to the enjoyment, use, development, or value of property or improvements permitted in the vicinity; (b)​ Would materially impair an adequate supply of light and air to the properties and improvements in the vicinity; (c)​ Would unduly increase the danger of flooding or fire; (d)​ Would unduly tax public utilities, facilities, or services in the area; or (e)​ Would endanger the public health or safety. (8)​ No Other Remedy: The applicant must demonstrate that there is no means other than the requested variance by which the alleged hardship or practical difficulty can be avoided or remedied to a degree sufficient to permit a reasonable use of the subject property. IV.​ SUMMARY The petitioners are seeking a variance for lot coverage, proposing to build a 225.1 square foot deck ____________________________________________________________________________________ PZC 020-2025​ ​ Page 4 of 5 Page 36 of 83 in place of an existing 87.57 square foot wood deck landing/brick walkway. This construction would increase the lot coverage from approximately 39.9% to 41.6%, exceeding the 40% maximum permitted in the R-3 Single-Unit Residential District. Therefore, a variance is requested to allow a maximum lot coverage of 41.6%, rounded up to 42%. V.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on October 23, 2025 B.​ Code References: Chapter 95, Sections 2.05 and 14.06. 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 December 4, 2025 meeting. VI.​ DOCUMENTS ATTACHED: 1.​ Publication notice appearing in the October 23, 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 September 11, 2025 b.​ Narrative and responses to the Variance Standards c.​ Site Plan d.​ Contractor proposal prepared by Royal Deck e.​ Plat of Survey f.​ Affidavit of Title ____________________________________________________________________________________ PZC 020-2025​ ​ Page 5 of 5 Page 37 of 83 September 18, 2025 VILLAGE OF WESTMONT – PLANNING & ZONING COMMISSION ENGINEERING REVIEW PROJECT CASE NO. REVIEW NO. STATUS 225 S. Williams Street – Lot Coverage Variance PZC 020 2025 - - EZA Engineering received the following permit submittal documents on September 16, 2025: DOCUMENT PREPARED BY SHEETS DATE PZC Application Robare 15 9-9-25 Deck Plans Royal Deck 5 7-2-25 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 The proposed deck would increase the lot coverage to 41.6%. Village staff does not have the authority to grant administrative approval for lot coverage over 40.0%. STORMWATER IMPACTS The proposed deck is considered a pervious surface. Therefore, no adverse impact to drainage is anticipated. RECOMMENDATION Engineering has no objection to the proposed deck resulting in a lot coverage of 41.6%. EZA Engineering PLLC | 318 W. Half Day Road, #253 | Buffalo Grove, Illinois 60089 | 847 257 5414 | jamie@ezaeng.com Page 38 of 83 Page 39 of 83 Matthew and Karen Robare 225 S. Williams St. Westmont, IL 60559 September 9, 2025 Westmont Planning and Zoning Commission, We are writing to request a variance for our property, a single-family home located in Westmont, IL, to add a deck to increase the functionality and livability of the backyard. As residents of Westmont since 2021, we were thrilled to purchase our second residence and first single-family home in October of 2024, with the hopes of making improvements to the property over time. We look forward to living in Westmont for years to come. When purchasing this home, we always intended to add livable space to the backyard. Unfortunately, we were not aware of our house’s lot coverage ratio with regard to the limitations imposed by the village. Our lot is unique as it was previously a smaller home that was torn down and rebuilt in 2007/2008 with the driveway fully enclosed within the backyard. We are looking to replace a small deck at the end of its useful life that bridges the gap from our backdoor to ground level with a larger deck along the edge of our house to improve the usability of the space for leisure while capitalizing on the privacy of the backyard. The deck we are proposing to build would increase our lot coverage to 41.8%, up from the current 40.0% approved when the home was built. As the deck is already due to be replaced, we would love to extend the deck along our house and expand it large enough to be used by the household and guests. We plan to use Trex Decking with a reputable company performing the installation. We are very excited about the opportunity to use our backyard to the fullest and continue to