Planning & Zoning Commission

LEGAL NOTICE / PUBLIC NOTICE VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION MEETING AGENDA The Village of Westmont Planning and Zoning Commission will hold its regular meeting on Wednesday, May 13, 2026 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 March 11, 2026 Regular Meeting. 8. Review of Public Hearing Procedures 9. Old Business 10. New Business a. PUBLIC HEARING PZC 009-2026 A request from Richard and Carol Barclay, for the property at 326 South Washington 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 and pool. b. PUBLIC HEARING PZC 017-2026 A request from Hinsdale Mahjong Society, LLC, d/b/a HMS Mahjong Society (Petitioner), and Westmont Downtown LLC (Owner) for the property at 10 West Burlington Avenue, Westmont, Illinois 60559 for the following: 1. Special Use Permit to operate an Indoor Other Participant Entertainment business (mahjong studio) in the B-1 Downtown Edge District. c. PUBLIC HEARING PZC 008-2026 A request from Tesla, Inc. (Petitioner), and Ogden Avenue LLC (Owner) for the property at 50 West Ogden Avenue, Westmont, Illinois 60559 for the Page 1 of 261  following: 1. Special Use Permit amendment to allow modified operations and conditions for an existing Vehicle Sales or Rentals business engaged in vehicle sales and minor vehicle repair and maintenance in the B-2 General Business District. d. PUBLIC HEARING PZC 013-2026 Requests from Village of Westmont for the following: 1. Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinances, Section 6.01, regarding the addition of Video Gaming, Accessory as a permitted use in the B-1(A) Downtown Core and B-1 Downtown Edge Zoning Districts. 2. Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinance, Section 6.04, regarding the deletion of certain supplemental use regulations for Video Gaming, Accessory. e. PZC 021-2025 A request from 5628 SOUTH CASS LLC for the property at 5628 South Cass Avenue, Westmont, Illinois 60559 for the following: 1. Major Site Plan Approval for a Multi-Unit Building containing four (4) dwellings, in the R-4 General Residence Zoning District. f. PZC 006-2026 A request from Sonja Smilga, for the property at 1351 South Ridge Road, Willowbrook, Illinois 60527 (PIN: 09-22-103-039) for the following. 1. Preliminary Plan of Subdivision for one (1) lot in the R-1(A) Single-Unit Residential District. g. PZC 010-2026 A request from 814 CRE, LLC (Petitioner) and Encore CW, LLC (Owner) for the property at 6120 South Cass Avenue, Westmont, Illinois 60559 for the following: 1. Major Site Plan approval for a Daycare Center in the C-1 Commercial Zoning District. h. PZC 011-2026 A request from the Karen Bailey Meyer Trust and the David P. Meyer Trust for the property at 300 West 60th Street, Downers Grove, Illinois, 60516, for the following: 1. Preliminary Plan of Subdivision to subdivide one (1) lot into two (2) lots in the R-3 Single-Unit Residential District. 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 Page 2 of 261  a. General Updates 1. Next Regular PZC Meeting on June 10, 2026. 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 3 of 261  Village of Westmont Planning & Zoning Commission March 11, 2026 - Draft Minutes The Village of Westmont Planning and Zoning Commission held its regular meeting on Wednesday, March 11, 2026, 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 Absent: 0 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.​ Swearing-in of Daniel Charleston as a new Commissioner Chair Carmichael swore in Daniel Charleston as a Planning & Zoning Commissioner. 6.​ Roll Call of newly constituted Planning & Zoning Commission Present: 7 - Chair Doug Carmichael, Secretary Jill Peterson, Commissioners Dan Charleston, Conor Donoghue, Michael Lynn, John F. Simpson IV, Craig Thomas Absent: 0 A QUORUM WAS PRESENT TO TRANSACT BUSINESS Staff: Scott Williams (Senior Planner), John Zemenak (Village Attorney) 7.​ Reminder to silence all electronic devices 8.​ Reminder to sign-in for any public testimony​ 9.​ Approval of the Minutes a.​ Approval of the Minutes of the February 4, 2026, special meeting and the February 11, 2026, regular meeting. MOTION by Simpson to approve the special meeting minutes from February 4, 2026, and the regular meeting minutes from February 11, 2026. Seconded by Donoghue. 1 Page 4 of 261 VOTING: Ayes: 6 - Carmichael, Peterson, Donoghue, Lynn, Simpson, Thomas Nays: 0 Abstain: 1 - Charleston Motion Passed 10.​Review of Public Hearing Procedures 11.​Old Business None. 12.​New Business PUBLIC HEARING PZC 005-2026 Request from Clovers Garden Center LLC, d/b/a Clovers Garden Center (Petitioner), and Suburbanite Bowl, Inc., and Downers Grove National Trust 76-28 (Owners), for the properties at 201 and 209 West Ogden Avenue, Westmont, Illinois, 60559, for the following: 1)​ Special Use Permit to operate an Outdoor Retail Sales business (seasonal outdoor garden center) in the B-2 General Business District. Presentation: Jim Kuehnle, petitioner, presented the request, explaining the location and function of the second space. Staff Comment: Scott Williams, Senior Planner, presented the staff report. Williams explained that the addition of the second space triggered the requirement for a new special use permit. If approved, the special use permit would address this new area and the existing operations. Public Comment: None. Commissioner Comments: Lynn: Commissioner Lynn asked if the greenhouse is reviewed by the Building Division. Williams explained that the Fire Department reviews the structure at the time of permitting. Lynn, Kuehnle, and Williams discussed how the greenhouse is constructed and permitting and inspection requirements. Charleston: Commissioner Charleston asked how delivery vehicles access the site. Kuehnle responded that they direct delivery vehicles to enter the parking lot from Washington Street. Simpson: Commissioner Simpson did not have questions for the petitioner. Donoghue: Commissioner Donoghue expressed support for the request. 2 Page 5 of 261 Thomas: Commissioner Thomas did not have objections with the new area. Peterson: Secretary Peterson had no concerns with the request. Carmichael: Chair Carmichael asked if the fencing around the sales area will be 5 feet or 6 feet tall. Kuehnle answered that it would be 6 feet. Lynn asked what would be stored in the second greenhouse. Kuenhle replied plants only. MOTION 1 Motion by Simpson to recommend to the Village Board of Trustees to approve a request from Clovers Garden Center LLC, d/b/a Clovers Garden Center (Petitioner), and Suburbanite Bowl, Inc., and Downers Grove National Trust 76-28 (Owners), for the properties at 201 and 209 West Ogden Avenue, Westmont, Illinois, 60559, for a Special Use Permit to operate an Outdoor Retail Sales business (seasonal outdoor garden center) in the B-2 General Business District, subject to the conditions listed in the staff report. Seconded by Donoghue. VOTING: Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas Nays: 0 Motion Passed PUBLIC HEARING PZC 004-2026 Requests from the Village of Westmont for the properties at 6015 South Cass Avenue, 6101 South Cass Avenue, and 1000 Beninford Lane, Westmont, Illinois, 60559, for the following: 1)​ Comprehensive Plan Map Amendment from General Commercial and Parks/Open Space to Public/Semi Public; 2)​ Zoning Ordinance Map Amendment to rezone the properties from the R-3 Single-Unit Residential District, the R-4 General Residential District, and the C-1 Commercial District to the P/I Public and Institutional District; 3)​ Preliminary Plan of Subdivision to consolidate four (4) lots into one (1) lot; 4)​ Zoning Ordinance Variance to the maximum size, fuel type, and location of an Emergency Generator; 5)​ Major Site Plan. Presentation: Tom Frank, Deputy Fire Chief, presented the requests. Frank explained how the project was developed, 3 Page 6 of 261 how the consultants were selected, and engagement opportunities for the neighbors, public, and Village Board to provide feedback. Virgil Viscuso, Fleet & Facilities Supervisor, explained the variances requested for the emergency standby generator. Staff Comment: Scott Williams, Senior Planner, presented the staff report. Williams recommended including a condition on the major site plan approval to allow staff to administratively make changes to the plan based on recent Village Board direction. Public Comment: Wes Buege, Westmont resident, raised concerns about changes to the stormwater detention area. Frank answered that the pond east of the station will be filled in, but will increase the volume of the other detention areas to accommodate the change. Buege asked how the station would be financed. Carmichael and Williams explained that the financing is outside of the scope of the Commission’s purview. Frank briefly explained that sales tax would see a small increase, which was already approved by the Village Board. Ruben Romero, Westmont resident, asked about the proposed changes to the detention. Frank explained the scope of the detention improvements. Carmichael asked for clarification whether the detention improvements will affect the existing fencing. Viscuso answered that the detention being filled will create a more usable yard for the neighbors. Laurel Rugen, Westmont resident, asked if the south detention facility would be filled in. Frank and Viscuso answered that the south facility would be deepened, and not be filled in, only the facility to the east will be filled in. Commissioner Comments: Lynn: Lynn asked why diesel would be used for the generator. Viscuso explained that diesel is much cheaper and would be available much quicker than a natural gas generator. Lynn and Viscuso discussed the emissions, sound levels, frequency of generator testing, and setbacks from property lines. Lynn asked if the Beninford subdivision has any covenants related to generators. Williams replied that he is not aware of any. Lynn questioned the ownership of the Fire Department. Williams and John Zemenak, Village Attorney, confirmed that the Fire Department is part of the Village of Westmont. Lynn asked why the stormwater is being consolidated with the Fire Department. Frank answered that the consolidation is per staff’s direction and that the Fire Department uses these areas for training. Lynn asked if the detention lots could be sold for development. Williams replied no, the detention will remain. Charleston: Charleston questioned including the Beninford lot in the consolidation. Williams explained the purposes of the detention areas, noting that the detention facing Beninford is connected to the 4 Page 7 of 261 detention facing Cass Avenue. Charleston asked how the existing generator serves the Fire Department. Viscuso explained that the existing generator is fueled by natural gas, and could run in perpetuity, so long as natural gas is available. Carmichael confirmed that the generator does not support the whole building. Charleston raised concerns about the visual impacts of the generator. Jamie Zaura, 845 Design Group (the Village’s consultant), explained that a variance for a taller fence would be required to fully screen the generator. Frank added that landscaping will also help screen the generator. Zemenak asked about the landscaping surrounding the generator, to which Williams clarified the language. Williams added that the Public Works Department anticipates installing taller landscaping, Zemenak added that can be placed as a condition of approval. Simpson: Simpson asked about the decibel level of the existing natural gas generator. Viscuso explained that it is much louder than the proposed diesel generator. Simpson asked how the fencing near the fueling station would be affected. Zaura explained that the Village will install a new 7 foot fence that would be placed on the east and north sides of the station. Carmichael asked if the fueling station would remain. Frank replied yes. Lynn asked about the emissions of a natural gas versus a diesel generator. Carmichael did not have a concern with the emissions of the generator for testing and emergency purposes. Viscuso explained that the police station at 500 North Cass Avenue has a diesel generator and they have not received complaints about it. Frank explained why a diesel generator was chosen. Donoghue: Donoghue asked if additional diesel fuel will be stored on-site. Viscuso explained that the fueling station regularly gets diesel delivered to it, and it can be easily transferred to the generator. Thomas Thomas asked what the target date for completion is. Frank replied by September 2027 if everything goes according to plan. Peterson: Secretary Peterson expressed support for the design of the station, asking if the existing pergola would be retained. Frank answered that a new pergola will be constructed, but they are evaluating the possibility of reusing the existing one elsewhere. Peterson asked why Cass Avenue is not already striped in front of the garage bays. Frank explained that the right-of-way is under DuPage County’s jurisdiction, and they have not been supportive of striping the road since it is far from a signalized intersection. Peterson asked if a line would connect the diesel at the fueling station to the generator. Viscuso replied no, but there is a large container attached to the generator. Carmichael: Carmichael asked about the operations of the emergency shelter. Zaura explained that there will be one in the basement separate from the ground floor training room. 5 Page 8 of 261 Carmichael asked if anything can be added to the fence to screen the generator. Megan Harte, 845 Design Group, explained that the landscaping around the generator could grow to 15 feet in height. Zemenak and Williams discussed adding conditions to the site plan approval to allow for revisions prior to Village Board approval for fencing to be consistent throughout the plans. MOTION 1 Motion by Charleston to recommend to the Village Board of Trustees to approve a request from the Village of Westmont, for the properties at 6015 South Cass Avenue, 6101 South Cass Avenue, and 1000 Beninford Lane, Westmont, Illinois, 60559, for a Comprehensive Plan Map Amendment from General Commercial and Park/Open Space to Public/Semi Public. Seconded by Simpson. VOTING: Ayes: 6 - Carmichael, Peterson, Charleston, Donoghue, Simpson, Thomas Nays: 1 - Lynn Motion Passed MOTION 2 Motion by Peterson to recommend to the Village Board of Trustees to approve a request from the Village of Westmont, for the properties at 6015 South Cass Avenue, 6101 South Cass Avenue, and 1000 Beninford Lane, Westmont, Illinois, 60559, for a Zoning Map Amendment to rezone the properties from the R-3 Single-Unit Residential District, the R-4 General Residential District, and the C-1 Commercial District to the P/I Public and Institutional District. Seconded by Thomas. VOTING: Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas Nays: 0 Motion Passed MOTION 3 Motion by Simpson to recommend to the Village Board of Trustees to approve a request from the Village of Westmont, for the properties at 6015 South Cass Avenue, 6101 South Cass Avenue, and 1000 Beninford Lane, Westmont, Illinois, 60559, for a Preliminary Plan of Subdivision to consolidate four (4) lots into one (1) lot. Seconded by Donoghue. 6 Page 9 of 261 VOTING: Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas Nays: 0 Motion Passed MOTION 4 Motion by Thomas to recommend to the Village Board of Trustees to approve a request from the Village of Westmont, for the properties at 6015 South Cass Avenue, 6101 South Cass Avenue, and 1000 Beninford Lane, Westmont, Illinois, 60559, for a Zoning Ordinance Variance to the maximum size, fuel type, and location of an Emergency Generator. Seconded by Peterson. VOTING: Ayes: 6 - Carmichael, Peterson, Charleston, Donoghue, Simpson, Thomas Nays: 1 - Lynn Motion Passed MOTION 5 Motion by Simpson to recommend to the Village Board of Trustees to approve a request from the Village of Westmont, for the properties at 6015 South Cass Avenue, 6101 South Cass Avenue, and 1000 Beninford Lane, Westmont, Illinois, 60559, for a Major Site Plan, with the condition that staff may modify and approve adjustments to the major site plan. Seconded by Donoghue. VOTING: Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas Nays: 0 Motion Passed 13.​Open Forum​ Nobody spoke during the Open Forum.​ 14.​Miscellaneous Items a.​ Next regular Planning & Zoning Commission on April 8th​ Williams noted that there may be a light agenda or the meeting may be canceled. Williams added that there could be an opportunity to attend a virtual Plan Commissioner training if the meeting is canceled. 7 Page 10 of 261  b.​ IT Security Training​ Williams notified the commissioners that there is a required IT Security Training they must complete by March 21st.​ 15.​Adjourn Motion by Simpson to adjourn the meeting. Second by Charleston. The motion carried on a unanimous voice vote. Meeting adjourned at 7:56 p.m. 8 Page 11 of 261 Page 12 of 261 Page 13 of 261 Page 14 of 261 Page 15 of 261 Page 16 of 261 Page 17 of 261 Page 18 of 261 Page 19 of 261 Page 20 of 261 Page 21 of 261 Page 22 of 261 Page 23 of 261 Page 24 of 261 Page 25 of 261 Page 26 of 261 Page 27 of 261 Page 28 of 261 Page 29 of 261 Page 30 of 261 Page 31 of 261 Page 32 of 261 Page 33 of 261 Page 34 of 261 Page 35 of 261 Page 36 of 261 Page 37 of 261 Page 38 of 261 Page 39 of 261 Page 40 of 261 Page 41 of 261 Page 42 of 261 Page 43 of 261  ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: May 13, 2026​​ ​ ​ ​ ​ ​ PZC 009-2026 TITLE: A request from Richard and Carol Barclay, for the property at 326 South Washington 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 and pool. I.​ BACKGROUND OF ITEM A.​ Location: 326 South Washington Street is located midblock between West Des Moines Street and West 55th Street. The property is improved with a single-unit detached home and detached garage. The lot is approximately 60’ by 150’, with a total area of approximately 9,000 square feet. Aerial Map - 326 South Washington Street (source: DuPage County Parcel Viewer) Page 44 of 261  Zoning Map - 326 South Washington Street B.​ Zoning Designations: SUBJECT PROPERTY:​ ​ ​ R-3 Single-Unit Residential District ADJACENT PROPERTIES: North, South, East, and West:​ ​ R-3 Single-Unit Residential District 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 around 8,400 square feet. II.​ PETITIONER REQUEST: The petitioners propose to construct a new larger deck approximately 226 square feet and a pool at approximately 253 square feet. This construction would raise the property's lot coverage from 47% to approximately 52.75%, which exceeds the 35% 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 52.75%, rounded up to 53%. 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 009-2026​ ​ Page 2 of 5 Page 45 of 261 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 Difference Difference Existing Lot Proposed Lot Coverage (Proposed - (Proposed - Coverage Coverage Permitted Existing) Permitted) ~ 53% 35% ~ 47% (rounded up from ~ 6% ~ 18% 52.75%) 3,500 ~ 4,233 ~ 4,747.74 ~ 514.59 ~ 1,247.74 Square Feet Square Feet Square Feet Square Feet Square Feet The proposed deck and pool are shown to be located at the rear of the home. Due to the existing location of the detached garage at the rear of the lot, a large portion of the backyard is covered by a driveway that connects directly to South Washington Street rather than the unimproved alley to the rear. 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. This property is located within two sub-basins that contain low depressional areas (LDA). The front yard of the subject property is within one LDA, while the back half of the lot is within another larger LDA located betweenSouth Hudson Street and South Park Street to the west. Therefore, the property is not permitted to exercise the administrative approval of up to 40%. The proposed deck complies with all zoning bulk and development regulations outlined in Chapter 95 - Zoning with the exception of the total lot coverage. If the variance is approved, the Village's engineering consultant does not foresee any negative impact on site drainage. This is because the proposed deck is classified as a pervious surface. Additionally, the Village's Public Works Department is scheduled to improve the alleyway this year by ____________________________________________________________________________________ PZC 009-2026​ ​ Page 3 of 5 Page 46 of 261  adding storm sewers and pavement. These improvements will enhance drainage and are sufficient to manage the increased impervious surfaces within this drainage sub-basin. Consequently, no modifications to the plans have been recommended. The full engineering comments are attached to this report. C. Variance Standards The Variance Standards, detailed below, must be applied to this request. (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 ____________________________________________________________________________________ PZC 009-2026​ ​ Page 4 of 5 Page 47 of 261  The petitioners propose the construction of a new deck, expanding the size to approximately 226 square feet, and a pool of approximately 253 square feet. This proposed construction would increase the property's lot coverage from approximately 47% to approximately 52.75%, which exceeds the 35% maximum permitted within the R-3 Single-Unit Residential District for this property. Consequently, the petitioners are seeking a variance to permit a maximum lot coverage of 52.75%, rounded up to 53%. V.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on April 23, 2026. 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 May 28, 2026 meeting. VI.​ DOCUMENTS ATTACHED: 1.​ Publication notice appearing in the April 23, 2026 Westmont Suburban Life. 2.​ Engineering PZC Review comments from EZA Engineering, dated April 28, 2026 3.​ Petitioner Attachments (Edited for PZC): a.​ Planning and Zoning Development Application including responses to the Variance Standards, received March 9, 2026. b.​ Cover Letter c.​ Site Plans d.​ Pool specifications provided by Ohana. e.​ Deck specification provided by Revamp. f.​ Mortgage Release g.​ Plat of Survey dated November 26, 2025. ____________________________________________________________________________________ PZC 009-2026​ ​ Page 5 of 5 Page 48 of 261  ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: May 13, 2026​ ​ ​ ​ ​ ​ PZC 017-2026 TITLE: Request from Hinsdale Mahjong Society, LLC, d/b/a HMS Mahjong Society (Petitioner), and Westmont Downtown LLC (Owner) for the property at 10 West Burlington Avenue, Westmont, Illinois, 60559, for the following: 1.​ Special Use Permit to operate an Indoor Other Participant Entertainment business (mahjong studio) in the B-1 Downtown Edge District. I.​ BACKGROUND OF ITEM A.​ Location: 10 West Burlington Avenue is located northwest of the intersection of Burlington Avenue and North Cass Avenue. The subject property is about 0.33 acres in area, and is improved with a two-story mixed-use building. The ground floor hosts a variety of commercial uses along Cass and Burlington, with apartments on the upper story. The subject unit is located between Artistic Grooming (dog groomer) and Escritorio Publico (office). Aerial Map - 10 West Burlington Avenue (source: DuPage County Parcel Viewer) Page 49 of 261  Zoning Map - 10 West Burlington Avenue B.​ Zoning Designations: SUBJECT PROPERTY​ B-1 Downtown Edge District NORTH, EAST, & WEST​ B-1 Downtown Edge District SOUTH​ ​ ​ R-5 General Residential District/Unzoned (Metra Station) C.​ Neighborhood Characteristics​ The lot is located in the A.T. McIntosh & Co.’s Fairmont Heights subdivision, which was recorded in 1920. The lot is in the northwest corner of Cass and Burlington Avenues, at the heart of the Village’s downtown. The subject property contains three buildings, with the subject unit being one of the westernmost units. Most businesses facing Cass Avenue are restaurants, retail, and some office and service uses. Burlington Avenue features many small commercial spaces, like the subject unit, typically occupied by offices or service uses. Street View - 10 West Burlington Avenue (source: Google Street View) ____________________________________________________________________________________ PZC 017-2026​ ​ Page 2 of 4 Page 50 of 261 II.​ PETITIONER REQUEST: The petitioner has requested a Special Use Permit to operate HMS Mahjong Society, an indoor other participant entertainment establishment (mahjong studio), in the B-1 Downtown Edge District.​ III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is B-1 Downtown Edge District, which is intended to provide for a mix of supporting uses in the downtown area. The Comprehensive Plan designates the future land use in this area as Downtown Mixed-Use, which should “...provide for an appropriate variety of land uses.” The Plan further recommends that businesses near the Westmont Metra Station should “...foster an active pedestrian oriented node.” B.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request, including the necessary responses to the Special Use Standards. Any corresponding standards for entitlement approval consideration can be referenced in item V(B) below. ●​ Special Use Permit to operate an Indoor Other Participant Entertainment business in the B-1 Downtown Edge District. Chapter 95, Section 6.01 requires that all indoor other participant entertainment businesses obtain a Special Use Permit in the B-1 District to assess impacts like traffic, activities, number of employees, and operating hours. The petitioner proposes to operate HMS Mahjong Society at 10 West Burlington Avenue. They describe their business operations as a structured and reservation-based mahjong studio open to players of all skill levels. The petitioner intends to lead instructional classes for beginners, multi-week classes at various difficulty levels, and host open play events. Occasionally, the space may be rented for small private events. Based on the floor plan submitted, the roughly 700 square foot space can accommodate up to 20 players across five tables. The petitioner will typically be the only employee on-site, but may occasionally have other instructors join. The studio will host events primarily on weekday evenings from 6:00 p.m. to 9:00 p.m., but will also lead sessions on the weekend, and less classes during the weekday. Weekday sessions would typically be held between 9:00 a.m. and 5:00 p.m. In order to participate in game play events or one of the guided play sessions, one must register for a slot ahead of time. The sessions are typically two hours long, where mahjong is played in a calm and strategic manner. As opposed to other entertainment businesses like arcades or billiards halls, the petitioner explains in their cover letter that the mahjong studio offers an alternative nightlife activity that would not produce excessive noise, parking, or similar negative impacts. Chapter 95, Section 9.04(B)(1) states that proposed uses in buildings zoned B-1 that existed before December 17, 2020 are not required to provide off-street parking. There are multiple on-street parking spaces available along Burlington Avenue, and the Lincoln Street public parking lot is just up the alley from the subject property. The petitioner has provided a traffic impact statement, asserting that the small group sizes should not overly-burden available public parking. The use must be considered to the Special Use standards, which are listed below: ____________________________________________________________________________________ PZC 017-2026​ ​ Page 3 of 4 Page 51 of 261  Special Use Permit Review and Approval Criteria (Sec. 14.04(H)): No special use may be recommended for approval or approved unless the respective review or decision-making body determines that the proposed special use is consistent with and in substantial compliance with all village ordinances and regulations and that the applicant has presented evidence to support each of the following conclusions: (1)​ That the proposed use or activity is expressly authorized in this zoning ordinance as a special use; (2)​ That the proposed use at the proposed location is necessary or desirable to provide a service or a facility that is in the interest of public convenience and will contribute to the general welfare of the neighborhood or community; (3)​ That the proposed use will not, in the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity or be injurious to property values or improvements in the vicinity; (4)​ That approval of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district; (5)​ That the proposed special use will be served by adequate utilities, access roads, parking, drainage and other important and necessary facilities, infrastructure and community services; and (6)​ That the proposed special use complies with all applicable regulations of this zoning ordinance except as expressly approved in accordance with the procedures of this zoning ordinance.​ IV.​ SUMMARY The petitioner has requested a Special Use Permit to operate HMS Mahjong Studio, an indoor other participant entertainment business, in the B-1 Downtown Edge District. The request complies with both the requirements of the Zoning Ordinance and the recommendations from the Comprehensive Plan, and is subject to the standards of Special Use Permit approval. V.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on April 23, 2026. B.​ Code References: Chapter 95, Sections 6.01; 14.04 C.​ Other Action: The recommendation made by the Planning and Zoning Commission will be referred to the Village Board for a final decision, which is anticipated to be on May 28, 2026. VI.​ DOCUMENTS ATTACHED: 1.​ Publication notice appearing in the April 23, 2026 Westmont Suburban Life. 2.​ Petitioner Attachments received April 9, 2026 (Edited for PZC): a.​ Planning & Zoning Development Application, with responses to the Special Use Standards b.​ Project Narrative c.​ Proposed Floor Plan d.​ Traffic Impact Statement e.​ Signed Lease f.​ ALTA/ACSM Land Title Survey ____________________________________________________________________________________ PZC 017-2026​ ​ Page 4 of 4 Page 52 of 261 Page 53 of 261 Page 54 of 261 Page 55 of 261 Page 56 of 261 Page 57 of 261 Page 58 of 261 Page 59 of 261 Page 60 of 261 Page 61 of 261 Page 62 of 261 Page 63 of 261 Page 64 of 261 Page 65 of 261 Page 66 of 261 Page 67 of 261 Page 68 of 261 Page 69 of 261 Page 70 of 261 Page 71 of 261 Page 72 of 261 Page 73 of 261 Page 74 of 261 Page 75 of 261 Page 76 of 261 Page 77 of 261 Page 78 of 261 Page 79 of 261 Page 80 of 261 Page 81 of 261 Page 82 of 261 Page 83 of 261 Page 84 of 261 Page 85 of 261 Page 86 of 261 Page 87 of 261 Page 88 of 261 Page 89 of 261 Page 90 of 261 Page 91 of 261 Page 92 of 261 Page 93 of 261 Page 94 of 261 Page 95 of 261 Page 96 of 261 Page 97 of 261 Page 98 of 261 Page 99 of 261  ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: May 13, 2026​ ​ ​ ​ ​ ​ PZC 008-2026 TITLE: A request from Tesla, Inc. (Petitioner), and Ogden Avenue LLC (Owner) for the property at 50 West Ogden Avenue, Westmont, Illinois, 60559, for the following: 1.​ Special Use Permit amendment to allow modified operations and conditions for an existing Vehicle Sales or Rentals business engaged in vehicle sales and minor vehicle repair and maintenance in the B-2 General Business District. I.​ BACKGROUND OF ITEM A.​ Location: Situated between North Adams Street and North Lincoln Street, 50 West Ogden Avenue covers approximately 2.85 acres and features a commercial building, a parking lot, and stormwater management systems. The business on the property is owned and operated by Tesla, Inc. (“Tesla”), who received a special use permit in 2016 to operate an automobile dealership. This special use permit allowed Tesla to sell new and used automobiles and to perform related automobile repair and maintenance. Although Tesla initially operated an automobile dealership from the property that was primarily engaged in the sale of Tesla vehicles, Tesla changed the scope of its operations in recent years and converted it’s use of the property to a service and repair business. The property is bordered by Ogden Lincoln of Westmont to the east and Americash Jewelry and Coin Buyers (located in unincorporated DuPage County) to the west. Residential townhomes in the Village of Westmont are adjacent to the north, while portions of the eastern border adjoin single-unit detached residences within unincorporated DuPage County. Aerial Map - 50 West Ogden Avenue (source: DuPage County Parcel Viewer) Page 100 of 261  Zoning Map - 50 West Ogden Avenue B.​ Zoning Designations: SUBJECT PROPERTY​ B-2 General Business District NORTH​ ​ ​ R-4 General Residential District EAST​ ​ ​ Unincorporated DuPage County WEST​ B-2 general Business District, R-3 Single Family Residential, and Unincorporated DuPage County. SOUTH​ ​ ​ B-2 General Business District C.​ Neighborhood Characteristics​ The lot is located in the Grant Street Resubdivision, which was recorded in 2016. The property has 2 points for vehicular access on Ogden Avenue, and its rear yard abuts the North Grant Street Cul-de-sac. The property includes one building, a parking lot, and a stormwater facility. Surrounding businesses in the immediate area that front onto Ogden Avenue include a mix of restaurants, retail, office and service uses. Street View - 50 West Ogden Avenue (source: Google Street View) ____________________________________________________________________________________ PZC 008-2026​ ​ Page 2 of 7 Page 101 of 261  Street View - 50 West Ogden Avenue (source: Google Street View) II.​ PETITIONER REQUEST: The petitioner requests an amendment to its Year 2016 Special Use Permit to facilitate its modified operations as a vehicle service use, and with new and amended conditions related to its now limited vehicle sales use within the B-2 General Business District.​ III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is B-2 General Business, which is intended to provide for a mix of supporting uses in the downtown area. The Comprehensive Plan designates the future land use in this area as Corridor Commercial, which should “... provide for businesses to both serve the daily needs of Westmont residents as well as a destination for the larger market.” The Plan further recommends, “Development within the Corridor Commercial areas can consist of both standalone buildings/sites such as big box retail and auto dealers or a multitenant building in a mall or plaza. B.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request, including the necessary responses to the Special Use Standards. Any corresponding standards for entitlement approval consideration can be referenced in item V(B) below. ●​ Special Use Permit amendment to allow modified operations and conditions for an existing Vehicle Sales or Rentals business engaged in vehicle sales and minor vehicle repair and maintenance in the B-2 General Business District. On May 26, 2016 the Village approved a special use permit which allowed Tesla Motors, Inc. (now Tesla, Inc.) to operate a new automobile sales dealership on the property. During the public hearing before the Planning and Zoning Commission and during the Village Board meeting to consider Tesla’s special use request, Tesla represented that its principal business on the property would be an automobile dealership that sold Tesla automobiles. Tesla further represented that it would list the Village as the point of sales for sales tax purposes for all automobile sales. Notably, the Zoning Ordinance in effect in 2016 required a different special use permit for a business that was primarily engaged in vehicle service and repairs. Tesla did not apply for such a special use permit, and it did not represent that its primary business would be vehicle service and repairs. The Village’s approval of Tesla’s special use permit for an automobile dealership was subject to the following special conditions per Or. No. 2016-085 (attached): A.​ The landscaping and fencing shown on the approved Landscaping Plan shall be maintained at all times by Applicant or its successor in interest; ____________________________________________________________________________________ PZC 008-2026​ ​ Page 3 of 7 Page 102 of 261  B.​ No loud speakers shall be used on the Subject Property; C.​ No automobile racks or other forms of elevation shall be permitted to display automobiles for sale; D.​ No streamers, balloons or other promotional devices shall be permitted upon the Subject Property, and any owner or operator shall restrain from painting or affixing oversized letter or numbering (such as year or price information) on the vehicles for sale, other than standards dealer-issued stickers and information; E.