improve our house to its highest potential. Thank you for your time and consideration. Respectfully, Karen and Matt Robare Page 40 of 83 Page 41 of 83 Page 42 of 83 Page 43 of 83 Village of Westmont - Application for Variance 1. Practical Hardship or Practical Difficulty: The applicant must demonstrate that requiring strict compliance with the regulation for which a variance is sought would create a particular hardship or particular difficulty. Without this variance, we are unable to alter our backyard to add any livable and functional space. It would be incredibly difficult to alter other square footage on our lot to accommodate for a new deck. 2. Unique Physical Condition: The applicant must demonstrate that the subject property is exceptional as compared to other lots subject to the same provision by reason of a unique physical condition, including presence of an existing use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape or size; or other extraordinary physical conditions peculiar to and inherent in the subject property that amount to more than a mere inconvenience to the owner and that relate to or arise out of the subject lot rather than the personal situation of the current owner of the lot. Our lot is unique in that the driveway was put in the back of the home taking up much of the yard. The builders of the home also used all available lot coverage allotment for the building of the home without considering the use of the backyard and the related privacy. 3. Not Self-Created: The applicant must demonstrate that the unique physical condition is not the result of any action or inaction of the owner, or of the owner’s predecessors in title and known to the owner before acquisition of the subject property, and existed at the time of the enactment of the provisions from which a variance is sought or was created by natural forces or was the result of governmental action for which no compensation was paid. The unique situation we are in was not purposely created and was not known to us as buyers previously. 4. Denied Substantial Rights: The applicant must demonstrate that requiring strict compliance with the regulation for which a variance is sought would deprive the subject property owner of substantial rights commonly enjoyed by owners of other lots subject to the same regulation. When purchasing this home, we always intended to add livable space to the backyard, as that does not currently exist. All of our neighbors have usable outdoor living space, and we feel this deck would fit in with the aesthetic of our neighborhood. Page 2 of 4 Page 44 of 83 Village of Westmont - Application for Variance 5. Not Merely Special Privilege: The applicant must demonstrate that the alleged particular hardship or practical difficulty is not merely the inability of the owner or occupant to enjoy some special privilege or additional right not available to owners or occupants of other lots subject to the same provision, nor merely an inability to make more money from use of the subject property. The main intention for our variance application is to add a deck for our personal enjoyment. Due to the layout of the home and driveway, a variance is our only reasonable way to achieve the use of private outdoor space that we'd like to have. 6. Zoning Ordinance & Comprehensive Plan: The applicant must demonstrate that the variance would not result in a use or development of the subject property that would not be in harmony with the general and specific purposes of the zoning ordinance and the comprehensive plan. We have no intention of using the space for anything other than personal enjoyment. 7. Essential Character of the Area: The applicant must demonstrate that the variance would not result in a use or development of the subject property that (1) would be materially detrimental to the public welfare or materially injurious to the enjoyment, use, development, or value of property or improvements permitted in the vicinity, (2) would materially impair an adequate supply of the light and air to the properties and improvements in the vicinity, (3) would unduly increase the danger of flooding or fire, (4) would unduly tax public utilities, facilities, or services in the area, or (5) would endanger the public health or safety. This variance will not impact any of the matters listed. 8. No Other Remedy: The applicant must demonstrate that there is no means other than the requested variance by which the alleged hardship or practical difficulty can be avoided or remedies to a degree sufficient to permit a reasonable use of the subject property. The deck in the front of the house does not offer any privacy, and it would be incredibly difficult and costly to decrease the size of the front deck as it shares the roofline with the home. Page 3 of 4 Page 45 of 83 Page 46 of 83 Page 47 of 83 Page 48 of 83 Page 49 of 83 Page 50 of 83 Page 51 of 83 Page 52 of 83 Page 53 of 83 Page 54 of 83 33 W NAPERVILLE LLC Village of Westmont October 27, 2025 Community Development Committee 31 West Quincy Street Westmont, IL 60559 Dear Village of Westmont / Community Development Committee, The property located at 246 N Lincoln Street in Westmont is currently a two-story multi-unit residence zoned as B- 2. Our goal is to obtain approval to have this property rezoned to R-5 and allow for the remodeling of the existing structure to include (5) one-bedroom apartments per the included preliminary/concept plans. The current lot size is approx. 7,700SF and the proposed is approx. 10,358SF. There are currently five designated parking spaces which is sufficient for the proposed remodel as our policy allows for one car per unit. We recently completed the remodel of the neighboring ten unit apartment building at 33 W Naperville Road which we are requesting be rezoned as well from B-2 to R-5, and we hope to complete the remodel of 246 N Lincoln Street in the same manner. We believe our finished product of 33 W Naperville Road is a testament to our dedication to the Village of Westmont and betterment of the community. We look forward to the opportunity to collaborate and bring this project to fruition. Sincerely, Kevin Droz 17312 S Parker Rd 630-302-9219 KevinDroz@gmail.com Homer Glen, IL 60491 Page 55 of 83 Page 56 of 83 Page 57 of 83 Page 58 of 83 Page 59 of 83 Page 60 of 83 ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION DISCUSSION AGENDA ITEM MEETING DATE: November 12, 2025​ ​ ​ ​ ​ ​ ​ ​ TITLE: ​ Preliminary Concept Plan Presentation - INFORMAL DISCUSSION ONLY Request from 33 W Naperville LLC, regarding the properties at 246 North Lincoln Street and 33 West Naperville Road, Westmont, IL, 60559, to present a draft Concept Plan for a proposed Map Amendment from B-2 General Business District to R-5 General Residential District and potential Optional Development Plan, for the redevelopment of two existing nonconforming residential buildings. This is a preliminary internal/informal discussion for the Planning and Zoning Commission to provide feedback prior to a required public hearing, to be held at a future date. I.​ BACKGROUND OF ITEM A.​ Location: The subject property is located at the southwest intersection of North Lincoln Street and West Naperville Road. The proposal is to rezone both properties from a commercial district to a residential district, and construct a two-story addition to 246 North Lincoln Street. 33 West Naperville Road was extensively remodeled this past year. Currently zoned B-2 General Business District, the multi-unit residential building at 33 West Naperville and the two-unit house at 246 North Lincoln are both nonconforming. The proposed rezoning to R-5 General Residential would make the land use conforming. If the project proceeds to a public hearing, additional zoning approvals may be identified. Aerial Map - 33 West Naperville Road & 246 North Lincoln Street (source: DuPage County GIS) 1 Page 61 of 83 Zoning Map - 33 West Naperville Road & 246 North Lincoln Street B.​ Zoning Designations: SUBJECT PROPERTY​ B-2 General Business District NORTH​ ​ ​ B-2 General Business District SOUTH​ ​ ​ R-3 Single-Unit Residential District EAST​ ​ ​ B-2 General Business District WEST​ ​ ​ B-2 General Business District Comprehensive Plan - Proposed Land Use Map - 33 West Naperville Road & 246 North Lincoln Street 2 Page 62 of 83 Comprehensive Plan - Naperville & Cass Subarea Plan - 33 West Naperville Road & 246 North Lincoln Street C.