​ No test driving of automobiles shall be permitted on residential streets. F.​ Parking and display of automobiles shall be limited in number to the parking spaces shown on the previously-approved Site Plan of the former Lamborghini dealership upon the Subject Property, except that Applicant may double-stack vehicle inventory along the rear (south) line of parking stalls only. G.​ Applicant shall not perform or permit an automobile body work or painting to occur on the Subject Property. H.​ No employee parking on residential or public streets is allowed in or around the area of the dealership. I.​ The primary activity of the Applicant upon the Subject Property shall be the selling and servicing of new and used vehicles. As a condition of receiving a certificate of occupancy from the Village for this use, the Applicant must provide proof that it has obtained an automobile dealer new car license from the State of Illinois for the Subject Property. J.​ Upon a violation of any of these special conditions, the Village shall provide notice to the Applicant with a reasonable time period to cure the violation. In the event that Applicant fails to timely cure the violation, or in the event there are a total of three separate incidences of violations by Applicant of these special conditions, the Village Board shall hold a hearing upon notice to the Applicant and an opportunity for Applicant to be heard to determine whether this special use permit should be revoked. Beginning in 2024, the Village observed a noticeable decline in sales tax revenues paid to the Village from the Tesla dealership. The sales tax revenues that were paid to the Village by Tesla in 2024 and thereafter originated almost entirely from the sales of vehicle parts related to Tesla’s vehicle service activities rather than from vehicle sales. The Village met with Tesla in March 2025 to discuss their vehicle sales activities on the property, and Tesla informed the Village that its business operations had shifted to a vehicle service and repair facility, and that it was only sporadically selling new Tesla vehicles. As a result of this information, on May 22, 2025, the Village sent the First Notice of Violation of Special Use Ordinance to Tesla asserting that Tesla had ceased operating as a new and used automobile dealership on the property, as its principal use, in violation of Ord. No. 2016-085 and in violation of its representations to the Village.. Instead, Tesla’s principal use of the Property was for vehicle maintenance and repairs. This Notice threatened that the ultimate remedy available to the Village for this violation was the revocation of Tesla’s special use permit. On December 3, 2025, after further discussions with Tesla, the Village sent a follow-up letter to Tesla Motors, Inc. that detailed the special use permit amendment that was needed to resolve the violation and to not subject Tesla to a Second Notice of Violation. The petitioner has complied with the request and submitted a zoning application seeking an amendment to its existing special use permit to specifically allow it to operate a vehicle service use on the property and to resume vehicle sales operations under specified conditions. ____________________________________________________________________________________ PZC 008-2026​ ​ Page 4 of 7 Page 103 of 261  Consistent with the Village’s 12/03/25 letter to Tesla, Village Staff recommends including the following special conditions as part of any PZC recommendation and as part of the ordinance considered by the Village Board: 1.​ Tesla must continuously keep on the property an inventory of at least ten (10) new Tesla vehicles that it offers for sale to customers. 2.​ For all sales of new Tesla vehicles from the inventory kept on the property, Tesla must finalize the sales documentation/customer payment from the Property, and it must designate/list the Village of Westmont as the point of sales for sales tax purposes for all such vehicles that are sold. 3.​ Tesla must allow this dealership to accept the delivery to the property of newly-purchased Tesla vehicles when purchased on-line, where the customer designates the property as the pick-up location, or when ordered from another Tesla location and delivered to Westmont, and Tesla must allow customers to finalize the sale and pick-up of such Tesla vehicles from the property. In finalizing such sales of delivered vehicles, Tesla must designate/list the Village of Westmont as the point of sales for sales tax purposes. 4.​ Tesla must employ or retain at least one (1) vehicle salesperson who regularly operates from the property and who is able to and does finalize the sales of Tesla vehicles from the property (including both the sale of Tesla vehicles from the inventory kept on the property and the sale of Tesla vehicles that are delivered to the property). 5.​ Tesla shall not allow the final sale of any new Tesla vehicle that is stored on or delivered to the property to take place at any other Tesla dealership location or other off-site location. 6.​ Tesla shall modify its website, other means of advertising, and other internal operating systems to designate and advertise the property as (a) a location where new Tesla vehicle inventory is maintained and available for sale, and (b) a location where newly-purchased Tesla vehicles can be delivered for final sale and pick-up by customers. 7.​ Tesla must adhere to its Parking Plan for the property that it submitted with its zoning application showing the following: (a)​the location of the parking spaces where the minimum of 10 new Tesla vehicles will be stored on the Property (note: we previously discussed designating 10 parking spaces along the west property line of the Property); (b) the location of the parking spaces where demo vehicles will be displayed and parked on the Property; (c) the location of the parking spaces where vehicles awaiting service/repairs and pick-up following service/repairs will be parked on the Property; (d) the location of the parking spaces where customers will park on the Property; (e) the location of the parking spaces where Tesla employees will park on the Property; and (f) ​the location of parking spaces that will be used for other purposes not identified above, including a description of such other purpose/use. 8.​ Tesla shall comply with other standard conditions that are typically imposed by the Village in conjunction with automobile dealerships, such as prohibiting the use of external loud speakers, prohibiting the use of promotional sales balloons or inflatables, etc. ____________________________________________________________________________________ PZC 008-2026​ ​ Page 5 of 7 Page 104 of 261  The petitioner has provided a marked-up version of the existing site plan that is to be included as an exhibit to the amended special use and will need to be adjusted to accommodate the recommended condition 7(a) above, if approved. The marked-up site plan currently depicts the location and use of each parking space as follows: ●​ Demo Vehicles - 11 Spaces ●​ Customer Parking - 20 Spaces ●​ Vehicles Available for Purchase - 6 Spaces (recommended to be updated to 10 per condition 7(a)) ●​ Vehicles Awaiting Pick Up - 27 Spaces ●​ Vehicles Awaiting Service - 51 Spaces ●​ Employee Parking - 25 Spaces ●​ Charging - 15 Spaces The request by Tesla must be analyzed using the Special Use standards, which are listed below: Special Use Permit Review and Approval Criteria (Sec. 14.04(H)): No special use may be recommended for approval or approved unless the respective review or decision-making body determines that the proposed special use is consistent with and in substantial compliance with all village ordinances and regulations and that the applicant has presented evidence to support each of the following conclusions: (1)​ That the proposed use or activity is expressly authorized in this zoning ordinance as a special use; (2)​ That the proposed use at the proposed location is necessary or desirable to provide a service or a facility that is in the interest of public convenience and will contribute to the general welfare of the neighborhood or community; (3)​ That the proposed use will not, in the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity or be injurious to property values or improvements in the vicinity; (4)​ That approval of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district; (5)​ That the proposed special use will be served by adequate utilities, access roads, parking, drainage and other important and necessary facilities, infrastructure and community services; and (6)​ That the proposed special use complies with all applicable regulations of this zoning ordinance except as expressly approved in accordance with the procedures of this zoning ordinance.​ IV.​ SUMMARY The petitioner requests a Special Use Permit amendment to facilitate modified operations and updated conditions for the existing Vehicle Sales or Rentals establishment, which now specializes in minor vehicle repair and maintenance services, along with accessory automotive sales within the B-2 General Business District. To facilitate these modifications, Village Staff and the Village Attorney have provided recommended special conditions to be placed on the amended special use permit, and the petitioner has agreed to those conditions. ____________________________________________________________________________________ PZC 008-2026​ ​ Page 6 of 7 Page 105 of 261 V.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on April 23, 2026. B.​ Code References: Chapter 95, Sections 6.01; 14.04 C.​ Other Action: The recommendation made by the Planning and Zoning Commission will be referred to the Village Board for a final decision, which is anticipated to be on May 28, 2026. VI.​ DOCUMENTS ATTACHED: 1.​ Publication notice appearing in the April 23, 2026 Westmont Suburban Life. 2.​ Ordinance No. 2016-085. 3.​ Petitioner Attachments received March 4, 2026 (Edited for PZC): a.​ Planning & Zoning Development Application, with responses to the Special Use Standards b.​ Project Narrative and Letter c.​ Proposed Marked-Up Parking Plan d.​ Signed Lease e.​ Existing Site Plan ____________________________________________________________________________________ PZC 008-2026​ ​ Page 7 of 7 Page 106 of 261 ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: May 13, 2026​ ​ ​ ​ ​ ​ PZC 013-2026 TITLE: ​Requests from the Village of Westmont for the following: 1.​ Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinances, Section 6.01, regarding the addition of Video Gaming, Accessory as a permitted use in the B-1(A) Downtown Core and B-1 Downtown Edge Zoning Districts. 2.​ Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinance, Section 6.04, regarding the deletion of certain supplemental use regulations for Video Gaming, Accessory. I.​ BACKGROUND OF ITEM A.​ Background: Village staff began to re-examine the regulations regarding accessory video gaming in the downtown area due to increased interest from potential new businesses. Currently, accessory video gaming is not permitted in the B-1 and B-1(A) zoning districts per Section 6.04(F)(3)(a) of the zoning ordinance. Similarly, Chapter 10 - Alcoholic Beverages of the municipal code prohibits the issuance of new Class 23 liquor licenses (for video gaming) to businesses in the B-1 district. The Village regulates accessory video gaming through two separate sets of regulations: Licensing (Municipal Code Chapter 10 - Alcoholic Beverages) and the Zoning Ordinance. At the April 2nd Administration and Finance Committee (“AFC”) meeting, staff was directed to prepare text amendments to both codes. This staff report solely focuses on the Zoning regulations as they relate to accessory video gaming. Municipal code amendments to Chapter 10 are solely reviewed by the Village Board. B.​ Previous Zoning Regulations on Accessory Video Gaming​ Zoning regulations on video gaming have been amended a few times since initially being allowed in 2015. Below is a summary of the various amendments: ●​ Ord. 15-156 (October 2015): The first text amendment allowed for accessory video gaming in the B-1, B-2, B-3, C-1, M, and O/R districts with a 500 foot distance separation requirement. ●​ Ord. 16-036 (March 2016): Following a Community Development Committee discussion, the 500 foot separation distance requirement was removed. ●​ Ord. 18-176 (December 2018): This amendment allowed for video gaming cafes to be a principal use in the B-2 district, subject to Special Use Permit approval. Video gaming cafes are when the principal use of the property is video gaming, whereas accessory video gaming is an accessory use to a principal use, often a restaurant. ●​ Ord. 2022-166 (December 2022): This ordinance prohibited new video gaming cafes in Page 107 of 261  the B-2 district and prohibited new accessory video gaming in the B-1 district. Specific allowances were made for existing businesses affected by this amendment to continue their operations. ●​ Ord. 2025-105 (August 2025): A part of the comprehensive zoning ordinance updates, this amendment kept the regulations found in Ordinance 2022-166, and expanded on them to clarify that video gaming is not allowed in the B-1(A) Downtown Core district. C.​ Proposed Text Amendments The following provides an overview of the proposed text amendments. The complete documentation, which includes the precise language (with all additions and deletions), is attached for a detailed review. ●​ Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinances, Section 6.01, regarding the addition of Video Gaming, Accessory as a permitted use in the B-1(A) Downtown Core and B-1 Downtown Edge Zoning Districts. Following the AFC’s direction, the first text amendment is to allow accessory video gaming as a permitted accessory use in both the B-1(A) Downtown Core and B-1 Downtown Edge districts. Like establishments in the B-2, B-3, C-1, O/R, and M districts, any business seeking to add accessory video gaming must apply for the appropriate liquor license, which requires Village Board approval. ●​ Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinance, Section 6.04, regarding the deletion of certain supplemental use regulations for Video Gaming, Accessory. The second text amendment is to remove parts of the supplemental use regulations for accessory video gaming from Sec. 6.04(F)(3)(a). These supplemental regulations were created to allow businesses in the downtown that already offered accessory video gaming the ability to sell their business with the gaming and make adjustments to the location and number of gaming terminals within their business, while prohibiting new businesses from offering accessory gaming. These regulations are applicable only to the B-1(A) and B-1 districts. For new businesses in the downtown to offer accessory video gaming, these supplemental regulations must be removed. The proposed text amendments do not alter any zoning regulations on video gaming cafes. New cafes will continue to not be allowed, and existing cafes will remain subject to existing zoning ordinance regulations. II.​ SUMMARY After being approached by a restaurant looking to open in the downtown area and offer accessory video gaming, staff was directed by the Administration & Finance Committee to prepare text amendments to the zoning ordinance. The proposed amendments allow for accessory video gaming as a permitted accessory use in the B-1(A) Downtown Core and B-1 Downtown Edge districts.​ A separate municipal code amendment to Chapter 10 - Alcoholic Beverages will be proposed by the Administration Department to allow accessory video gaming liquor licenses to be available to businesses in the B-1(A) and B-1 districts. Municipal code amendments are not reviewed by the Planning & Zoning Commission, instead being reviewed solely by the Village Board. ____________________________________________________________________________________ PZC 013-2026​ ​ Page 2 of 3 Page 108 of 261 III.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on April 23, 2026. B.​ Code References: Chapter 95 - Zoning, Sections 6.01, 6.04, and 14.02. 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 their regular meeting on May 28, 2026. IV.​ DOCUMENTS ATTACHED: 1.​ Legal notice was published in Westmont Suburban Life on April 23, 2026. 2.