​ Comprehensive Plan & Zoning Designation: A part of the Naperville & Cass subarea, this is a part of the Village that is best described as an area in transition. In the 1960s, lots were zoned for industrial, commercial, or residential uses. Throughout the 1970s, some rezonings took place in an attempt to see more uniform development, ending on the B-2 district. However, a corridor of nonconformities remains. The Comprehensive Plan is not clear on the future of these properties. The future land use plan finds single-family detached residential to be appropriate. However, the Naperville & Cass subarea plan says that this stretch of Naperville Road should serve as Residential Transition, recognizing residences as the predominant land use in this subarea. This designation encourages a mix of commercial and residential uses. The subarea plan anticipates a land use pattern that sees concentrated commercial activity at the intersection of Naperville & Cass, and less impactful land uses adjacent to the single-family homes. Both properties are currently zoned B-2, which does not allow any residential uses. Consequently, both properties are nonconforming. The proposal to rezone both properties to the R-5 General Residential District would bring the land use into compliance since multi-unit buildings are a permitted use allowing for future renovations. D.​ Neighborhood Characteristics West Naperville Road acts as both a transitional area and an area in transition; meaning that it transitions from fully single-family neighborhoods to the northern edge of Downtown Westmont. Over the last 50 years, it has seen gradual transformation from industrial and mixed-residential to commercial uses. From Cass Avenue to Grant Street, the northside of Naperville Road is primarily 3 Page 63 of 83 automotive businesses, while the southside are mostly residences also zoned B-2. However, the semi-detached house at the southeast corner of Naperville and Grant is zoned R-5, and the single-family home directly east is zoned R-3. There is not a consistent zoning designation nor land use along this corridor west of Cass Avenue. II.​ CONCEPT PROPOSAL: The property owner is proposing to bring both properties into compliance with the zoning ordinance with the first step of rezoning them to a residential district. Additionally, the owner is considering constructing an addition to 246 North Lincoln. This would result in two multi-unit buildings. At this point, the owner has not submitted a formal application or paid any of the required fees. Section 14.03(C)(2) of the zoning ordinance allows for prospective map amendment projects, which may later request an Optional Development Plan, to request a Concept Plan meeting prior to submitting a formal application. The owner has expressed a desire to present the concept plan to the Planning & Zoning Commission for discussion before submitting an application and holding a public hearing. Based on the provided plans the anticipated entitlements that must be sought include the following: 1.​ Request for a Map Amendment from B-2 General Business to R-5 General Residential; 2.​ Request for an Optional Development Plan; 3.​ Request for a Site and Landscaping Plan. 4.​ Preliminary Plan/Final Plat may be required dependant on final design 5.​ Variances/Deviations may be required dependent on Zoning District III.​ EXAMPLE TOPICS TO CONSIDER FOR DISCUSSION: 1.​ Overall Site Plan in reference to: a)​ General development and site layout; b)​ Pedestrian and vehicular connections c)​ Parking Needs; d)​ Building and Structure Setbacks; e)​ Other items pertaining to the Concept IV.​ LEGAL A.​ Notification: The discussion does meet the threshold requirements for a public hearing or notification. B.​ Code References: Chapter 95 4 Page 64 of 83 C.​ Other Actions: Required public notifications and public hearings will occur at a later date if the petitioner moves forward with an application. V.​ DOCUMENTS ATTACHED: 1.​ Petitioner Attachments: a.​ Concept Submittal Cover Letter b.​ Site Concept Package 5 Page 65 of 83 ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION DISCUSSION AGENDA ITEM MEETING DATE: November 12, 2025​ ​ ​ ​ ​ ​ ​ ​ TITLE: ​ Preliminary Concept Plan Presentation - INFORMAL DISCUSSION ONLY Request from Torque Suites and Ryan Companies US, INC (Owner), regarding Lot 2 of the Rockwell Second Resubdivision, commonly known as 701 Oakmont Lane, Westmont, IL, 60559. The purpose of the request is to present a draft, Concept Plan for a proposed Planned Unit Development (PUD) for the redevelopment of an existing parking lot into a commercial condominium building for the storage and serving of automobiles.This is a preliminary internal/informal discussion for the Planning and Zoning Commission to provide feedback prior to a required public hearing, to be held at a future date. I.​ BACKGROUND OF ITEM A.​ Location: The subject property is located on the southside of Oakmont Lane. Earlier this year, the property owner, Ryan Companies, received approvals to subdivide the lot into two. Ryan Companies will retain Lot 1 to serve as parking for the office buildings on the northside of Oakmont. Torque Suites proposes to develop Lot 2, currently an unused parking lot, into car condominiums. Aerial Map - 701 Oakmont Lane (source: DuPage County Parcel Viewer) 1 Page 66 of 83 Zoning Map - 701 Oakmont Lane A.​ Zoning Designations: SUBJECT PROPERTY​ O/R Office/Research District NORTH​ ​ ​ O/R Office/Research District SOUTH​ ​ ​ R-3 Single-Family Detached Residence District EAST​ ​ ​ O/R Office/Research District WEST​ ​ ​ O/R Office/Research District Comprehensive Plan - Proposed Land Use Map - 701 Oakmont Lane 2 Page 67 of 83 B.​ Comprehensive Plan and Zoning Designation: The Comprehensive Plan designates the future land use in this area as Light Industrial/Business Park. All properties along Oakmont Lane and Pasquinelli Drive share this future land use designation. The Comprehensive Plan describes this designation as an area that “...should consist of office and business uses, ranging from multi-story buildings found in the Pasquinelli Drive Office Park to more industrial type uses at Ty Warner Industrial Park…” Car condominiums as a land use are best classified as a “Self-Storage Facility”. This use classification is an appropriate use for the Light Industrial/Business Park, although the Comprehensive Plan does not explicitly state that it is an appropriate use for the office park the subject property is located in. The subject property is currently zoned O/R Office/Research District, which does not allow self-storage facilities as a permitted or special use. Requesting a Special Use Permit for a Planned Unit Development can allow for the relaxation of many zoning regulations for the O/R district - including allowed uses - on an individually planned approach, as later discussed in this report. C.​ Neighborhood Characteristics Oakmont Lane is improved with multi-tenant office buildings, with the exception of the daycare facility at the western end of the block. Oakmont Lane is part of a mature office park, with the subject property being one of the last undeveloped sites in the area. The property is bordered by Westmont Senior High School to the south, and multiple residential subdivisions are in the surrounding area. II.​ CONCEPT PROPOSAL: The applicant is proposing to construct 34 car condominiums across three buildings. As mentioned in item I(B), self-storage facilities are not allowed in the O/R district. However, the PUD request can grant a deviation from the allowed uses in a zoning district. PUD approval can also allow for more than one principal building on a lot. To allow for the one lot to have three condominium buildings and to allow self-storage facilities on a property zoned O/R, a PUD request must be made and approved. At this point, the applicant has not submitted a formal application or paid any of the required fees. Section 14.03(C)(2) of the zoning ordinance allows for prospective PUD projects to request a Concept Plan meeting prior to submitting a formal application. The applicant has expressed a desire to present the concept plan to the Planning & Zoning Commission for discussion before submitting an application and holding a public hearing. 3 Page 68 of 83 Based on the provided plans the anticipated entitlements that must be sought include the following: 1.​ Request for a special use permit for a Planned Unit Development (PUD); a.​ Deviation from the allowed uses in the O/R district to add self-storage facilities as an allowed use; b.​ Deviation from the maximum number of principal buildings on a lot; 2.​ Request for a PUD Development Plan; 3.​ Request for a PUD site and landscaping plan. III.​ EXAMPLE TOPICS TO CONSIDER FOR DISCUSSION: 1.​ Overall Site Plan in reference to: a)​ General development and site layout; b)​ Pedestrian and vehicular connections; c)​ Building and Structure Setbacks; d)​ Screening mechanisms; e)​ Other items pertaining to the Concept IV.​ LEGAL A.​ Notification: The discussion does meet the threshold requirements for a public hearing or notification. B.​ Code References: Chapter 95, Sections 5.04; 14.03 C.​ Other Actions: Required public notifications and public hearings will occur at a later date if the petitioner moves forward with an application. V.​ DOCUMENTS ATTACHED: 1.​ Petitioner Attachments: a.​ Concept Plan Application b.