​ Proposed Text Amendment Additions & Strikethroughs ____________________________________________________________________________________ PZC 013-2026​ ​ Page 3 of 3 Page 109 of 261 Page 110 of 261  Proposed Language Amendments are indicated by underlined and shaded text; deletions are indicated by strikeouts Sec. 6.01 Allowed Uses ✳✳✳ Sec. Video Gaming, Accessory – – – – – – – – P P P P P – P – P – 6.04(F)(3)(a) Sec. Video Gaming Cafe – – – – – – – – – – – – – – – – – – 6.04(F)(3)(b) Sec. 6.04 Commercial Use Group ✳✳✳ (3) Supplemental Use Regulations (a) Video Gaming, Accessory ​ Video gaming is allowed only as an accessory use to an allowed principal use Despite any nonconformity provisions to the contrary contained in Article XIII or elsewhere in this zoning ordinance: provided all other requirements of the Westmont Code of Ordinances for video gaming are met. i. A new owner of an existing establishment in a B-1(A) and B-1 zoning district with video gaming as an accessory use may continue to operate that accessory use if the new owner otherwise qualifies for and receives a village liquor license for that accessory use and qualifies for and receives a state video gaming license, and ii. An existing establishment in a B-1(A) and B-1 zoning district with video gaming as an accessory use may expand its structure, expand its interior area where video gaming terminals are located, change the interior area where video gaming terminals are located and/or expand the number of video gaming terminals on the premises, provided that such actions comply with all other village ordinances and regulations and comply with all state laws and regulations. (b) Video Gaming Cafe Despite any nonconformity provisions to the contrary contained in Article XIII or elsewhere in this zoning ordinance: Page 111 of 261 i. A new owner of an existing video gaming cafe may continue to operate that use if the new owner otherwise qualifies for and receives a village liquor license for the use and qualifies for and receives a state video gaming license, and ii. An existing video gaming cafe may expand its structure, expand its interior area where video gaming terminals are located, change the interior area where video gaming terminals are located, and/or expand the number of video gaming terminals on the premises, provided that such actions comply with all other village ordinances and regulations and comply with all state laws and regulations. Page 112 of 261 Page 113 of 261 Page 114 of 261 Page 115 of 261 Page 116 of 261 MAJDI DARWISH M I DARWISH ARCHITECT, LLC 18400 GREENLEAF CT TINLEY OARK, IL 60487 Date: [Insert Date] To: SCOTT WILLIAMS Village of Westmont Planning & Zoning Department 31 W. Quincy Street Westmont, IL 60559 Subject: Proposal for Approval of 4-Unit Townhome Subdivision Dear [Planning & Zoning Department], On behalf of THE OWNER 5628 LLC, we respectfully submit this proposal for the development of a 4-unit townhome subdivision at 5628 S CASS AVE. Each unit is approximately 1,800 square feet. The project has been designed to comply with the Village of Westmont’s zoning and development standards, as summarized below: We are not seeking any variances, the design meets all requirements under the current village of Westmont zoning ordinance Site Data / Requirement Required Proposed / Actual Zoning District R-4 R-4 Minimum Land Area 12,000 SF 19,200 SF Minimum Lot Width 60' 104' Floor Area Ratio (FAR) 0.75 / 14,400 SF 8,892 SF Number of Dwellings 3-BR units per 4,500 SF 4 units Height 35' 29'-10½" Lot Coverage No restriction N/A Parking 2 per townhouse + 0.5 guest Compliant Front Setback 30' Compliant Rear Setback 30' Compliant Side Setback 15' Compliant The proposed development conforms to all applicable zoning regulations, lot coverage, height, and setback requirements, while providing adequate parking. The project will provide high- quality residential units and positively contribute to the neighborhood. We respectfully request the Village’s review and approval of this 4-unit townhome subdivision. We are happy to provide additional plans, renderings, or documentation to facilitate the approval process. Page 117 of 261 Thank you for your consideration. Sincerely, MAJDI DARWISH M I DARWISHH ARCHITECT Page 118 of 261 Page 119 of 261 pat o pat o pat o pat o Page 120 of 261 Page 121 of 261 Page 122 of 261 Page 123 of 261  PAT O PAT O PAT O PAT O Page 124 of 261 Page 125 of 261 Page 126 of 261 Page 127 of 261 Page 128 of 261 DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR Cass Ave Village This Declaration of Covenants, Conditions, and Restrictions (“Declaration”) is made on 27 day of June 2026 by Cass LLC an Illinois LLC (“Declarant”), for the property located at [PROPERTY ADDRESS/LEGAL DESCRIPTION], consisting of four (4) townhome units, common areas, and related improvements (the “Property”). ARTICLE I: DEFINITIONS • Association: The [TOWNHOME COMMUNITY NAME] Homeowners’ Association, a nonprofit corporation organized under the laws of [STATE], or its successors. • Common Areas: All portions of the Property not included within the boundaries of a Lot, including the common green open area, concrete road, retention pond, and any other shared facilities. • Lot: Each individually owned townhome unit, including the dwelling, private patio, and attached private garage, as described in the recorded plat or survey. • Owner: The record owner of a Lot, whether one or more persons or entities. • Property: The real property described above, including all Lots and Common Areas. ARTICLE II: PROPERTY DESCRIPTION AND OWNERSHIP • Lots: The Property is divided into four (4) Lots, each containing a townhome unit with a private patio and an attached private garage. Each Lot is individually owned in fee simple. • Common Areas: The common green open area, concrete road providing access to the garages, and retention pond are owned collectively by all Owners as tenants in common, with each Owner holding an undivided one-fourth (1/4) interest. • Easements: o Access Easement: Each Owner is granted a non-exclusive easement over the concrete road for ingress and egress to their garage. o Utility Easement: A perpetual easement is granted to the Association and utility providers for the installation, maintenance, and repair of utilities serving the Property. o Common Area Easement: Each Owner is granted a non-exclusive easement for the use and enjoyment of the common green open area, subject to Association rules. ARTICLE III: HOMEOWNERS’ ASSOCIATION • Formation: The Association is established to manage, maintain, and enforce these covenants and to oversee the Common Areas. Page 129 of 261  • Membership: Each Owner is automatically a member of the Association and is entitled to one (1) vote per Lot on Association matters. • Powers and Duties: o Maintain, repair, and replace the Common Areas, including the concrete road, common green open area, and retention pond. o Enforce these covenants and adopt rules for the use of the Property. o Levy assessments to cover maintenance, insurance, and other Association expenses. • Assessments: o Regular Assessments: Each Owner shall pay an equal share (one-fourth) of the annual budget for Common Area maintenance, insurance, and Association operations. o Special Assessments: The Association may levy special assessments for capital improvements or unexpected expenses, subject to a majority vote of Owners. o Lien Rights: Unpaid assessments shall constitute a lien on the Owner’s Lot, enforceable by the Association. ARTICLE IV: USE RESTRICTIONS • Residential Use: Lots shall be used exclusively for single-family residential purposes. No commercial activities are permitted, except for home offices that do not generate traffic or noise. • Private Patios: o Each Owner is responsible for maintaining their private patio in a clean and attractive condition. o Modifications to patios (e.g., adding structures or enclosures) require Association approval. • Private Garages: o Garages shall be used primarily for vehicle parking and storage. No commercial repairs or activities are permitted. o Owners shall keep garage doors closed when not in use to maintain a neat appearance. • Common Areas: o The common green open area is for recreational use by Owners and their guests, subject to Association rules (e.g., no structures, no overnight parking). o The concrete road shall remain clear of obstructions to ensure access to garages. o The retention pond shall be maintained by the Association to comply with stormwater regulations. No dumping or alterations are permitted. • Exterior Maintenance: o Each Owner shall maintain the exterior of their townhome, patio, and garage in good repair and appearance, including painting, siding, and landscaping. Page 130 of 261  o The Association may perform maintenance and charge the Owner if they fail to comply. • Prohibited Activities: o No noxious or offensive activities, excessive noise, or anything that may become an annoyance or nuisance to other Owners. o No signs, except one “For Sale” or “For Rent” sign per Lot, not exceeding 2 square feet. o No exterior antennas or satellite dishes without Association approval, unless permitted by law. • Pets: Pets are permitted, subject to Association rules (e.g., leashing, waste cleanup). No more than two (2) pets per Lot. • Trash: Trash containers shall be stored out of sight, except on collection days. • Leasing: Lots may be leased for terms of at least six (6) months. Owners are responsible for their tenants’ compliance with these covenants. ARTICLE V: MAINTENANCE RESPONSIBILITIES • Owner Responsibilities: o Maintain and repair the interior and exterior of their townhome, private patio, and private garage. o Keep private landscaping (if any) neat and attractive. • Association Responsibilities: o Maintain, repair, and replace the common green open area, concrete road, and retention pond. o Ensure compliance with stormwater management requirements for the retention pond. o Procure insurance for the Common Areas, including liability and property coverage. • Shared Utilities: If utilities (e.g., water, sewer) are not separately metered, the Association shall allocate costs equally among Owners. ARTICLE VI: ARCHITECTURAL CONTROL • Approval Required: No exterior modifications, additions, or alterations to a Lot (e.g., painting, fencing, patio enclosures) may be made without prior written approval from the Association. • Review Process: Owners must submit plans and specifications to the Association, which shall approve or deny within thirty (30) days based on harmony with the community’s design and aesthetics. ARTICLE VII: INSURANCE • Association Insurance: The Association shall maintain liability and property insurance for the Common Areas, paid through assessments. Page 131 of 261  • Owner Insurance: Each Owner shall maintain homeowner’s insurance for their Lot, including liability and property coverage for the townhome, patio, and garage. • Damage or Destruction: o If a Lot is damaged, the Owner shall repair or rebuild within a reasonable time. o If Common Areas are damaged, the Association shall repair or rebuild, funded by insurance proceeds or assessments. ARTICLE VIII: ENFORCEMENT • Compliance: All Owners, tenants, and guests shall comply with these covenants. • Remedies: The Association or any Owner may enforce these covenants through legal action, including injunctions or damages. Violators shall pay reasonable attorney’s fees and costs. • Fines: The Association may impose reasonable fines for violations, subject to notice and an opportunity to be heard. ARTICLE IX: AMENDMENT • Amendment Process: These covenants may be amended by a vote of at least three-fourths (3/4) of the Owners, recorded in the [COUNTY] public records. • Declarant Rights: The Declarant reserves the right to amend these covenants unilaterally until all Lots are sold, provided such amendments do not materially adversely affect Owners. ARTICLE X: GENERAL PROVISIONS • Duration: These covenants shall run with the land and bind all Owners for a term of thirty (30) years, automatically renewing for successive ten (10) year periods unless terminated by unanimous vote of Owners. • Severability: If any provision is found invalid, the remaining provisions shall remain in effect. • Governing Law: These covenants shall be governed by the laws of Illinois • Notices: Notices shall be delivered in writing to an Owner’s Lot address or as otherwise designated. HOA Formation: Form a legal HOA entity to manage Common Areas and enforce covenants. File articles of incorporation and adopt bylaws. • Plat and Survey: Record a plat or survey clearly delineating Lots, Common Areas, easements, and the retention pond. Include legal descriptions in the CC&Rs. • Stormwater Compliance: Verify that the retention pond complies with local environmental and stormwater regulations. The Association may need to enter a maintenance agreement with the local government. Page 132 of 261  • Insurance: Consult an insurance agent to determine appropriate coverage for the Common Areas and to advise Owners on their individual policies. • Disclosure: Provide these covenants to prospective buyers as part of the purchase process to ensure transparency. • Initial Funding: Consider having the Declarant fund initial Association costs (e.g., landscaping, road maintenance) until all Lots are sold and assessments begin. Costs to Address HOA annual fees to be determined Page 133 of 261 Page 134 of 261 Page 135 of 261 Page 136 of 261 Page 137 of 261 Page 138 of 261 Page 139 of 261 Page 140 of 261 Page 141 of 261 Page 142 of 261 Page 143 of 261 Page 144 of 261  ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: May 13, 2026​ ​ ​ ​ ​ ​ PZC 021-2025 TITLE: A request from 5628 SOUTH CASS LLC for the property at 5628 South Cass Avenue, Westmont, Illinois, 60559, for the following: 1.​ Major Site Plan Approval for a Multi-Unit Building containing four (4) dwellings in the R-4 General Residential District. I.​ BACKGROUND OF ITEM A.​ Location: 5628 South Cass Avenue is located at the southwest corner of Cass Avenue and 56th Place. The subject property is 104 feet wide by 185 feet deep, for an area of 19,240 square feet or 0.44 acres. Currently, the property is improved with a roughly 1,200 square foot detached home and a detached garage. Aerial Map - 5628 South Cass Avenue (source: DuPage County Parcel Viewer) Page 145 of 261  Zoning Map - 5628 South Cass Avenue B.​ Zoning Designations: SUBJECT PROPERTY R-4 General Residential NORTH​ ​ R-4 General Residential & R-3 Single-Unit Residential EAST​ ​ R-4 General Residential & R-4 General Residential/Planned Development WEST​ ​ R-3 Single-Unit Residential SOUTH​ ​ R-4 General Residential C.​ Neighborhood Characteristics​ The lot is located in Nicholas’ Subdivision, which was recorded in 1921. Properties adjacent to Cass Avenue from Dallas Street to 59th Street are almost completely zoned R-4 General Residential. Housing types range in this corridor from detached homes to multi-unit residential buildings, which serves as a buffer from Cass Avenue to the adjacent detached homes. Most multi-unit developments have around four to six dwelling units, except for larger condominium developments southeast of the subject property. Street View - 5628 South Cass Avenue (view from 56th Place) ____________________________________________________________________________________ PZC 021-2025​ ​ Page 2 of 5 Page 146 of 261  Street View - 5628 South Cass Avenue (view from Cass Avenue) II.​ PETITIONER REQUEST: The petitioner has requested approval of a major site plan for a Multi-Unit Building containing four (4) dwellings in the R-4 General Residential District.​ III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is R-4 General Residential District, which is intended to create, maintain, and promote a variety of housing opportunities for individual households and to maintain and promote the desired physical character of residential neighborhoods in accordance with the comprehensive plan. The Comprehensive Plan designates the future land use in this area as Single Family Attached Residential, which should “...provide for single-family homes that share a common wall such as duplexes, townhomes, and rowhomes.” The Plan further recommends in the “Residential Land Use Policies” section that “...a range of quality housing types that serve residents in all stages of life…” be provided. B.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request. Any corresponding standards for entitlement approval consideration can be referenced in item V(B) below. ●​ Major Site Plan for a Multi-Unit Building containing four (4) dwellings in the R-4 General Residential District. Site Plan approval is mandated by Chapter 95, Section 14.05 when certain thresholds are met. This specific application requires a major site plan review because the total gross floor area of the building and outdoor area exceeds 10,000 square feet. Site plans involve the adoption of the site plan, landscaping plan, and building elevations by the Village Board. Final action to approve or deny a major site must be based on whether the new or modified improvements shown on the site plan, as proposed, comply with the regulations of the zoning ____________________________________________________________________________________ PZC 021-2025​ ​ Page 3 of 5 Page 147 of 261  ordinance and all other applicable village ordinances and regulations. In reviewing and acting on major site plans, review and decision-making bodies may also consider and be guided in the reasonable exercise of their discretion by the following standards and criteria (Ch. 95, Sec. 14.05(G)(1)): (a) Whether the proposed plans will protect the public health, safety, and welfare; (b) Whether the proposed plans will avoid substantial injury to the value of other property in the area; (c) Whether the proposed plans will provide for protection of community appearance and the function of the natural environment, including floodplains, soil and geologic characteristics, and preservation of vegetation; (d) Whether the proposed plans comply with all applicable village and county stormwater regulations; and (e) Whether the proposed plans comply with adopted building and site design guidelines Principal Use: The proposed Multi-Unit Residential building is a permitted use in the R-4 General Residential District. The building type is considered Multi-Unit due to more than 3 dwelling units that share a common wall. However, the more commonly acknowledged housing style is townhomes. Building and Site: The proposed building features a 5,267 square foot footprint and reaches a height of 29’ 10” at its peak. The building consists of four 3-bedroom units with individual exterior entrances fronting onto 56th Street to the north. The property boundaries are defined with the Cass Avenue frontage to the east serving as the front, 56th Street as the street side to the north, the rear to the west, and an interior side to the south.The zoning ordinance defines the front lot line as the lot line having the shortest length abutting a street line (Ch. 95, Sec. 17.05), regardless of which direction the building faces. The proposed development complies with all applicable bulk standards, including setbacks and height requirements. The building utilizes a mixed palette of materials, including red face brick, vertical board cementitious siding, and insulated metal panels. Additional building elements feature aluminum clad casement windows, and asphalt roof shingles, with additional architectural details along street facing facades. The proposed site plan also includes a rear patio that complies with the minimum setbacks for the district. Additionally, the site plans include a 630 square foot drywell to satisfy DuPage County’s Post Construction Best Management Practices (PCBMP) requirement in the front yard, along Cass Avenue. During rounds of staff review, the petitioner revised the building location, but did not provide a revised photometric plan. All outdoor lighting must meet the Village's standards, and will be verified when building permits are submitted. Parking: The site consists of a single vehicular access point on 56th Place and a shared drive aisle connecting a parking area and individual garages. The single access point currently has a guyed wires and a utility pole that may need to be relocated or buried to provide access driveway apron. ____________________________________________________________________________________ PZC 021-2025​ ​ Page 4 of 5 Page 148 of 261  Minimum off-street parking requirements are calculated based on the number of bedrooms in the unit. For a 3 bedroom unit, 2 parking spaces are required per dwelling unit. The proposed floor plans indicate two parking spaces being provided in each garage and three additional “guest” parking spaces for a total 11 parking spaces being provided when only 8 are required. Landscaping: The proposed landscape plan provides substantial screening to visible rights-of-way and the rear property line providing a landscape buffer to the single family home to the west. The landscape plan substantially complies with the minimum requirements. The developer and owner will need to create a homeowners association and provide details related to the declaration of Covenants, Conditions, and Restrictions documents at the time of permitting. A draft has been provided by the petitioner and is attached for reference, but is subject to change. IV.​ SUMMARY The petitioner has requested approval of a major site plan for a Multi-Unit Building containing four (4) dwellings in the R-4 General Residential District. The proposed plans substantially complies with both the Village's Comprehensive Plan and Zoning Ordinance. V.​ LEGAL A.​ Notification: No notification is required for this request. B.​ Code References: Chapter 95, 14.05 C.​ Other Action: The recommendation made by the Planning and Zoning Commission will be referred to the Village Board for a final decision, which is anticipated to be on May 28, 2026. VI.​ DOCUMENTS ATTACHED: 1.​ Publication notice appearing in the April 23, 2026 Westmont Suburban Life. 2.​ Petitioner Attachments received April 9, 2026 (Edited for PZC): a.​ Planning & Zoning Development Application b.​ Project Narrative c.​ Proposed Floor Plan d.​ Traffic Impact Statement e.​ Signed Lease f.​ ALTA/ACSM Land Title Survey ____________________________________________________________________________________ PZC 021-2025​ ​ Page 5 of 5 Page 149 of 261 Page 150 of 261 Page 151 of 261 Page 152 of 261 Page 153 of 261 Page 154 of 261 Page 155 of 261 Page 156 of 261 Page 157 of 261 Page 158 of 261 Page 159 of 261 Page 160 of 261 Page 161 of 261  ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: May 13, 2026​ ​ ​ ​ ​ ​ PZC 006-2026 TITLE: A request from Sonja Smilga for the property at 1351 South Ridge Road, Willowbrook, Illinois, 60527, for the following: 1.​ Preliminary Plan of Subdivision to create one (1) lot in the R-1(A) Single-Unit Residential District. I.​ BACKGROUND OF ITEM A.​ Location: 1351 South Ridge Road is located in the southwest corner of the Village, between 64th and 65th Streets. The subject parcel measures 75 feet by 156 feet, for an area of 11,700 square feet. The vacant parcel is surrounded by detached houses on all sides, many of which have been subdivided and rezoned since annexing into the Village within the last 30 years. Though this property has a Willowbrook zipcode, it is fully under the jurisdiction of the Village of Westmont, having been annexed under Ordinance 02-113 in 2002. Aerial Map - 1315 South Ridge Road (source: DuPage County Parcel Viewer) Page 162 of 261  Zoning Map - 1351 South Ridge Road B.​ Zoning Designations: SUBJECT PROPERTY​ R-1(A) Single-Unit Residential NORTH & EAST​ ​ R-3 Single-Unit Residential WEST​ ​ ​ R-1 Single-Unit Residential SOUTH​ ​ ​ R-1(A) Single-Unit Residential C.​ Neighborhood Characteristics The parcel is located in the Resubdivision of Lots 1-8 & 36-43 of Highview Estates subdivision, which was recorded in 1941. At the time of subdivision, all lots were at least 1.17 acres in size. Over the last 85 years, these lots have been subdivided into two to four lots while under the jurisdiction of DuPage County or when annexing into the Village of Westmont. More often than not, lots were subdivided and rezoned to the R-1(A) or R-3 districts at the time of annexation, although larger lots to the southwest of the subject property remained in the R-1 district. Street View - 1351 South Ridge Road ____________________________________________________________________________________ PZC 021-2025​ ​ Page 2 of 4 Page 163 of 261 II.​ PETITIONER REQUEST: The petitioner has requested a preliminary plan of subdivision to create one (1) lot in the R-1(A) Single-Unit Residential District.​ III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is R-1(A) Single-Unit Residential District, which is intended to provide larger “estate” lots than more traditional residential lots that occupy most of the Village. The Comprehensive Plan designates the future land use in this area as Single Family Detached Residential, which should “... consist of one detached single household per lot, organized into neighborhoods or subdivisions. The design and construction of new homes should take into consideration the established character of surrounding single-family areas.” B.​ Previous Approvals​ In 2006, the Damjanoviches (owners at the time and the petitioner’s parents) requested approval to subdivide 1351 South Ridge from one lot into two lots. At the time, only the preliminary plan was approved by the Village Board (Ord. 06-123). The Damjanoviches originally requested a final plat of subdivision in conjunction with the preliminary plan, but opted to delay final plat approval due to the required engineering improvements. Since then, final plat approval has not been obtained. Per Appendix B, Section 2.04(a), the applicant has one year after preliminary plan approval to obtain final plat approval by the Village Board, which in this case never occurred. However, it appears that the preliminary plan from 2006 was recorded with the DuPage County Recorder’s Office, creating two separate PIN numbers for one lot. To rectify this issue and create a second lot, the petitioner must request preliminary plan approval and final plat approval to record the subdivision with the County. C.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request. Any corresponding standards for entitlement approval consideration can be referenced in item V(B) below. ●​ Preliminary Plan of Subdivision to create one (1) lot in the R-1(A) Single-Unit Residential District. Appendix B requires preliminary plan approval prior to final plat approval by the Village Board. The proposed preliminary plan provided by Landmark Engineering, LLC substantially complies with the requirements of Appendix B, other than a fee-in-lieu of installation of right-of-way improvements which the petitioner has indicated that they will request a waiver from. This waiver request is not within the purview of the Planning and Zoning Commission, and will be forwarded to the Village Board for consideration. Additionally, the proposed subdivision meets all of the minimum requirements of the zoning ordinance including lot width at 75 feet, a depth of 156 feet and an area of 11,700 square feet for the R-1(A) Zoning District. The petitioner anticipates selling the vacant property to a prospective home builder to develop a single-unit detached house, which is a permitted use in the R-1(A) Zoning District. ____________________________________________________________________________________ PZC 021-2025​ ​ Page 3 of 4 Page 164 of 261  Lot and Building Regulations R-1(A) Lot Width (Feet) Lot Depth (Feet) Lot Area (Square Feet) Minimum Requirements 75 ft 125 ft 11,250 sqft Proposed 75 ft 156 ft 11,700 sqft IV.​ SUMMARY The applicant is seeking a preliminary plan of subdivision to establish one (1) new lot within the R-1(A) Single-Unit Residential District. Except for a waiver concerning right-of-way improvements, the proposal substantially complies with the requirements of the Land Development and Zoning Ordinance regulations. Furthermore, the application includes a formal request for a waiver concerning right-of-way improvements and the associated fee-in-lieu; this specific waiver request will be presented to the Village Board for consideration alongside the subdivision request. V.​ LEGAL A.​ Notification: No notification is required for this request. B.​ Code References: Appendix B C.​ Other Action: The recommendation made by the Planning and Zoning Commission will be referred to the Village Board for a final decision, which is anticipated to be on May 28, 2026. VI.​ DOCUMENTS ATTACHED: 1.​ Petitioner Attachments received February 18, 2026 (Edited for PZC): a.​ Planning & Zoning Development Application b.​ Project Narrative and Cover Letter c.​ Proposed Preliminary Plan Prepared by Landmark Engineering, LLC dated March 18, 2026 d.​ Proposed Final Plat Prepared by Landmark Engineering, LLC undated e.​ Deed f.​ Legal Description ____________________________________________________________________________________ PZC 021-2025​ ​ Page 4 of 4 Page 165 of 261  ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: May 13, 2026​ ​ ​ ​ ​ ​ PZC 010-2026 TITLE: A request from 814 CRE, LLC (Petitioner), and Encore CW, LLC (Owner), for the property at 6120 South Cass Avenue, Westmont, Illinois, 60559, for the following: 1.​ Major Site Plan Approval for a Day Care Center in the C-1 Commercial District. I.​ BACKGROUND OF ITEM A.​ Location: 6120 South Cass Avenue is located southwest of the intersection of Cass Avenue and 61st Street. The subject property is about 201 feet wide by 437 feet deep, or 1.79 acres in area. The site was formerly improved with a multi-tenant commercial building, but was torn down and subdivided in 2023 when Encore Car Wash redeveloped the property. Encore developed the northern lot with a car wash, and left the southern lot vacant for future commercial development. Aerial Map - 6120 South Cass Avenue (source: DuPage County Parcel Viewer) Page 166 of 261  Zoning Map - 6120 South Cass Avenue B.​ Zoning Designations: SUBJECT PROPERTY​ C-1 Commercial NORTH & EAST​ ​ C-1 Commercial WEST​ ​ ​ O/R Office/Research SOUTH​ ​ ​ C-1 Commercial/Planned Development C.​ Neighborhood Characteristics​ The lot is located in the Encore Car Wash Subdivision, which was recorded in 2023. The subject property is within the South Westmont Business District, just north of Market Centre. The South Westmont Business District is home to a wide range of commercial businesses, including grocery stores, quick service restaurants, and auto-oriented businesses, among many others. Street View - 6120 South Cass Avenue (view from Cass Avenue) ____________________________________________________________________________________ PZC 010-2026​ ​ Page 2 of 6 Page 167 of 261  Street View - 6120 South Cass Avenue (view from 6100 South Cass Avenue) II.​ PETITIONER REQUEST: The petitioner has requested approval of a major site plan for the construction of a day care center in the C-1 Commercial District.​ III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is C-1 Commercial, which is intended to encourage retail and sales tax generating uses. The Comprehensive Plan designates the future land use in this area as Corridor Commercial, which should “...provide for businesses to both serve the daily needs of Westmont residents as well as a destination for the larger market.” The subject property is located within the 63rd & Cass subarea’s Commercial Redevelopment Area. In this part of the subarea, it is recommended that building architecture be high quality to create a unique subarea within the context of Westmont and surrounding communities. Additionally, the property is within a Gateway & Corridor encompassing portion of South Cass Avenue and 63rd Street. The Commercial Design Guidelines state that “Commercial development along the Village’s primary corridors contribute significantly to the overall image and character of the Village, and impacts the way residents and visitors perceive the community.” Commercial development should abide by these guidelines. B.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request. Any corresponding standards for entitlement approval consideration can be referenced in item V(B) below. ●​ Major Site Plan Approval for a Day Care Center in the C-1 Commercial District. Site Plan approval is mandated by Chapter 95, Section 14.05 when certain thresholds are met. This specific application requires a major site plan review because the total gross floor area of the building and outdoor area exceeds 10,000 square feet. Site plans involve the adoption of the site plan, landscaping plan, and building elevations by the Village Board. ____________________________________________________________________________________ PZC 010-2026​ ​ Page 3 of 6 Page 168 of 261  Final action to approve or deny a major site must be based on whether the new or modified improvements shown on the site plan, as proposed, comply with the regulations of the zoning ordinance and all other applicable village ordinances and regulations. In reviewing and acting on major site plans, review and decision-making bodies may also consider and be guided in the reasonable exercise of their discretion by the following standards and criteria (Ch. 95, Sec. 14.05(G)(1)): (a) Whether the proposed plans will protect the public health, safety, and welfare; (b) Whether the proposed plans will avoid substantial injury to the value of other property in the area; (c) Whether the proposed plans will provide for protection of community appearance and the function of the natural environment, including floodplains, soil and geologic characteristics, and preservation of vegetation; (d) Whether the proposed plans comply with all applicable village and county stormwater regulations; and (e) Whether the proposed plans comply with adopted building and site design guidelines The petitioner is proposing a new daycare center that includes a new principal building, outdoor play area, accessory parking facilities, and landscaping. Since daycare centers are a permitted use in the C-1 Commercial District, the review and decision-making bodies should focus on the criteria listed above when formulating a recommendation instead of the use itself. The petitioner has provided exhibits that include architectural site plans including building elevations, engineering plans, and a landscape plan. At staff's recommendation, the petitioner has provided two sets of plans. The first is the petitioner's preferred clockwise parking lot flow, and the other is staff's preferred counterclockwise flow. Principal and Accessory Uses: While the proposed daycare center is a permitted use in the C-1 District, the petitioner has submitted a narrative detailing daily operations, including anticipated hours, staffing, and patron volume and is summarized below. Operating Monday through Friday from 6:00am to 6:30pm, the tenant, an early education provider active in both the UK and the US, serves children from 6 weeks to 6 years of age, with a curriculum focused on holistic development. Maximum facility capacity is currently estimated at 173 students and 28 teachers, though final enrollment will depend on local demand. To facilitate drop-offs and pick-ups, all parents and guardians must park and personally escort children into the building. Peak traffic is expected during the morning (6:00am to 9:00am) and evening (3:00pm to 6:30pm). Building and Site: The proposed principal building has a single floor at 13,661 square feet and reaches a peak height of 20’ 9”. This facility connects to an outdoor play area measuring approximately 8,931 square feet, which is enclosed by a 5-foot-high cedar picket fence. All applicable bulk standards, including setbacks and height requirements have been met. Building materials consist of a mix of masonry brick veneer, fiber cement siding, and expansive glass windows on the north and west facades facing the primary drive aisle and Cass Avenue. Lap fiber cement siding is primarily used for the southern and eastern elevations, which are less visible to the public. Furthermore, the submitted site ____________________________________________________________________________________ PZC 010-2026​ ​ Page 4 of 6 Page 169 of 261  plan indicates that the dumpster will be effectively screened by a gate and brick veneer walls, situated at the parking lot's northwest corner which complies with the Village’s design standards. In addition to the architectural plans, the petitioner submitted a photometric plan demonstrating compliance with Village lighting standards. The design utilizes downcasted lighting to ensure minimal light trespass onto adjacent properties. Parking: The petitioner submitted two distinct site plans that primarily differ in their impact on onsite traffic flow and total parking capacity. Petitioner's Preferred Plan (Clockwise Flow): This layout directs traffic to enter at the northeast entrance and circle the building in a clockwise direction. This configuration provides a total of 39 parking spaces, including ADA-compliant stalls. Staff's Preferred Plan (Counterclockwise Flow): This alternative involves vehicles entering through the northwest entrance, circling counterclockwise, and exiting at the northeast corner. While this improves flow, it necessitates a reduction in onsite parking by two stalls, resulting in 37 total spaces. Minimum off-street parking requirements are calculated at a rate of 0.5 spaces per employee. Based on the projected staff of 28, a minimum of 14 spaces is required. Regardless of the traffic flow, both site plan options exceed the minimum regulatory standards. Staff favors the counterclockwise pattern as it minimizes potential traffic conflicts at the Cass Avenue "right-in only" entrance. Under the clockwise proposal, vehicles entering from Cass Avenue could try to make an immediate left turn, creating a risk of congestion that could spill back onto the public right-of-way. While the counterclockwise flow may still present internal conflicts at the northeast entrance, it effectively moves any potential queuing away from Cass Avenue and into the site. Regarding emergency access, neither plan currently satisfies the Fire Department's minimum turning radius requirements due to constraints in the southern drive aisle. If approved, staff recommends a condition allowing for minor modifications to the drive aisle or outdoor play area to ensure compliance with fire safety standards. Finally, a traffic impact statement from Veenstra and Kimm, Inc. was received; however, it was submitted too late for a comprehensive staff review. This document is attached to the report with an explanatory note. Landscaping: The proposed landscape plan provides substantial screening and aesthetic appeal to visible rights-of-way and complies the minimum landscape requirements. The current placement of the ground sign, however, fails to meet the minimum requirement of a five-foot landscaped area around its base. Should the site plan be approved, Staff will mandate that this be corrected during the permitting phase and recommends including this as a formal condition of approval. Recommendation and Conditions: If the Planning & Zoning Commission desires to recommend approval, staff recommends amending ____________________________________________________________________________________ PZC 010-2026​ ​ Page 5 of 6 Page 170 of 261  the motion to include the following conditions: ●​ That the ground sign shall comply with all regulations, including minimum landscaping requirements, at the time of building permit issuance. ●​ That curbing on the south side of the property must be updated to accommodate the fire truck turning radius, as required by the Fire Department, at the time of building permit issuance and that staff is granted the authority to make minor adjustments to the major site plan to accommodate said radius. ●​ That the site plan be revised to utilize the counterclockwise traffic flow pattern.. Should the Planning & Zoning Commission agree with the recommended conditions, the motion should be amended to recommend approval of the major site plan request, subject to the conditions listed in the staff report or modified conditions as deemed appropriate by the Planning and Zoning Commission and/or Village Board. IV.