​ Concept Plan Slideshow 4 Page 69 of 83 Page 70 of 83 Page 71 of 83 Page 72 of 83 Torque Suites Concept Plan Review 701 Oakmont Lane Westmont, IL November 12, 2025 Page 73 of 83 What is Torque? • Torque Suites offers luxury, privately owned commercial units designed for individuals to keep their prized possessions and unwind • The possibilities are endless - whether it’s a personal office, a “post-retirement HQ,” art gallery or auto collection, you can make it your own • Torque is a secured and gated property for quiet and private enjoyment of its unit owners • Torque has multiple locations across the Midwest and Southeast, strategically positioned in communities such as Fishers, IN; Blue Ash, OH; Oakley, OH; and Birmingham, AL Page 74 of 83 Renderings (Examples) Example signage at existing Torque communities & image of Oakmont Lane (for discussion purposes only: A typical unit is 30' wide x 40' deep with 18' ceiling height. Many units will include an outdoor space, restroom and mezzanine structure. Page 75 of 83 Elevations (Examples) Indianapolis, IN Cincinnati, OH Page 76 of 83 Proposed Location Torque is enthusiastic about the opportunity to bring our concept to the Village of Westmont. We take pride in building community and transforming land sites into a "low intensity", but high-demand use that benefits local business owners, residents, and the surrounding economy. Our approach emphasizes collaboration with neighbors, community members, and nearby businesses to foster a positive and inclusive environment. Throughout this process, feedback from the community has been positive. Page 77 of 83 Site Plan Notes: • Torque will work with the Village of Westmont to ensure proper fire safety measures are addressed with a proper turnaround and sprinklered buildings. • Although we do not expect the need for excess parking, Torque did implement 8 guest parking spaces within our site layout. • We are requesting a deviation to 10' building setback on the West side of the property. • The property will be gated and secured by a 6' fence (vertical aluminum fence) • In addition to a comprehensive landscaping plan, Torque will provide additional plant screening in-between the northern building and Oakmont Lane. Page 78 of 83 Example Association Summary & Restrictions Torque Westmont will be governed by an Owner's Association that functions similar to a Homeowner's Association. The goal of the Torque Owner's Association (TOA) is to ensure the enjoyment, safety and security of the unit owners and surrounding community. Quiet Hours: • All unit owners and guests must observe Quiet Hours from 10pm – 8am • Quiet Hours restrict any activity that causes noise that is heard outside of the Condominium Property • Each unit shall ensure all exterior doors to the unit are closed during the hours of 10pm – 8am other than temporarily opening the door to enter or exit the unit • No unit shall operate a vehicle that has excessive noise (ie. unmuffled engine) during the hours of 9pm – 8am • Common areas: shall be kept free and clear of garbage, rubbish, debris and other unsightly materials. • Any events hosted at the clubhouse must be approved by the Owner's Association Board Prohibited Activities: • Other than the construction and completed of the permanent improvements, no unit owner may paint the exterior of their units. • No welding, fusing or brazing of any metals involving open flames or arcing of metals shall be permitted • Heavy repairs and maintenance may not be performed • No manufacturing, retail selling or construction may be performed in or around the units. • Units may not be used as a consumer facing business and cannot display professional or advertising signage. • There shall be no overnight parking in excess of 72 hours • The condominium property shall not be used for overnight accommodations, residential housing or to facilitate transient living Page 79 of 83 Development Team • Torque was created under the Neyer Properties umbrella in 2023 to meet the growing demand of individuals to have a privately owned space away from their home for various activities, engagement and uses. • Torque Motor Suites is part of a long history of Neyer Properties. Since our founding in 1995, our CEO Dan Neyer has been committed to transforming the commercial real estate landscape, continuing a Neyer family tradition going back more than 100 years. • Over the years, Neyer Properties has developed more than 3,500 acres of land and hundreds of projects totaling over $3 billion in value. By pursuing land and building sites in key locations throughout the U.S., we are able to offer clients properties that are easily accessible and have exceptional visibility. • We believe every development should enhance the value of local real estate assets, and we’re committed to excellence, adaptability, and cultivating local relationships. Page 80 of 83 THANK YOU Contact Us: Brad Albrecht 513.706.3226 balbrecht@torquesuites.com Page 81 of 83 Fire Safety Exhibit Page 82 of 83 P.I.N.: VICINITY MAP PRELIMINARY PLAT OF SUBDIVISION SOURCE BENCHMARK: NATIONAL GEODETIC SURVEY 06-34-405-014-0000 CORS ID: DP6B RTE 83 35TH ST PID: DM5964 ASSISSI DR ROCKWELL SECOND RESUBDIVISION STATION IS A GPS CORS. ELEVATION = 720.36 NAVD88 (2011) REM A RKS N SCALE 1" = 40' SITE BENCHMARK #1: SQUARE CUT ON NORTH SIDE OF CONCRETE BASE ON THE N BEING A RESUBDIVISION OF LOT 2 IN ROCKWELL SUBDIVISION IN THE SOUTHWEST QUARTER OF FIRST LIGHT POLE WEST OF PASQUINELLI DRIVE AT THE EAST KINGERY HWY END OF MEDIAN OF OAKMONT LANE. 0 40 80 SECTION 35 AND IN THE SOUTHEAST QUARTER OF SECTION 34, TOWNSHIP 39 NORTH, RANGE 11, ELEVATION = 727.16 NAVD88 (2011) N.T.S. EAST OF THE THIRD PRINCIPAL MERIDIAN, DuPAGE COUNTY, ILLINOIS. SITE BENCHMARK #2: OAKMONT LN BASIS OF BEARINGS: SQUARE CUT ON NORTH SIDE OF CONCRETE BASE OF A LIGHT D A TE TRUE NORTH BASED ON GEODETIC POLE AT THE WEST END OF MEDIAN OF OAKMONT LANE AT PASQUINELLI DR THE SOUTHWEST ENTRANCE TO PARKING LOT FOR THE NORTH OBSERVATION IL EAST ZONE PROPERTY. ELEVATION = 732.62 NAVD88 (2011) NO . PROJECT BOUNDARY SHOWN HEREON BASED ON ALTA/NSPS LAND TITLE SURVEY PREPARED BY SPACECO, INC. UNDER PROJECT 9574.04, LOCATION LAST DATED AND SIGNED 12/19/2024 REVERE AVE FEMA NOTE: BASED UPON A REVIEW OF THE FLOOD INSURANCE RATE MAP (F.I.R.M.) COMMUNITY PANEL/MAP NUMBER 17043C0179J WITH EFFECTIVE DATE AUGUST 1, 2019, IT IS OUR CONSIDERED OPINION THAT THIS PROPERTY LIES WITHIN "ZONE X" AREA AS IDENTIFIED BY SAID F.I.R.M. MAP. REM A RKS AREA TABLE SQ. FT. ACRES LOT 1 113,590 2.608 LOT 2 116,401 2.672 D A TE TOTAL 229,991 5.280 83 R=733. LOT 1 ROCKWELL FIRST RESUBDIVISION NO . FOUND MAGNAIL L=847 .9( 'R) 93 PE=726. R=729.36 AT CORNER W T/PI 8'M) ( E, WATER FILLED P.I.N.: 06-34-405-027 L=84.5 OWNER: SC OAKMONT FUNDING CO LLC FOUND 5/8"IR T/WATER=724.9 0.00' R=732.97 ZONING: O/R OFFICE/RESEARCH WITH CAP AT R=11 PIPE SETBACK S, INV AT WATER LEVEL R=730.36 CORNER N,S,W I=726.17,8"PVC N I=725.16,10"RCP WATER FILLED TO TOP CH=82.51' LOT 2 "STOP" S69°211 '5"E ROCKWELL FIRST "STOP" RESUBDIVISION F T O W UN IT D H 5 OAKMONT LANE R=730.25 C / C AP 8" P.I.N.: 06-35-309-001 OWNER: HARRISON STREET REAL EST O I ERETOFORE DEDICATED PER SITE BENCHMARK #1 R A R H N T ZONING: O/R OFFICE/RESEARCH PER E DOCUMENT R88-110501 PRELI MINA RY PLA T OF SUBDI VISI ON FOUND 5/8"IR VILLAGE R PER CAD STE I ON-LINE & 0.18'W F VILLAGE BENCHMA 2 RK # O U 70' CAD 733 3 73 N N9 00" 00' 0° ER) ( FOUND 5/8"IP C D R=732.11 R=729.22 WI TH CAP AT A 5 701OA KM ONT ROA D 3 ( 6'R) P / N,S I=722.36,24"RCP FOUND 5/8" ICE FILLED 620. CORNER 8 CONC MONUMENT TO A " IR AT CORNER T/ICE=723.52 N883 °705 ' "EM) ( BE SET AT CORNER RED PAINT OR FLAGGING AT TIME OF SURVEY T IR PER C PER 62 5 0.3( 'M) O WI VILLAGE R VILLAGE N TH ATLAS CAD 2795 .4' 72 E R LEGEND 9 0.9' W ESTM ONT,I LLI NOI S 34 6 72 72 10' 7 8 7 S R=723.29 V .A ULT 3 2 "CUSTOMER PARKING" 7 EL EC C "USTOMER 1 29 4 ICE FILLED 725 733 3 7 5 STORM SEWER 7 73 S 90 30 4 9 °50 R=725. "CUSTOMER PARKING" 732 PARKN IG" 0 T/ICE=720.99 731 SANITARY SEWER 732 0 3 7 4 . 9 °19 45 '07 7 RCP 53 COMBINED SEWER R=732. 36" 4 63, WOOD SIGN .2 '3 '(R "E . RCP =721 4. 36" 50, =71 E I W W WATER MAIN W I "BUILD TO 6 6 ) (R) SURVEY GREEN PAI NT AT 733 PUBLI L C UTI NAGE TY AND DRAI I RED PAINT OR FLAGGING AT TIME OF SURVEY SUIT" '( "E G G GAS MAIN 10' 1 NT R2 9 01 -051775 R=729.99 M R DOCUME ) (M 20' 3 7 ASEMENT PE R=731.54 RCP E T T UNDERGROUND TELEPHONE LINE 4.40,36" =71 RCP N I=722.69,15"RCP SE I 36" 78, N I=721.54,8"PVC ) =721. OF W I 73 "STOP" E E UNDERGROUND ELECTRIC LINE E,W I=718.69,36"RCP E,W I=717.74,36"RCP METAL HAND 0 8 732 72 TI ME RED PAINT OR FLAGGING AT TIME OF SURVEY RAIL (TYP) R=727.57 CATV UNDERGROUND CATV LINE UTILITY EASEM ENT UTILITY EASEMENT PER NAGE W,SE I=724.02, U PUBLI L C UTI TY AND DRAI I D TI OH OH OVERHEAD WIRE(S) ON UTILITY POLES R DOCUMENT R2 01 9-05 1775 12"RCP O L EASEMENT PE C IT FO FO FIBER OPTIC LINE U R=729.60 M Y R E E W =72NT AS PER DOCUM ENT 72 F RAILROAD E I=725.15,12"RCP 10' 24 T AT 3. R E IR OU 7 5 VI LLAGE T / E 2 M FENCE PROPOSED PUBLIC W 7R 1 88 E N A 25 - NT A D PER CAD P T F 11 72 UTILITY EASEMENT O E T 5 GUARDRAIL M S R ILL 0 HE 5 PE C /8 DOCUMENT R88-110501 P H SI EAST LINE OF T 5' 5' =7 E 0 R88-110501 E 1 R O 8 B WEST LINE OF THE 7218 D R IN L Y 4. 