​ SUMMARY The petitioner is requesting Major Site Plan approval to operate a daycare center that includes a new principal building, outdoor play area, and parking facilities in the C-1 Commercial District. The request largely complies with both the requirements of the Zoning Ordinance and the recommendations from the Comprehensive Plan and Commercial Design Guidelines, if the recommended conditions are accepted. V.​ LEGAL A.​ Notification: No notification is required for this request. B.​ Code References: Chapter 95, 14.05 C.​ Other Action: The recommendation made by the Planning and Zoning Commission will be referred to the Village Board for a final decision, which is anticipated to be on May 28, 2026. VI.​ DOCUMENTS ATTACHED: 1.​ Petitioner Attachments received March 11, 2026 (Edited for PZC): a.​ Planning & Zoning Development Application b.​ Project Narrative c.​ Signed Sale Agreement d.​ Proposed Major Site Plan, including an alternative traffic flow option e.​ Photometric Plan f.​ Firetruck Turning Radius Exhibits, including an alternative traffic flow option g.​ Traffic Impact Memorandum ____________________________________________________________________________________ PZC 010-2026​ ​ Page 6 of 6 Page 171 of 261 Page 172 of 261 Page 173 of 261 On behalf of 814 CRE LLC Member Page 174 of 261 Page 175 of 261  N. Family Narrative 814 Services LLC is under contract to purchase a +/-1.79 acre vacant parcel located at 6120 S Cass Avenue (Property Identification Number 916406036) and is submitting for a Major Site Plan review. This application is for a proposed approx.13,000 SF childcare facility including 8,998 SF of playground and 38 parking stalls. In advance of this application a Pre-Application meeting was held on October 29th, 2025 with Scott Williams. The subject property is zoned C-1 with day care centers listed as a permitted as-of-right use. The tenant is a provider of early education in the UK and now the US. The company offers its services for children ages 6 weeks to 6 years old. The curriculum emphasizes child development through holistic approaches focusing on Tenant Curriculum The provider offers full early education and care for children ageing from 6 weeks to 6 years. They employ the company’s proprietary curriculum, which combines traditional, teacher-guided learning with more child-initiated play. The curriculum also incorporates current research on child development and emphasizes building character in students. Their learning philosophy consists of four major components—theme-based learning, which uses topics of interest to children to place concepts in context; an academic curriculum which focuses on school readiness in math, language, and literacy; enrichment programs, which include music, arts, gardening, and foreign language, among other activities; and character development. The N Family approach supports each students development by preparing them for the modern world and focusing on holistic health, self- expression, global responsibility, and encouraging inventive ideas. The Company also places an emphasis on parent communication to foster the connection between home and school, which creates continuity in the children’s educational experience. Schools provide orientation sessions for parents of new students, a variety of parenting and educational resources online, and regular communication with parents through newsletters, conferences, and school events. Page 176 of 261 General Tenant Operations The tenant would operate Monday through Friday from 6:00am to 6:30pm. The approximate 13,480 SF building, with a play area approximately 3,420 SF. Each classroom is designed to accommodate infants, toddlers, and pre-school children, with the appropriate required number of staff for each classroom, per Illinois state day care licensing code. The total number of students in the building will depend upon the local interest & enrollment numbers for this facility, however the current assessment is that maximum capacity would allow for 173 students and 28 teachers. Peak on-site traffic flow will occur during primary drop off/pick up times in the mornings and evenings -between 6:00am and 9:00am, and between 3:00pm and 6:30pm, respectively. All parents/guardians are required to park their vehicle and escort the child into the facility for “drop- off” and “pick-up”. Deliveries are conducted with small cargo cars and single rear axle trucks. No Loading zone is required. Playground areas are age-specific and playground equipment is disinfected before and after each use. Page 177 of 261 19th Page 178 of 261 Page 179 of 261 Page 180 of 261 Page 181 of 261 Page 182 of 261 Page 183 of 261 Petitioner Preferred: Clockwise Flow Page 184 of 261 Petitioner Preferred: Clockwise Flow Page 185 of 261 Petitioner Preferred: Clockwise Flow Page 186 of 261 Petitioner Preferred: Clockwise Flow Page 187 of 261  Staff Preferred: Counterclockwise Flow SPECIFICATIONS SPECIFICATIONS SHALL BE THOSE OF THE "STANDARD SPECIFICATIONS FOR WATER AND SEWER MAIN CONSTRUCTION IN ILLINOIS, EIGHTH EDITION" (SSWSMC), ADOPTED, 2020 AND THE STATE OF ILLINOIS DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION" ADOPTED JANUARY 1, 2022. 12" ADD "DO NOT BLOCK DRIVEWAY" PLOTTED: Thursday, April 9, 2026 11:55:01 AM SIGN TO EXISTING STOP SIGN 2" 18" POST 0' 20' 40' 2" BIKE RACK, MINIMUM ST 6 SPACES ST "DO NOT ENTER" SIGN, SEE DETAIL THIS SHEET EXISTING CONCRETE DEPRESSED CURB AND GUTTER ACCESS ROAD CURB & GUTTER ST ST ST 4.9' 0' 5.2' ST 5' R1 6.2' 5' KEY NOTES: 6.2' 5' 5' S (SEE TYPICAL DETAILS ON SITE DETAIL SHEET) S S S 6 5' - 3" STANDARD ASPHALT PAVEMENT 6 NEW SIGN TO BE 1 3 5' R1 PERMITTED BY OWNER 1 102.21 SF 2 - 5" STANDARD DUTY CONCRETE PAVEMENT ' 20 164.67 SF Vestibule Director ADA RAMP Restroom Restroom 10.2' 3 - 8" HEAVY DUTY CONCRETE PAVEMENT R8 R5 5' 839.50 SF 10 ' ' 279.32 SF Lobby - 4" PARKING STRIPE, WHITE ' Playroom #10 Playroom #11 N Studio 8 3" 4 Playroom #9 Restroom 7 5' S 6' - CONC. CURB REVERSE GUTTER, TYPE B-6.12 DETENTION POND 5 38.7' 6 - 5" CONCRETE SIDEWALK DUMPSTER LOCATION 5 Strg. Clst. Corridor 9' 264.42 SF Strg. Clst. Corridor N Lab 7 7 - ACCESSIBLE PARKING SIGN, MOUNTED TO BUILDING 9' 6' 4' - 2" Restroom 9' 6 6 304.05 SF Break Room 6 8 - ACCESSIBLE PARKING STRIPING EXISTING CONCRETE Restroom Restroom SIDEWALK 68.00 SF Playroom #6 93.50 SF Seat Strg. Nursing 330.06 SF 1 27.5' Kitchen Restroom Playroom #7 Playroom #8 S FILE PATH: ip01.kleinfelder.com\blbkshare\0700\0797-814_Services\0797-0001_Westmont_Cass_Ave_Childcare_SP_DS\CADD\_ProdDrawings\7971 Fire Truck Path.dwg 24' 18' 5' 18' Playroom #5 W D 3" J/C / Storage Utilities/Riser Restroom Restroom 4 Corridor Restroom 19.8' 18' 1 R5-1 "DO NOT ENTER" SIGN 6' AS PER THE MANUAL ON ° 5 60 UNIFORM TRAFFIC CONTROL Playroom #3 DEVICES Playroom #4 S NEW FENCE, SEE ARCHITECTURAL 5 PLANS FOR ADDITIONAL DETAILS 3" CASS AVENUE 5' Playroom #2 Playroom #1 ' 2' R5 6 R2 17.3' 0' X-REFS: 7971 DESIGN & 7971 Topo & 7971 Boundary & N Family Floor Plan & 7971 DESIGN REVERSE TRAFFIC 6 JOB NO. 7971 VEENSTRA & KIMM, INC., DESIGN FIRM REGISTRATION NUMBER 184.001939 1 2' 5 12' R70' 1 24' 14' 10' X X X X X 3" X X 3"3" 3" 3" 3" 3" X 5' 3"3" X X ST 2" 3" X X X X X 10' UTILITY EASEMENT POTENTIAL FUTURE CROSS DRIVE EASEMENT | | | | | 3" 6" 3" =O= =O= =O= =O= =O= DATE REVISIONS SCALE AS NOTED SHEET NO. DRAWN SKUPER 6120 S. CASS AVE., WESTMONT, IL - CHILD CARE FACILITY CHECKED RDALTON 814 SERVICES, LLC APPROVED ELEE GEOMETRIC SITE PLAN C-4 DATE 02/18/2026 552 W. Boughton Road ● Bolingbrook, IL 60440 ISSUED FOR REVIEW 319-466-1000 ● 1-800-241-8000 PROJECT 7971 Page 188 of 261 Page 189 of 261 Page 190 of 261 Page 191 of 261 Page 192 of 261 Page 193 of 261 Page 194 of 261 Page 195 of 261 Page 196 of 261 Page 197 of 261 Page 198 of 261 Page 199 of 261 Page 200 of 261 Page 201 of 261 Page 202 of 261 Page 203 of 261 Petitioner Preferred: Clockwise Flow Page 204 of 261  40 Staff Preferred: Counterclockwise Flow 8 22 Pumper Fire Truck PLOTTED: Friday, April 10, 2026 9:27:09 AM 2" Overall Length 40.000ft Overall Width 8.167ft 0' 20' 40' Overall Body Height 7.745ft Min Body Ground Clearance 0.656ft Track Width 8.167ft 2" Lock-to-lock time 5.00s Max Wheel Angle 45.00° ST ST ACCESS ROAD 2" ST ST ST 4.9' 0' 5.2' ST 5' R1 6.2' 5' 6.2' 5' 5' S S S S 6 5' 6 5' R1 102.21 SF ' 20 164.67 SF Vestibule Restroom Restroom Director 10.2' R8 R5 5' 839.50 SF 10 ' ' 279.32 SF N Studio Lobby ' Playroom #9 Playroom #10 Playroom #11 8 5' 3" Restroom S 6' DETENTION POND 38.7' Strg. Clst. Corridor 264.42 SF 9' Strg. Clst. Corridor N Lab 9' 4' - 2" 6' Restroom 304.05 SF 9' Break Room EXISTING CONCRETE Restroom Restroom SIDEWALK 68.00 SF Playroom #6 93.50 SF Seat Strg. Nursing 330.06 SF 27.5' Kitchen Restroom Playroom #7 Playroom #8 S FILE PATH: ip01.kleinfelder.com\blbkshare\0700\0797-814_Services\0797-0001_Westmont_Cass_Ave_Childcare_SP_DS\CADD\_ProdDrawings\7971 Fire Truck Path.dwg 24' 18' 5' 18' Playroom #5 W D 3" J/C / Storage Utilities/Riser Restroom Restroom Corridor Restroom 19.8' 18' 6' ° 60 Playroom #3 Playroom #4 S 3" CASS AVENUE 5' 2" Playroom #2 Playroom #1 ' R5 R2 17.3' 0' X-REFS: 7971 DESIGN & 7971 Topo & 7971 Boundary & N Family Floor Plan & 7971 DESIGN REVERSE TRAFFIC JOB NO. 7971 VEENSTRA & KIMM, INC., DESIGN FIRM REGISTRATION NUMBER 184.001939 2" 12' R70' 14' 10' X X X X X 2" 3" X X 3"3" 3" 3" 3" 3" X 5' 3"3" X X ST 2" 3" X X X X X 10' UTILITY EASEMENT | | | | | 3" 6" 3" =O= =O= =O= =O= =O= 2" DATE REVISIONS SCALE AS NOTED SHEET NO. DRAWN SKUPER 6120 S. CASS AVE., WESTMONT, IL - CHILD CARE FACILITY CHECKED RDALTON 814 SERVICES, LLC APPROVED ELEE FIRE TRUCK TURNING MOVEMENT 1 DATE 04/15/2026 552 W. Boughton Road ● Bolingbrook, IL 60440 ISSUED FOR REVIEW 319-466-1000 ● 1-800-241-8000 PROJECT 7971 Page 205 of 261 May 17, 2026 Village of Westmont 814 SERVICES – CHILD CARE FACILITY TRAFFIC MEMORANDUM 6102 S. CASS AVE, WESTMONT, IL The purpose of this memorandum is to identify the impacts associated with the development of a day care on Cass Avenue. The memo will provide information on the location, proposed land use, size of development, trip generation, and trip distribution. The memo will utilize the Encore Car Wash Traffic Impact Study completed by KLOA on October 19, 2022, to provide the baseline traffic information and then add the day care trips to the study area. Detailed information is attached to this memo. Location The development is located at 6102 S. Cass Avenue just south of 61st Street and south Encore Car Wash. The day care will share a full access to 61st Street to the north and a right-in-right-out access to the east. The speed limit is 40 mph on Cass Ave and 25 mph on 61st Street. Day Care Figure 1 – Location Map Development The existing lot is empty. The proposed development is a 13,000-sf building with two entrances and approximately 39 parking stalls. The facility is projected to care for 173 children and have 30 employees. The west access is proposed to be two way and the east access is proposed to be one-way into the facility and connect to the west access. Page 206 of 261 Figure 2 – Site Plan Internal Circulation The primary drop-off location will be the east side of the building and there will be 10 parking stalls. Since this is a day care facility of younger children, it is expected that parents will park and check in their children. This access is one-way in and then drivers will continue around the building to exit the west access. The west parking area will be primarily for employees but also allows for additional parking for parents who drop off and pick up. External Circulation The directional distribution was taken from the Car Wash TIS and applied to the day care trips. The access on 61st Street provides full access but the access to Cass Ave is only a right-in-right-out. Northbound trips will need to utilize 61st Street and the southbound trips can use the right-in-right-out. Trip Generation The Trip Generation is based on the ITE Trip Generation Manual, 12th Edition, for a Day Care Center (565) and is located in Appendix A. A gross floor area of 13,000-sf was used as the dependent variable. Table 1 – Day Care Trips TOTAL IN OUT AM 141 53% 75 47% 66 PM 140 47% 66 53% 75 Page 207 of 261 Modeling The AM & PM peak hours of the fully developed car wash was modeled as the existing conditions. The same area as the car wash report was analyzed for the day care. This included 61st Street, the RIRO, the development drive to the south, 63rd Street, which is signalized, and the access to 61st Street. The same software, Trafficware Synchro, was used for the car wash TIA and this analysis but this analysis used a newer version of the software. The intersection geometry, traffic signal timing, and traffic volumes used for this analysis matched the car wash TIA, but slight differences were observed between the two results. The Traffic Impact Analysis feature of the software was used to distribute the new trips across the network based on the distributions from the car wash TIA. The models were then simulated using the software SimTraffic and reviewed for excessive queueing on the network. Existing Conditions Table 2 – Existing Level of Service 2026 (AM/PM) MOVEMENT EAST WEST NORTH SOUTH INTERSECTION BOUND BOUND BOUND BOUND L TH R L TH R L TH R L TH R Access to 61st St - - A/A A/A A/A A/A 61st St E/F* B/B B/B A/A - - RIRO B/B - Commercial D/D - B/B A/A - - 63rd St (signalized) C/D D/D D/F D/F D/F C/C C/C D/D *Queue length 1.6 vehicles Developed Conditions Table 3 – Developed Level of Service 2026 (AM/PM) MOVEMENT EAST WEST NORTH SOUTH INTERSECTION BOUND BOUND BOUND BOUND L TH R L TH R L TH R L TH R st Access to 61 St - - A/A A/A A/A A/A st 61 St F/F* B/B B/B A/A - - RIRO B/B - Commercial D/D - B/B A/A - - rd 63 St (signalized) C/D D/D D/F D/F D/F C/C C/C D/D Optimized timing /E /D /E /D /E /D /C /E *Queue length 2.5/4.2 vehicles Page 208 of 261 Summary The development of the day care has minimal impact on the surrounding road network. There is no change in level of service (LOS) for all movements except for the AM eastbound left turn from 61st Street to Cass Avenue. That movement drops from a LOS E to a LOS F. This results in the queue length increasing from two vehicles to three vehicles. There is a small volume of traffic on 61st Street but the traffic on Cass Avenue is high enough that eastbound left turning vehicles must wait to find gaps in the traffic. The existing traffic signal at Cass Avenue and 63rd Street has movements that currently fall to a LOS of F during the peak hours. The signal timing can be optimized to provide more time to those movements and bring them up to a LOS of E. If you have any questions or comments, please contact us at 319-466-1000 or lbelding@kleinfelder.com. VEENSTRA & KIMM, INC. Leland Belding, PE, PTOE Illinois License No. 062055533 License renewal date is November 30, 2027 Encl. A – Trip Generation B – Car Wash Analysis (Baseline Existing Conditions) C – Day Care Analysis D – Site Plan Page 209 of 261  APPENDIX – A Trip Generation Veenstra & Kimm, Inc. A 7971 Page 210 of 261  012ÿ41 9 56ÿ 4678 65 66ÿ5ÿ7ÿ ÿÿ8ÿ !7ÿ1 "66#12$ %61#ÿ&'(5ÿ')ÿ*1678ÿ85668ÿ51))$ !76ÿ&'(5ÿ+68,667ÿ-ÿ17ÿ.ÿ1/ 6887012'18'7 67651ÿ354171(4(5417 56789:ÿ<=ÿ>?6@A9BC DE FGHIÿJKKKÿ>LIÿM?IÿNMFC OA:9P?A<QRSÿOAB?:A86?A<QC TUÿ9Q?9:AQHVÿWDUÿ9XA?AQH 66ÿ5ÿ676518'7ÿ65ÿÿÿ8ÿ FG9:RH9ÿYR?9 YRQH9ÿ<=ÿYR?9B >?RQ@R:@ÿO9GAR?A<Q JKIEE JIDZÿ[ÿDIK\ I\D 0181ÿ%'8ÿ17ÿ(18'7 \KK JK w ]ÿ^ÿ]:A_ÿ̀Q@B JKK K KK JK v J \K aÿ^ÿJKKKÿ>LIÿM?IÿNMF 8(2ÿ86 65106ÿb186 886ÿ4(56ÿ(18'7ÿc'8ÿ67 bdeÿffff ghijÿlmnÿopnqprsJ\?tÿ̀@A?A<Q uQB?A?6?9ÿ<=ÿ]:RQB_<:?R?A<Qÿ̀QHAQ99:B Page 211 of 261  012ÿ41 9 56ÿ 4678 65 66ÿ5ÿ7ÿ ÿÿ8ÿ !7ÿ1 "66#12$ %61#ÿ&'(5ÿ')ÿ*1678ÿ85668ÿ51))$ !76ÿ&'(5ÿ+68,667ÿ-ÿ17ÿ.ÿ/ 6887012'18'7 67651ÿ354171(4(5417 56789:ÿ<=ÿ>?6@A9BC DE FGHIÿJKKKÿ>LIÿM?IÿNMFC O PA:9Q?A<RSTÿPAB?:A86?A<RC ODUÿ9R?9:ARHVÿWUÿ9XA?ARH 66ÿ5ÿ676518'7ÿ65ÿÿÿ8ÿ FG9:SH9ÿYS?9 YSRH9ÿ<=ÿYS?9B >?SR@S:@ÿP9GAS?A<R JKID JI ÿZÿOKI[ IO 0181ÿ%'8ÿ17ÿ(18'7 sKK JK - \ÿ]ÿ\:A^ÿ_R@B JKK K KK JK v J sK `ÿ]ÿJKKKÿ>LIÿM?IÿNMF 8(2ÿ86 65106ÿa186 886ÿ4(56ÿ(18'7ÿb'8ÿ67 acdÿeeee fghiÿklmÿnompoqrJs?tÿ_@A?A<R uRB?A?6?9ÿ<=ÿ\:SRB^<:?S?A<Rÿ_RHAR99:B Page 212 of 261  APPENDIX – B Car Wash Developed Analysis (Existing Conditions) Veenstra & Kimm, Inc. B 7971 Page 213 of 261 Map - 2028 CAR WASH DEVELOPED 2028 CAR WASH DEVELOPED AM PEAK 10 5 12 2 51 41 4 31 3 1 7 6 Page 214 of 261 Lanes, Volumes, Timings 2028 CAR WASH DEVELOPED 1: Cass Ave & 63rd Ave AM PEAK Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 159 717 162 116 460 125 265 431 168 179 311 129 Future Volume (vph) 159 717 162 116 460 125 265 431 168 179 311 129 Satd. Flow (prot) 1770 3440 0 1770 3426 0 1770 3391 0 1770 3383 0 Flt Permitted 0.231 0.110 0.416 0.268 Satd. Flow (perm) 430 3440 0 205 3426 0 775 3391 0 499 3383 0 Satd. Flow (RTOR) 22 26 49 55 Lane Group Flow (vph) 177 977 0 129 650 0 294 666 0 199 489 0 Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA Protected Phases 5 2 1 6 3 8 7 4 Permitted Phases 2 6 8 4 Total Split (s) 21.0 49.0 14.0 42.0 13.0 52.0 15.0 54.0 Total Lost Time (s) 4.0 6.5 4.0 6.5 4.0 6.5 4.0 6.5 Act Effct Green (s) 57.9 43.0 51.3 39.3 57.3 45.8 60.7 47.5 Actuated g/C Ratio 0.45 0.33 0.39 0.30 0.44 0.35 0.47 0.37 v/c Ratio 0.54 0.85 0.66 0.62 0.72 0.54 0.59 0.38 Control Delay (s/veh) 28.1 47.8 41.5 40.8 35.4 33.1 27.5 27.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 28.1 47.8 41.5 40.8 35.4 33.1 27.5 27.8 LOS C D D D D C C C Approach Delay (s/veh) 44.8 40.9 33.8 27.7 Approach LOS D D C C Queue Length 50th (ft) 90 403 64 242 152 222 97 142 Queue Length 95th (ft) 142 493 #133 322 221 285 149 191 Internal Link Dist (ft) 483 369 316 757 Turn Bay Length (ft) 200 205 210 200 Base Capacity (vph) 370 1153 201 1053 410 1225 341 1271 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.48 0.85 0.64 0.62 0.72 0.54 0.58 0.38 Intersection Summary Cycle Length: 130 Actuated Cycle Length: 130 Offset: 73 (56%), Referenced to phase 2:EBTL and 6:WBTL, Start of Green Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.85 Intersection Signal Delay (s/veh): 37.7 Intersection LOS: D Intersection Capacity Utilization 76.3% ICU Level of Service D Analysis Period (min) 15 # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 1: Cass Ave & 63rd Ave #1 #1 #1 #1 Ø1 Ø2 (R) Ø3 Ø4 14 s 49 s 13 s 54 s #1 #1 #1 #1 Ø5 Ø6 (R) Ø7 Ø8 21 s 42 s 15 s 52 s Synchro 12 Report Page 215 of 261 HCM 7th TWSC 2028 CAR WASH DEVELOPED 2: Cass Ave & 61th St AM PEAK Intersection Int Delay, s/veh 1.7 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 25 52 53 861 827 30 Future Vol, veh/h 25 52 53 861 827 30 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 27 55 56 916 880 32 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1466 456 912 0 - 0 Stage 1 896 - - - - - Stage 2 571 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 119 552 743 - - - Stage 1 359 - - - - - Stage 2 529 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 107 552 743 - - - Mov Cap-2 Maneuver 107 - - - - - Stage 1 322 - - - - - Stage 2 529 - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 24.39 1.47 0 HCM LOS C Minor Lane/Major Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 209 - 107 552 - - HCM Lane V/C Ratio 0.076 - 0.249 0.1 - - HCM Ctrl Dly (s/v) 10.2 0.9 49.6 12.3 - - HCM Lane LOS B A E B - - HCM 95th %tile Q(veh) 0.2 - 0.9 0.3 - - Synchro 12 Report Page 216 of 261 HCM 7th TWSC 2028 CAR WASH DEVELOPED 3: Cass Ave AM PEAK Intersection Int Delay, s/veh 2.1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 38 48 35 857 806 51 Future Vol, veh/h 38 48 35 857 806 51 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 40 51 37 912 857 54 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1415 456 912 0 - 0 Stage 1 885 - - - - - Stage 2 530 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 128 552 743 - - - Stage 1 364 - - - - - Stage 2 554 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 120 552 743 - - - Mov Cap-2 Maneuver 120 - - - - - Stage 1 339 - - - - - Stage 2 554 - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 34.11 1 0 HCM LOS D Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 141 - 213 - - HCM Lane V/C Ratio 0.05 - 0.43 - - HCM Ctrl Dly (s/v) 10.1 0.6 34.1 - - HCM Lane LOS B A D - - HCM 95th %tile Q(veh) 0.2 - 2 - - Synchro 12 Report Page 217 of 261 HCM 7th TWSC 2028 CAR WASH DEVELOPED 4: Cass Ave & RIRO Access AM PEAK Intersection Int Delay, s/veh 0 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 5 0 914 877 2 Future Vol, veh/h 0 5 0 914 877 2 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length - 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 5 0 962 923 2 Major/Minor Minor2 Major1 Major2 Conflicting Flow All - 463 - 0 - 0 Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - 6.94 - - - - Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - 3.32 - - - - Pot Cap-1 Maneuver 0 546 0 - - - Stage 1 0 - 0 - - - Stage 2 0 - 0 - - - Platoon blocked, % - - - Mov Cap-1 Maneuver - 546 - - - - Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 11.66 0 0 HCM LOS B Minor Lane/Major Mvmt NBT EBLn1 SBT SBR Capacity (veh/h) - 546 - - HCM Lane V/C Ratio - 0.01 - - HCM Ctrl Dly (s/v) - 11.7 - - HCM Lane LOS - B - - HCM 95th %tile Q(veh) - 0 - - Synchro 12 Report Page 218 of 261 HCM 7th TWSC 2028 CAR WASH DEVELOPED 5: 61th St AM PEAK Intersection Int Delay, s/veh 0.4 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 74 1 3 73 1 3 Future Vol, veh/h 74 1 3 73 1 3 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 78 1 3 77 1 3 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 79 0 162 78 Stage 1 - - - - 78 - Stage 2 - - - - 83 - Critical Hdwy - - 4.12 - 6.42 6.22 Critical Hdwy Stg 1 - - - - 5.42 - Critical Hdwy Stg 2 - - - - 5.42 - Follow-up Hdwy - - 2.218 - 3.518 3.318 Pot Cap-1 Maneuver - - 1519 - 829 982 Stage 1 - - - - 945 - Stage 2 - - - - 940 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1519 - 827 982 Mov Cap-2 Maneuver - - - - 827 - Stage 1 - - - - 943 - Stage 2 - - - - 940 - Approach EB WB NB HCM Ctrl Dly, s/v 0 0.29 8.85 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h) 938 - - 71 - HCM Lane V/C Ratio 0.004 - - 0.002 - HCM Ctrl Dly (s/v) 8.9 - - 7.4 0 HCM Lane LOS A - - A A HCM 95th %tile Q(veh) 0 - - 0 - Synchro 12 Report Page 219 of 261 Map - 2028 CAR WASH DEVELOPED 2028 CAR WASH DEVELOPED PM PEAK 10 5 12 2 51 41 4 31 3 1 7 6 8 Page 220 of 261 Lanes, Volumes, Timings 2028 CAR WASH DEVELOPED 1: Cass Ave & 63rd Ave PM PEAK Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 167 469 281 278 838 152 283 466 193 174 613 169 Future Volume (vph) 167 469 281 278 838 152 283 466 193 174 613 169 Satd. Flow (prot) 1770 3341 0 1770 3458 0 1770 3383 0 1770 3426 0 Flt Permitted 0.094 0.182 0.185 0.231 Satd. Flow (perm) 175 3341 0 339 3458 0 345 3383 0 430 3426 0 Satd. Flow (RTOR) 102 16 53 30 Lane Group Flow (vph) 186 833 0 309 1100 0 314 732 0 193 869 0 Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA Protected Phases 5 2 1 6 3 8 7 4 Permitted Phases 2 6 8 4 Total Split (s) 21.0 49.0 14.0 42.0 13.0 52.0 15.0 54.0 Total Lost Time (s) 4.0 6.5 4.0 6.5 4.0 6.5 4.0 6.5 Act Effct Green (s) 57.7 42.5 51.2 38.7 57.3 45.8 60.7 47.5 Actuated g/C Ratio 0.44 0.33 0.39 0.30 0.44 0.35 0.47 0.37 v/c Ratio 0.75 0.72 1.27 1.06 1.26 0.60 0.62 0.68 Control Delay (s/veh) 47.1 37.6 176.7 87.8 169.1 34.3 29.1 36.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 47.1 37.6 176.7 87.8 169.1 34.3 29.1 36.9 LOS D D F F F C C D Approach Delay (s/veh) 39.3 107.3 74.8 35.5 Approach LOS D F E D Queue Length 50th (ft) 99 291 ~234 ~540 ~229 251 93 318 Queue Length 95th (ft) 183 370 #443 #719 #424 318 144 394 Internal Link Dist (ft) 483 369 316 757 Turn Bay Length (ft) 200 205 210 200 Base Capacity (vph) 288 1160 243 1040 250 1226 315 1270 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.65 0.72 1.27 1.06 1.26 0.60 0.61 0.68 Intersection Summary Cycle Length: 130 Actuated Cycle Length: 130 Offset: 73 (56%), Referenced to phase 2:EBTL and 6:WBTL, Start of Green Control Type: Actuated-Coordinated Maximum v/c Ratio: 1.27 Intersection Signal Delay (s/veh): 67.7 Intersection LOS: E Intersection Capacity Utilization 92.9% ICU Level of Service F Analysis Period (min) 15 ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 1: Cass Ave & 63rd Ave #1 #1 #1 #1 Ø1 Ø2 (R) Ø3 Ø4 14 s 49 s 13 s 54 s #1 #1 #1 #1 Synchro 12 Report Ø5 Ø6 (R) Ø7 Ø8 21 s 42 s 15 s 52 s Page 221 of 261 HCM 7th TWSC 2028 CAR WASH DEVELOPED 2: Cass Ave & 61th St PM PEAK Intersection Int Delay, s/veh 2.7 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 26 65 70 878 1031 46 Future Vol, veh/h 26 65 70 878 1031 46 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 28 69 74 934 1097 49 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1737 573 1146 0 - 0 Stage 1 1121 - - - - - Stage 2 616 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 78 463 606 - - - Stage 1 273 - - - - - Stage 2 501 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 65 463 606 - - - Mov Cap-2 Maneuver 65 - - - - - Stage 1 228 - - - - - Stage 2 501 - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 37.43 2.43 0 HCM LOS E Minor Lane/Major Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 266 - 65 463 - - HCM Lane V/C Ratio 0.123 - 0.423 0.149 - - HCM Ctrl Dly (s/v) 11.8 1.7 95.6 14.1 - - HCM Lane LOS B A F B - - HCM 95th %tile Q(veh) 0.4 - 1.6 0.5 - - Synchro 12 Report Page 222 of 261 HCM 7th TWSC 2028 CAR WASH DEVELOPED 3: Cass Ave PM PEAK Intersection Int Delay, s/veh 1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 18 18 31 903 806 51 Future Vol, veh/h 18 18 31 903 806 51 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 19 19 33 961 857 54 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1431 456 912 0 - 0 Stage 1 885 - - - - - Stage 2 546 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 125 552 743 - - - Stage 1 364 - - - - - Stage 2 544 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 118 552 743 - - - Mov Cap-2 Maneuver 118 - - - - - Stage 1 342 - - - - - Stage 2 544 - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 28.06 0.89 0 HCM LOS D Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 119 - 194 - - HCM Lane V/C Ratio 0.044 - 0.197 - - HCM Ctrl Dly (s/v) 10.1 0.6 28.1 - - HCM Lane LOS B A D - - HCM 95th %tile Q(veh) 0.1 - 0.7 - - Synchro 12 Report Page 223 of 261 HCM 7th TWSC 2028 CAR WASH DEVELOPED 4: Cass Ave & RIRO Access PM PEAK Intersection Int Delay, s/veh 0.1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 13 0 948 1088 8 Future Vol, veh/h 0 13 0 948 1088 8 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length - 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 14 0 998 1145 8 Major/Minor Minor2 Major1 Major2 Conflicting Flow All - 577 - 0 - 0 Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - 6.94 - - - - Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - 3.32 - - - - Pot Cap-1 Maneuver 0 460 0 - - - Stage 1 0 - 0 - - - Stage 2 0 - 0 - - - Platoon blocked, % - - - Mov Cap-1 Maneuver - 460 - - - - Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 13.07 0 0 HCM LOS B Minor Lane/Major Mvmt NBT EBLn1 SBT SBR Capacity (veh/h) - 460 - - HCM Lane V/C Ratio - 0.03 - - HCM Ctrl Dly (s/v) - 13.1 - - HCM Lane LOS - B - - HCM 95th %tile Q(veh) - 0.1 - - Synchro 12 Report Page 224 of 261 HCM 7th TWSC 2028 CAR WASH DEVELOPED 5: 61th St PM PEAK Intersection Int Delay, s/veh 0.9 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 81 4 7 89 4 10 Future Vol, veh/h 81 4 7 89 4 10 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 85 4 7 94 4 11 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 89 0 196 87 Stage 1 - - - - 87 - Stage 2 - - - - 108 - Critical Hdwy - - 4.12 - 6.42 6.22 Critical Hdwy Stg 1 - - - - 5.42 - Critical Hdwy Stg 2 - - - - 5.42 - Follow-up Hdwy - - 2.218 - 3.518 3.318 Pot Cap-1 Maneuver - - 1506 - 793 971 Stage 1 - - - - 936 - Stage 2 - - - - 916 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1506 - 789 971 Mov Cap-2 Maneuver - - - - 789 - Stage 1 - - - - 931 - Stage 2 - - - - 916 - Approach EB WB NB HCM Ctrl Dly, s/v 0 0.54 9.02 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h) 911 - - 131 - HCM Lane V/C Ratio 0.016 - - 0.005 - HCM Ctrl Dly (s/v) 9 - - 7.4 0 HCM Lane LOS A - - A A HCM 95th %tile Q(veh) 0 - - 0 - Synchro 12 Report Page 225 of 261  APPENDIX – C Day Care Developed Conditions Veenstra & Kimm, Inc. C 7971 Page 226 of 261 Development Volumes 2028 DAY CARE DEVELOPED AM PEAK 10 5 12 2 51 41 4 31 3 1 7 6 Page 227 of 261 Total Volumes 2028 DAY CARE DEVELOPED AM PEAK 10 5 12 2 51 41 4 31 3 1 7 6 Page 228 of 261 Lanes, Volumes, Timings 2028 DAY CARE DEVELOPED 1: Cass Ave & 63rd Ave AM PEAK Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 159 717 162 116 460 125 265 431 168 179 311 129 Future Volume (vph) 174 717 162 116 460 144 265 446 168 195 324 142 Satd. Flow (prot) 1770 3440 0 1770 3412 0 1770 3394 0 1770 3376 0 Flt Permitted 0.213 0.111 0.396 0.257 Satd. Flow (perm) 397 3440 0 207 3412 0 738 3394 0 479 3376 0 Satd. Flow (RTOR) 22 32 46 60 Lane Group Flow (vph) 193 977 0 129 671 0 294 683 0 217 518 0 Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA Protected Phases 5 2 1 6 3 8 7 4 Permitted Phases 2 6 8 4 Total Split (s) 21.0 49.0 14.0 42.0 13.0 52.0 15.0 54.0 Total Lost Time (s) 4.0 6.5 4.0 6.5 4.0 6.5 4.0 6.5 Act Effct Green (s) 58.3 43.0 50.6 38.7 57.2 45.7 60.8 47.5 Actuated g/C Ratio 0.45 0.33 0.39 0.30 0.44 0.35 0.47 0.37 v/c Ratio 0.60 0.85 0.66 0.65 0.74 0.56 0.65 0.41 Control Delay (s/veh) 29.9 47.8 41.6 41.7 37.3 33.7 30.4 28.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 29.9 47.8 41.6 41.7 37.3 33.7 30.4 28.1 LOS C D D D D C C C Approach Delay (s/veh) 44.9 41.7 34.8 28.8 Approach LOS D D C C Queue Length 50th (ft) 99 403 64 252 152 231 107 152 Queue Length 95th (ft) 154 493 #132 332 #225 295 163 203 Internal Link Dist (ft) 483 369 316 757 Turn Bay Length (ft) 200 205 210 200 Base Capacity (vph) 359 1153 201 1037 396 1221 334 1271 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.54 0.85 0.64 0.65 0.74 0.56 0.65 0.41 Intersection Summary Cycle Length: 130 Actuated Cycle Length: 130 Offset: 73 (56%), Referenced to phase 2:EBTL and 6:WBTL, Start of Green Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.85 Intersection Signal Delay (s/veh): 38.3 Intersection LOS: D Intersection Capacity Utilization 76.3% ICU Level of Service D Analysis Period (min) 15 # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 1: Cass Ave & 63rd Ave #1 #1 #1 #1 Ø1 Ø2 (R) Ø3 Ø4 14 s 49 s 13 s 54 s #1 #1 #1 #1 Ø5 Ø6 (R) Ø7 Ø8 21 s 42 s 15 s 52 s Synchro 12 Report Page 229 of 261 HCM 7th TWSC 2028 DAY CARE DEVELOPED 2: Cass Ave & 61th St AM PEAK Intersection Int Delay, s/veh 3.9 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 25 52 53 861 827 30 Future Vol, veh/h 42 65 102 861 838 38 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 45 69 109 916 891 40 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1587 466 932 0 - 0 Stage 1 912 - - - - - Stage 2 675 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 99 543 730 - - - Stage 1 352 - - - - - Stage 2 467 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 79 543 730 - - - Mov Cap-2 Maneuver 79 - - - - - Stage 1 282 - - - - - Stage 2 467 - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 46.15 2.7 0 HCM LOS E Minor Lane/Major Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 381 - 79 543 - - HCM Lane V/C Ratio 0.149 - 0.565 0.127 - - HCM Ctrl Dly (s/v) 10.8 1.7 98.1 12.6 - - HCM Lane LOS B A F B - - HCM 95th %tile Q(veh) 0.5 - 2.5 0.4 - - Synchro 12 Report Page 230 of 261 HCM 7th TWSC 2028 DAY CARE DEVELOPED 3: Cass Ave AM PEAK Intersection Int Delay, s/veh 2.3 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 38 48 35 857 806 51 Future Vol, veh/h 38 48 35 906 848 51 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 40 51 37 964 902 54 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1486 478 956 0 - 0 Stage 1 929 - - - - - Stage 2 556 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 115 533 715 - - - Stage 1 345 - - - - - Stage 2 538 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 107 533 715 - - - Mov Cap-2 Maneuver 107 - - - - - Stage 1 320 - - - - - Stage 2 538 - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 39.31 1.04 0 HCM LOS E Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 134 - 193 - - HCM Lane V/C Ratio 0.052 - 0.473 - - HCM Ctrl Dly (s/v) 10.3 0.7 39.3 - - HCM Lane LOS B A E - - HCM 95th %tile Q(veh) 0.2 - 2.3 - - Synchro 12 Report Page 231 of 261 HCM 7th TWSC 2028 DAY CARE DEVELOPED 4: Cass Ave & RIRO Access AM PEAK Intersection Int Delay, s/veh 0.2 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 5 0 914 877 2 Future Vol, veh/h 0 38 0 963 886 17 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length - 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 40 0 1014 933 18 Major/Minor Minor2 Major1 Major2 Conflicting Flow All - 475 - 0 - 0 Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - 6.94 - - - - Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - 3.32 - - - - Pot Cap-1 Maneuver 0 536 0 - - - Stage 1 0 - 0 - - - Stage 2 0 - 0 - - - Platoon blocked, % - - - Mov Cap-1 Maneuver - 536 - - - - Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 12.26 0 0 HCM LOS B Minor Lane/Major Mvmt NBT EBLn1 SBT SBR Capacity (veh/h) - 536 - - HCM Lane V/C Ratio - 0.075 - - HCM Ctrl Dly (s/v) - 12.3 - - HCM Lane LOS - B - - HCM 95th %tile Q(veh) - 0.2 - - Synchro 12 Report Page 232 of 261 HCM 7th TWSC 2028 DAY CARE DEVELOPED 5: 61th St AM PEAK Intersection Int Delay, s/veh 3.1 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 74 1 3 73 1 3 Future Vol, veh/h 78 5 60 73 8 29 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 82 5 63 77 8 31 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 87 0 288 85 Stage 1 - - - - 85 - Stage 2 - - - - 203 - Critical Hdwy - - 4.12 - 6.42 6.22 Critical Hdwy Stg 1 - - - - 5.42 - Critical Hdwy Stg 2 - - - - 5.42 - Follow-up Hdwy - - 2.218 - 3.518 3.318 Pot Cap-1 Maneuver - - 1509 - 703 974 Stage 1 - - - - 939 - Stage 2 - - - - 831 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1509 - 672 974 Mov Cap-2 Maneuver - - - - 672 - Stage 1 - - - - 898 - Stage 2 - - - - 831 - Approach EB WB NB HCM Ctrl Dly, s/v 0 3.38 9.24 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h) 888 - - 812 - HCM Lane V/C Ratio 0.044 - - 0.042 - HCM Ctrl Dly (s/v) 9.2 - - 7.5 0 HCM Lane LOS A - - A A HCM 95th %tile Q(veh) 0.1 - - 0.1 - Synchro 12 Report Page 233 of 261 TIA Driveway Distribution Report 2028 DAY CARE DEVELOPED AM PEAK Development: DAY CARE Driveway: 1 Driveway 1 (Node 51) To From Origin # Route Distribution % Trips Distribution % Trips 1 Driveway 1 (Node 51) to Origin 1 (Node 9) 10 8 25 17 2 Driveway 1 (Node 51) to Origin 2 (Node 10) 5 4 10 7 3 Driveway 1 (Node 51) to Origin 3 (Node 6) 20 15 5 3 4 Driveway 1 (Node 51) to Origin 4 (Node 8) 20 15 5 3 5 Driveway 1 (Node 51) to Origin 5 (Node 7) 25 19 5 3 Development: DAY CARE Driveway: 2 Driveway 2 (Node 41) To From Origin # Route Distribution % Trips Distribution % Trips 1 Origin 1 (Node 9) to Driveway 2 (Node 41) 15 11 0 0 2 Origin 2 (Node 10) to Driveway 2 (Node 41) 5 4 0 0 3 Driveway 2 (Node 41) to Origin 3 (Node 6) 0 0 15 10 4 Driveway 2 (Node 41) to Origin 4 (Node 8) 0 0 15 10 5 Driveway 2 (Node 41) to Origin 5 (Node 7) 0 0 20 13 Page 1 Page 234 of 261 Development Volumes 2028 DAY CARE DEVELOPED PM PEAK 10 5 12 2 51 41 4 31 3 1 7 6 8 Page 235 of 261 Total Volumes 2028 DAY CARE DEVELOPED PM PEAK 10 5 12 2 51 41 4 31 3 1 7 6 8 Page 236 of 261 Lanes, Volumes, Timings 2028 DAY CARE DEVELOPED 1: Cass Ave & 63rd Ave PM PEAK Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 167 469 281 278 838 152 283 466 193 174 613 169 Future Volume (vph) 180 469 281 278 838 169 283 479 193 193 628 184 Satd. Flow (prot) 1770 3341 0 1770 3451 0 1770 3387 0 1770 3419 0 Flt Permitted 0.095 0.184 0.169 0.222 Satd. Flow (perm) 177 3341 0 343 3451 0 315 3387 0 414 3419 0 Satd. Flow (RTOR) 102 18 51 33 Lane Group Flow (vph) 200 833 0 309 1119 0 314 746 0 214 902 0 Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA Protected Phases 5 2 1 6 3 8 7 4 Permitted Phases 2 6 8 4 Total Split (s) 21.0 49.0 14.0 42.0 13.0 52.0 15.0 54.0 Total Lost Time (s) 4.0 6.5 4.0 6.5 4.0 6.5 4.0 6.5 Act Effct Green (s) 57.9 42.5 50.7 38.2 57.2 45.7 60.8 47.5 Actuated g/C Ratio 0.45 0.33 0.39 0.29 0.44 0.35 0.47 0.37 v/c Ratio 0.79 0.72 1.27 1.09 1.32 0.61 0.70 0.71 Control Delay (s/veh) 50.6 37.6 177.2 98.8 194.0 34.8 33.5 37.