8 R " EDGE OF WATER V T N IL H B E WETLAND LIMITS 6 LA IS UR R 8 9 72 72 G I E AR ED RTER 72 R=728.24 SANITARY MANHOLE R SOUTHW EST QUA M)N00°00'00"W(R) SOUTHEAST QUARTE E,W I=724.79,12"RCP A EA T "P STORM MANHOLE 15' 15 LA P R ' R IV 07"W( S 731 CATCH BASIN 09' 10' O A 333. PROPOSED PUBLIC 39-11 P T N01°28' E E OF SECTION 35- UTILITY EASEMENT R INLET 0 LOT 1 T 39-11 73 Y. FLARED END SECTION OF SECTION 34- . 727 . " 72 S 1 E ELECTRIC MANHOLE 4 56 8 R=731.49 N01°25'18"W RED PAINT OR T TELEPHONE MANHOLE 2 R) ( S I=727.54,12"RCP °5 .5 64' FLAGGING AT T TELEPHONE UPRIGHT R) 333. S ) TIME OF SURVEY 4 15 4 8 00"E( 4 E ELECTRIC UPRIGHT 730 LOT 2 72 4 7 '0 '(M R S00°00' N C CABLE TV UPRIGHT °0 . ) P.I. N.: 06-34-405-018 4 9 31 6 DUKE REALTY SUBDIVISION AS DOCUMENT R2002-270476 4 ) ) FIRE HYDRANT 15 °40 '5 '( " 7 '4 1 R W P.I.N.: 06-35-304-004 VALVE AND VAULT M)333.64'(R) 72 15' RED PAINT OR FLAGGING AT TIME OF SURVEY RED PAINT OR FLAGGING AT TIME OF SURVEY GREEN PAINT AT TIME OF SURVEY 72 3 .3 0 " ) ( OWNER: GROUP RMC MGMT INC W WATER VALVE " W M 732 ( 4 0 ( 733 ) 42' '( E 333. ZONING: O/R OFFICE/RESEARCH B B BOX INGRESS AND EGRESS EASEMENT R ( R 1-078697 AUXILIARY VALVE PER DOCUMENT R202 ORANGE PAINT OR FLAGGING AT TIME OF SURVEY WELL 731 R=724.36 R=724.00 G GAS VALVE OWNER: SLK GLOBAL SOLUTIONS AMER NE,S I=714.26, NW I=717.85,12"RCP HAND HOLE LOT 3 36"RCP S I=717.75,12"RCP Rosem ont,I L - M orri s,I L -I ndi anapol is,I N 729 STREET LIGHT NE,SW I=714.00,36"RCP LOT 1 730 UTILITY POLE 2 78 OAKMONT CENTRE UNIT V TRAFFIC SIGNAL 7 FOUND 5/8"IR RECORDED OCTOBER 15, 2002 2 7 5 1 ' TRAFFIC SIGNAL BOX WI TH CAP AT RECORDED JUNE 14, 1985 R TRANS SPRINKLER HEAD CORNE AS DOCUMENT R85-46166 LOT 2 BOLLARD ZONING: O/R OFFICE/RESEARCH M) 43"E( ROCKWELL SUBDIVISION 30' R) MAILBOX S02°17' 14"W ( RECORDED SEPTEMBER 28, 1988 7 27 9 SIGN 72 AS DOCUMENT R88-110501 N00°18' U UNIDENTIFIED MANHOLE DRAINAGE EASEMENT PER 6 80 CONTOUR 724 DOCUMENT R84-040760 999.99 SPOT ELEVATION RED PAINT OR FLAGGING AT TIME OF SURVEY RIGHT-OF-WAY MONUMENT 22' 124. 729 DISC 728 2 76 IRON / STEEL ROD GREEN PAINT AT R=725.49 IRON PIPE R=724.48 TIME OF SURVEY E I=719.79,12"RCP CUT CROSS NW I=720.83,18"RCP R=727.26 (10" PER ATLAS) PK / MAG NAIL W I=719.03,24"RCP S I=722.76,6"PVC R=727.45 727 R=723.41 RAILROAD SPIKE PER R=726.39 E I=718.88,36"RCP N I=722.70,6"PVC PIPE SETBACK W VILLAGE N I=718.83,12"RCP PUBLI L C UTI TY AND DRAI I NAGE S I=721.34,12"RCP N,SW I=714.96,36"RCP SOIL BORING CAD 15' 28 DOCUME 9 01 -051775 S I=722.25 MENT PER GREEN PAINT AT EASEMENT P7 ER NT R2 UTILITY EASE TIME OF SURVEY 5 0' 1 DOCUME NT R88-105 1 01 72 12" R=729.43 CO TRANS ON TREE WITH SIZE 729 CO CONC PAD N I=725.83,12"RCP 27 726 SE I=724.83,18"RCP 7 8 UTILITY EASEMENT PER 12" FIR TREE WITH SIZE 72 2 77 0' 31 2 6. DOCUMENT R84-040760 7 72 2 77 10' 2' 6' CHAIN LINK FENCE R=724.67 26 34 7 0. 450.13'(R) 7 POSSIBLE BURIED PIPE SETBACK NW BUSH 65 9 6.2 ( 'M) STRUCTURE PER ATLAS 240.00'(R) GATE CONC MONUMENT TO NE,W I=715.72,36"RCP FOUND 5/8" R=726.14 S883 °3'48"W(M) BE SET AT CORNER IP AT CORNER ASPHALT 6' CHAIN LINK FENCE PIPE SETBACK N LOT 1 R=725.35 65 3 6. 3( 'R) RED PAINT OR FLAGGING E,W I=717.69,36"RCP WESTMONT HIGH SCHOOL SUBDIVISION SE I=720.35,10"RCP AT TIME OF SURVEY CONCRETE PER S895 ° 82 '2 " R) W( VILLAGE RECORDED APRIL 14, 2023 CAD LOT 2 AS DOCUMENT R2023-022496 GRAVEL FOUND 5/8" IR AT WESTMONT HIGH SCHOOL SUBDIVISION CORNER RECORDED APRIL 14, 2023 P.I.N.: 06-34-400-016 AS DOCUMENT R2023-022496 OWNER: SCHOOL DISTRICT NO 201 ZONING: R-3 SINGLE-FAMILY DETACHED RESIDENCE NOTE: P.I.N.: 06-34-400-017 spacecoi nc. com OWNER: VILLAGE OF WESTMONT ZONING: R-3 SINGLE-FAMILY DETACHED RESIDENCE UNDERGROUND UTILITIES ARE SHOWN BY USING PHYSICAL EVIDENCE FOUND ON THE SURFACE AND/OR FROM UTILITY COMPANY FIELD STAKES AND, THEREFORE, THEIR LOCATIONS ARE APPROXIMATE AND SUSPECTED AND MAY NOT BE COMPLETELY ACCURATE. FOR MORE ACCURATE LOCATION, FIELD EXCAVATE. PIPE FLOW DIRECTIONS, IF SHOWN, ARE BASED ON FIELD INVERT ELEVATIONS UNLESS EXISTING PLANS INDICATE OTHERWISE, IN WHICH CASE THE EXISTING PLAN FLOW DIRECTION IS SHOWN. FILENAME: 9574.04PREPLAT-01 LAST DATE OF FIELD WORK: NOVEMBER 22, 2024. DATE: 02/12/2025 JOB NO. 9574.04 PREPARED FOR: SUBDIVIDER/OWNER: SHEET RYAN COMPANIES US, INC. 700 OAKMONT LANE, SUITE 100 WESTMONT, IL 60559 1 OF 1 N:\Projects\9574\9574.04\SURVEY\9574.04PREPLAT-01.dgn Default User=rpopeck Page 83 of 83