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 50.6 37.6 177.2 98.8 194.0 34.8 33.5 37.7 LOS D D F F F C C D Approach Delay (s/veh) 40.1 115.8 82.0 36.9 Approach LOS D F F D Queue Length 50th (ft) 111 291 ~237 ~572 ~237 258 105 334 Queue Length 95th (ft) #201 370 #441 #737 #433 327 160 413 Internal Link Dist (ft) 483 369 316 757 Turn Bay Length (ft) 200 205 210 200 Base Capacity (vph) 288 1160 243 1025 238 1222 309 1270 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.69 0.72 1.27 1.09 1.32 0.61 0.69 0.71 Intersection Summary Cycle Length: 130 Actuated Cycle Length: 130 Offset: 73 (56%), Referenced to phase 2:EBTL and 6:WBTL, Start of Green Control Type: Actuated-Coordinated Maximum v/c Ratio: 1.32 Intersection Signal Delay (s/veh): 72.2 Intersection LOS: E Intersection Capacity Utilization 92.9% ICU Level of Service F Analysis Period (min) 15 ~ Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 1: Cass Ave & 63rd Ave #1 #1 #1 #1 Ø1 Ø2 (R) Ø3 Ø4 14 s 49 s 13 s 54 s #1 #1 #1 #1 Synchro 12 Report Ø5 Ø6 (R) Ø7 Ø8 21 s 42 s 15 s 52 s Page 237 of 261 HCM 7th TWSC 2028 DAY CARE DEVELOPED 2: Cass Ave & 61th St PM PEAK Intersection Int Delay, s/veh 7.5 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 26 65 70 878 1031 46 Future Vol, veh/h 45 80 113 878 1041 53 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 48 85 120 934 1107 56 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1843 582 1164 0 - 0 Stage 1 1136 - - - - - Stage 2 707 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 67 456 596 - - - Stage 1 268 - - - - - Stage 2 450 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 48 456 596 - - - Mov Cap-2 Maneuver 48 - - - - - Stage 1 195 - - - - - Stage 2 450 - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 102.58 3.84 0 HCM LOS F Minor Lane/Major Mvmt NBL NBT EBLn1 EBLn2 SBT SBR Capacity (veh/h) 410 - 48 456 - - HCM Lane V/C Ratio 0.202 - 0.989 0.186 - - HCM Ctrl Dly (s/v) 12.6 2.7 258.8 14.7 - - HCM Lane LOS B A F B - - HCM 95th %tile Q(veh) 0.7 - 4.2 0.7 - - Synchro 12 Report Page 238 of 261 HCM 7th TWSC 2028 DAY CARE DEVELOPED 3: Cass Ave PM PEAK Intersection Int Delay, s/veh 1.1 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 18 18 31 903 806 51 Future Vol, veh/h 18 18 31 946 855 51 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length 0 - - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 19 19 33 1006 910 54 Major/Minor Minor2 Major1 Major2 Conflicting Flow All 1506 482 964 0 - 0 Stage 1 937 - - - - - Stage 2 569 - - - - - Critical Hdwy 6.84 6.94 4.14 - - - Critical Hdwy Stg 1 5.84 - - - - - Critical Hdwy Stg 2 5.84 - - - - - Follow-up Hdwy 3.52 3.32 2.22 - - - Pot Cap-1 Maneuver 112 530 710 - - - Stage 1 342 - - - - - Stage 2 530 - - - - - Platoon blocked, % - - - Mov Cap-1 Maneuver 105 530 710 - - - Mov Cap-2 Maneuver 105 - - - - - Stage 1 320 - - - - - Stage 2 530 - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 31.3 0.93 0 HCM LOS D Minor Lane/Major Mvmt NBL NBT EBLn1 SBT SBR Capacity (veh/h) 114 - 175 - - HCM Lane V/C Ratio 0.046 - 0.219 - - HCM Ctrl Dly (s/v) 10.3 0.6 31.3 - - HCM Lane LOS B A D - - HCM 95th %tile Q(veh) 0.1 - 0.8 - - Synchro 12 Report Page 239 of 261 HCM 7th TWSC 2028 DAY CARE DEVELOPED 4: Cass Ave & RIRO Access PM PEAK Intersection Int Delay, s/veh 0.3 Movement EBL EBR NBL NBT SBT SBR Lane Configurations Traffic Vol, veh/h 0 13 0 948 1088 8 Future Vol, veh/h 0 50 0 991 1100 21 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None - None - None Storage Length - 0 - - - - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 0 53 0 1043 1158 22 Major/Minor Minor2 Major1 Major2 Conflicting Flow All - 590 - 0 - 0 Stage 1 - - - - - - Stage 2 - - - - - - Critical Hdwy - 6.94 - - - - Critical Hdwy Stg 1 - - - - - - Critical Hdwy Stg 2 - - - - - - Follow-up Hdwy - 3.32 - - - - Pot Cap-1 Maneuver 0 451 0 - - - Stage 1 0 - 0 - - - Stage 2 0 - 0 - - - Platoon blocked, % - - - Mov Cap-1 Maneuver - 451 - - - - Mov Cap-2 Maneuver - - - - - - Stage 1 - - - - - - Stage 2 - - - - - - Approach EB NB SB HCM Ctrl Dly, s/v 14.04 0 0 HCM LOS B Minor Lane/Major Mvmt NBT EBLn1 SBT SBR Capacity (veh/h) - 451 - - HCM Lane V/C Ratio - 0.117 - - HCM Ctrl Dly (s/v) - 14 - - HCM Lane LOS - B - - HCM 95th %tile Q(veh) - 0.4 - - Synchro 12 Report Page 240 of 261 HCM 7th TWSC 2028 DAY CARE DEVELOPED 5: 61th St PM PEAK Intersection Int Delay, s/veh 3.2 Movement EBT EBR WBL WBT NBL NBR Lane Configurations Traffic Vol, veh/h 81 4 7 89 4 10 Future Vol, veh/h 84 7 57 89 11 41 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # 0 - - 0 0 - Grade, % 0 - - 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 88 7 60 94 12 43 Major/Minor Major1 Major2 Minor1 Conflicting Flow All 0 0 96 0 306 92 Stage 1 - - - - 92 - Stage 2 - - - - 214 - Critical Hdwy - - 4.12 - 6.42 6.22 Critical Hdwy Stg 1 - - - - 5.42 - Critical Hdwy Stg 2 - - - - 5.42 - Follow-up Hdwy - - 2.218 - 3.518 3.318 Pot Cap-1 Maneuver - - 1498 - 686 965 Stage 1 - - - - 931 - Stage 2 - - - - 822 - Platoon blocked, % - - - Mov Cap-1 Maneuver - - 1498 - 657 965 Mov Cap-2 Maneuver - - - - 657 - Stage 1 - - - - 892 - Stage 2 - - - - 822 - Approach EB WB NB HCM Ctrl Dly, s/v 0 2.93 9.37 HCM LOS A Minor Lane/Major Mvmt NBLn1 EBT EBR WBL WBT Capacity (veh/h) 878 - - 703 - HCM Lane V/C Ratio 0.062 - - 0.04 - HCM Ctrl Dly (s/v) 9.4 - - 7.5 0 HCM Lane LOS A - - A A HCM 95th %tile Q(veh) 0.2 - - 0.1 - Synchro 12 Report Page 241 of 261 TIA Driveway Distribution Report 2028 DAY CARE DEVELOPED PM PEAK Development: DAY CARE Driveway: 1 Driveway 1 (Node 51) To From Origin # Route Distribution % Trips Distribution % Trips 1 Driveway 1 (Node 51) to Origin 1 (Node 9) 10 7 25 19 2 Driveway 1 (Node 51) to Origin 2 (Node 10) 5 3 10 7 3 Driveway 1 (Node 51) to Origin 3 (Node 6) 20 13 5 4 4 Driveway 1 (Node 51) to Origin 4 (Node 8) 20 13 5 4 5 Driveway 1 (Node 51) to Origin 5 (Node 7) 25 17 5 4 Development: DAY CARE Driveway: 2 Driveway 2 (Node 41) To From Origin # Route Distribution % Trips Distribution % Trips 1 Origin 1 (Node 9) to Driveway 2 (Node 41) 15 10 0 0 2 Origin 2 (Node 10) to Driveway 2 (Node 41) 5 3 0 0 3 Driveway 2 (Node 41) to Origin 3 (Node 6) 0 0 15 11 4 Driveway 2 (Node 41) to Origin 4 (Node 8) 0 0 15 11 5 Driveway 2 (Node 41) to Origin 5 (Node 7) 0 0 20 15 Page 1 Page 242 of 261 Lanes, Volumes, Timings 2028 CAR WASH DEVELOPED 1: Cass Ave & 63rd Ave PM PEAK - SIGNAL OPTIMIZED Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations Traffic Volume (vph) 167 469 281 278 838 152 283 466 193 174 613 169 Future Volume (vph) 167 469 281 278 838 152 283 466 193 174 613 169 Satd. Flow (prot) 1770 3341 0 1770 3458 0 1770 3383 0 1770 3426 0 Flt Permitted 0.111 0.103 0.106 0.246 Satd. Flow (perm) 207 3341 0 192 3458 0 197 3383 0 458 3426 0 Satd. Flow (RTOR) 94 17 49 26 Lane Group Flow (vph) 186 833 0 309 1100 0 314 732 0 193 869 0 Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA Protected Phases 5 2 1 6 3 8 7 4 Permitted Phases 2 6 8 4 Total Split (s) 15.1 42.0 24.0 50.9 24.0 44.6 19.4 40.0 Total Lost Time (s) 4.0 6.5 4.0 6.5 4.0 6.5 4.0 6.5 Act Effct Green (s) 49.6 36.0 62.0 44.4 60.0 40.2 49.6 33.8 Actuated g/C Ratio 0.38 0.28 0.48 0.34 0.46 0.31 0.38 0.26 v/c Ratio 0.88 0.84 0.94 0.92 0.95 0.68 0.62 0.96 Control Delay (s/veh) 67.9 48.1 71.5 53.9 74.7 40.6 31.4 67.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay (s/veh) 67.9 48.1 71.5 53.9 74.7 40.6 31.4 67.1 LOS E D E D E D C E Approach Delay (s/veh) 51.7 57.8 50.8 60.6 Approach LOS D E D E Queue Length 50th (ft) 102 320 206 468 213 272 98 378 Queue Length 95th (ft) #245 405 #386 #605 #398 350 152 #517 Internal Link Dist (ft) 483 369 316 757 Turn Bay Length (ft) 200 205 210 200 Base Capacity (vph) 212 992 334 1192 332 1079 337 909 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.88 0.84 0.93 0.92 0.95 0.68 0.57 0.96 Intersection Summary Cycle Length: 130 Actuated Cycle Length: 130 Offset: 73 (56%), Referenced to phase 2:EBTL and 6:WBTL, Start of Green Control Type: Actuated-Coordinated Maximum v/c Ratio: 0.96 Intersection Signal Delay (s/veh): 55.5 Intersection LOS: E Intersection Capacity Utilization 92.9% ICU Level of Service F Analysis Period (min) 15 # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases: 1: Cass Ave & 63rd Ave #1 #1 #1 #1 Ø1 Ø2 (R) Ø3 Ø4 24 s 42 s 24 s 40 s #1 #1 #1 #1 Ø5 Ø6 (R) Ø7 Ø8 15.1 s 50.9 s 19.4 s 44.6 s Synchro 12 Report Page 243 of 261  APPENDIX – D Site Plan Veenstra & Kimm, Inc. D 7971 Page 244 of 261  SPECIFICATIONS SPECIFICATIONS SHALL BE THOSE OF THE "STANDARD SPECIFICATIONS FOR WATER AND SEWER MAIN CONSTRUCTION IN ILLINOIS, EIGHTH EDITION" (SSWSMC), ADOPTED, 2020 AND THE STATE OF ILLINOIS DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION" ADOPTED JANUARY 1, 2022. 12" PLOTTED: Wednesday, April 15, 2026 2:36:43 PM ADD "DO NOT BLOCK DRIVEWAY" SIGN TO EXISTING STOP SIGN 2" 18" POST 0' 20' 40' 2" BIKE RACK, MINIMUM ST 6 SPACES ST EXISTING CONCRETE DEPRESSED CURB AND GUTTER ACCESS ROAD CURB & GUTTER ST ST ST 4.9' R1 5.2' ST 5' 0' 6.2' 5' KEY NOTES: 6.2' 5' 5' S (SEE TYPICAL DETAILS ON SITE DETAIL SHEET) S S S 6 5' - 3" STANDARD ASPHALT PAVEMENT 6 6 NEW SIGN TO BE 1 3 5' R5 R1 ' PERMITTED BY OWNER 1 102.21 SF 2 - 5" STANDARD DUTY CONCRETE PAVEMENT ' 20 164.67 SF Vestibule Director ADA RAMP Restroom Restroom 8' 10.2' 3 - 8" HEAVY DUTY CONCRETE PAVEMENT R8 R5 ' 5' 839.50 SF 10 ' 279.32 SF Lobby 2 - 4" PARKING STRIPE, WHITE ' Playroom #9 Playroom #10 Playroom #11 N Studio 8 3" 4 S Restroom 7 6' 5' - CONC. CURB REVERSE GUTTER, TYPE B-6.12 DETENTION POND 6' 5 38.7' 6 - 5" CONCRETE SIDEWALK Strg. Clst. DUMPSTER LOCATION Corridor 264.42 SF Strg. Clst. Corridor N Lab 7 8' 7 - ACCESSIBLE PARKING SIGN, MOUNTED TO BUILDING 9' 4' - 2" Restroom 6 304.05 SF Break Room 6 6 8 - ACCESSIBLE PARKING STRIPING EXISTING CONCRETE Restroom Restroom SIDEWALK 68.00 SF Playroom #6 93.50 SF Nursing 9' FILE PATH: ip01.kleinfelder.com\blbkshare\0700\0797-814_Services\0797-0001_Westmont_Cass_Ave_Childcare_SP_DS\CADD\_ProdDrawings\7971 C-1 - C-6 Civil Drawings.dwg Seat Strg. 330.06 SF 1 27.5' Kitchen Restroom Playroom #7 Playroom #8 S 24' 18' 5' 18' Playroom #5 W D 3" J/C / Storage Utilities/Riser Restroom Restroom 4 Corridor Restroom 19.8' 18' 5 R5-1 "DO NOT ENTER" SIGN 1 60 6' ° AS PER THE MANUAL ON 5 UNIFORM TRAFFIC CONTROL Playroom #3 DEVICES Playroom #4 S 5 3" CASS AVENUE NEW FENCE, SEE ARCHITECTURAL 5' Playroom #2 Playroom #1 PLANS FOR ADDITIONAL DETAILS ' 2' R3 6 "DO NOT ENTER" R2 SIGN, SEE DETAIL 14.7' 0' 6 JOB NO. 7971 VEENSTRA & KIMM, INC., DESIGN FIRM REGISTRATION NUMBER 184.001939 THIS SHEET 1 2' 1 5 12' R70' 24' 14' 10' X X X X X 3" X X 3"3" 3" 3" 3" X 5' 3"3" X X ST 2" 3" X X X X X 10' UTILITY EASEMENT X-REFS: 7971 DESIGN & 7971 Topo & 7971 Boundary & N Family Floor Plan POTENTIAL FUTURE CROSS DRIVE EASEMENT | | | | | 3" 6" 3" =O= =O= =O= =O= =O= DATE REVISIONS SCALE AS NOTED SHEET NO. DRAWN SKUPER 6120 S. CASS AVE., WESTMONT, IL - CHILD CARE FACILITY CHECKED RDALTON 814 SERVICES, LLC APPROVED ELEE GEOMETRIC SITE PLAN C-4 DATE 04/15/2026 552 W. Boughton Road ● Bolingbrook, IL 60440 ISSUED FOR REVIEW 319-466-1000 ● 1-800-241-8000 PROJECT 7971 Page 245 of 261 Page 246 of 261 Page 247 of 261 Page 248 of 261 Page 249 of 261 Page 250 of 261  LOCATION MAP PRELIMINARY PLAN - EXISTING CONDITIONS PLAN ITEM UNITS UNIT PRICE QUANTITY COST KAREN BAILEY MEYER TRUST DAVID P. MEYER TRUST SCALE: 1" = 10' DEMO EXISTING STRUCTURES L.S. $8000 1 $8000 123 HUDSON STREET FOR EROSION CONTROL L.S. $5000 1 $5000 WESTMONT, IL 60559 GRADING L.S. $5000 1 $5000 Sanitary Sewer 300 WEST 60TH STREET SUBDIVISION TOPSOIL SEEDING & BLANKET S.Y. S.Y. $3 $2 1500 1500 $4500 $3000 Storm Sewer 300 60th ST. - WESTMONT, IL STREET SWEEPING L.S. $1000 1 Watermain TOTAL COST $26500 310 60TH STREET: NOEL & MARK ALBIAN HOEKSTRA Contour Lines 704 290 60TH STREET: RADAVAN & DUSICA IVANOVIC 705.00 Spot Elevations 325 59TH STREET: GRANT & LAURA SMITH LOT 15 IN BLOCK 2 IN FAIRVIEW ACRES, BEING A SUBDIVISION OF THE NORTH 1/2 OF THE SOUTHWEST 1/4 (ALSO 321 59TH STREET: LTC MDD06-018 Fence SITE KNOWN AS LOT 6) OF SECTION 16, TOWNSHIP 38 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, 301 59TH STREET: KRISTINE CURRIER ACCORDING TO THE PLAT THEREOF RECORDED APRIL 9, 1936 AS DOCUMENT 368165, IN DUPAGE COUNTY, ILLINOIS. BENCHMARK INFORMATION Fire Hydrant Manhole DUPAGE COUNTY BENCHMARK #DGN17001: LOCATED AT THE SOUTHWEST CORNER SUBDIVISION AREA: 35640 S.F. ( 0.818 ACRES) OF THE INTERSECTION OF MAIN STREET AND 55TH STREET. STATION IS 26.5 FEET Light Pole SOUTH OF THE CENTERLINE OF 55TH STREET, 51.0 FEET WEST OF THE CENTERLINE ADDRESS: ZONING DISTRICT OF MAIN STREET, AND 15.0 FEET EAST OF A POWER POLE "V0-75 SP 6 4 40". Power Pole MONUMENT IS A BRONZE DISK IN THE SOUTHEAST SIDE OF A CONCRETE TRAFFIC 300 60TH STREET: R-3 B-Box NEW SIGNAL BASE. ELEVATION = 756.72 (NAVD 88) 310 60TH STREET: R-3 B-BOX 290 60TH STREET: R-3 San. Cleanout SAN. CLEANOUT SITE BENCHMARK: STORM MANHOLE LOCATED ON THE NORTHWEST CORNER OF 325 59TH STREET: R-3 Tree SUBJECT PROPERTY. 321 59TH STREET: R-3 RIM ELEVATION = 738.87 (NAVD 88) 301 59TH STREET: R-3 Shrubs Drainage Pattern SITE PLAN PREPARED BASED ON TOPOGRAPHIC SURVEY Silt Fence S PREPARED BY NEKOLA SURVEY, INC . 744.10 743.32 742.83 743.83 DRY WELL CULVERT INV.=742.30 CONCRETE (ASPHALT PAVEMENT) 744 PAVEMENT 743.67 744.87 744.92 744.80 "S 74 744.79 744.67 12 4 744.27 744 0 739.80 9 RM 743.58 744.68 74 73 TO 744.37 310 60TH STREET 1 743.61 743 74 60TH ST. 743.84 OWNER: 744.11 737.69 NOEL & MARK ALBIAN HOEKSTRA 742 738.63 CULVERT 744 INV.=742.58 9 738.29 STORM MH 73 8"-W 48" 744.36 744.44 BRICK RET. WALL 743.89 743.72 742.28 738.94 RIM=738.87 740.42 743 T/W=743.39 T/W=744.95 T/W=744.46 T/W=743.96 739.93 INV.=734.97 742.61 743.60 743.48 743.27 743.49 743.14 743 742.72 742.39 742 8" 742.05 741.32 741 741.25 740.76 740 297.00' 739 739.22 744.12 12" 20" 739.00 14" 30" 12" 740.00 738.89 12 "S TO 743.25 739.22 RM 743.38 10" 743.51 744.44 743.48 743.26 743.03 CULVERT INV.=742.58 741.87 744 741.48 739 743.81 744 8" 10" 740.61 739.21 739.79 120.00' 743.75 745.15 74 743.89 744.87 745.63 3 744.87 743.80 744.07 16" 5 74 74 2 745 120.00' 12" OVERHANG 746.25 74 1 743.25 8"-W 16" 300 74 12" 742.93 0 POND T/F - 746.28 745.33 744.44 744.55 746.09 744.38 745.34 740.04 741.83 744.81 739.61 CULVERT 745 746.16 10" INV.=743.28 745.70 745.53 745.84 4 CULVERT 744.87 74 CONC. INV.=743.67 6 74 745.78 74 CONC. 745.58 5 20" 745.83 746.13 745.93 745.55 745.63 74 745.67 746 743.50 3 745.65 745.03 SANITARY SEWER 746.07 745.01 746.02 746.13 746.12 746.26 74 ASPHALT 46 CONC. 6 PAVEMENT 7 12" 14" 12" 14" 16" 16" 14" GARAGE 12" 740.29 FLOOR=746.34 16" 746.02 745.99 746.30 28" 746.33 745.16 CULVERT 746.34 16" 746.35 INV.=744.22 (ASPHALT PAVEMENT) 745.83 744.48 746.58 746.23 746.39 CULVERT INV.=744.61 746.35 297.00' CULVERT INV.=744.20 746.03 60TH ST. 8"-W 746 74 6 745 746 74 74 1 5 74 290 60TH STREET 2 743.11 741.50 740.90 747.50 7 745.05 4 7 747.30 OWNER: 74 74 746.67 74 RADAVAN & DUSICA IVANOVIC 3 74 746.64 745.07 SheetPage 1 /2512of 261  PRELIMINARY PLAN - GRADING & UTILITY PLAN SCALE: 1" = 10' FOR 0 10 20 30 40 300 60TH STREET SUBDIVISION 300 60TH ST. - WESTMONT, IL 743.21 CULVERT INV.=742.44 743.76 744.10 743.32 742.83 743.83 DRY WELL CULVERT INV.=742.30 CONCRETE (ASPHALT PAVEMENT) 744 PAVEMENT 743.67 744.87 744.92 744.80 "S 74 744.79 744.67 12 4 744.27 744 0 739.80 9 RM 743.58 744.68 74 73 TO 744.37 310 60TH STREET 1 743.61 743 74 60TH ST. 743.84 OWNER: 744.11 737.69 NOEL & MARK ALBIAN HOEKSTRA 742 738.63 CULVERT 744 INV.=742.58 NEW 5' WIDE CONC. 9 SIDEWALK (5" PCC & 738.29 STORM MH 73 8"-W 48" 744.36 744.44 BRICK RET. WALL 743.89 743.72 742.28 738.94 4" AGG. BASE, 6" PCC & RIM=738.87 740.42 CONNECT TO STORM SEWER 743 4" AGG. BASE AT DRIVEWAY) T/W=743.39 T/W=744.95 T/W=744.46 T/W=743.96 739.93 INV.=734.97 743.60 743.48 743.27 5.5 743.49 743.14 743 742.72 742.39 742 8" 742.05 741.32 741 741.25 740.76 740 297.00' (N00° 36' 41" W) 739 739.22 W/CORE & BOOT INV.=735.5 +/- 744.12 742.61 743.3 743 740 12" 20" 6" PVC SDR26 @ 3.0% 30" 739.00 743 CONNECT TO 14" 743.3 5' P.U.E. TO BE GRANTED 741 12" 742 738.89 744 12" INLET 743 60.00' (S 89° 18' 21" W) WATERMAIN RIM=742.8 6"-18" TALL RETAINING 747.0 743.5 INV.=741.8 WALL 12 "S 60.00' (N89° 18' 21" E) DRY WELL PER TO 745 739.22 RM BMP REQUIREMENTS NEW 74 0 B-BOX NE 35.0 3 74 1.5"-W (TY W 1.5 10" 744.44 PE "W 10' P.U.E. TO BE GRANTED K C AT 306 35' FRONT SETBACK LINE OP ER PE SER R) VIC E GARAGE 74 CULVERT 6 FLOOR = 746.75 74 4 744 5 74 INV.=742.58 (AT GARAGE DOOR) 74 PROPOSED 1 STOOP=748.1 165.6 T/F = 747.50 739 743.2 1.5"-W 74 746 (PROVIDE BRICK LEDGE / DROP SIDING 2 744 746.6 744.8 SANITARY CLEANOUT AS NECESSARY TO MAINTAIN 6"-8" FOUNDATION REVEAL) PAVER LOT #1 739.21 CONNECT TO PATIO 12" PVC SDR26 @ 1.0% S A N. S (250 S.F.) 745.07 SDR ERVICE 6 26-24 " 41 @ PVC 1.0 % M IN. SANITARY SEWER 24.0 5 6" P.C.C. SANITARY 744.87 74 18.0 4" CA-6 CLEANOUT 746.8 16" 2.5% 747.0 747.0 745.1 746.4 745 10.2 12" 745.3 746.5 5' P.U.E. TO BE GRANTED 746 297.00' (N00° 36' 41" W) 743 746 8"-W CONNECT TO 16" SANITARY SEWER 74 5' P.U.E. TO BE GRANTED 7.5 5 12" REMOVE TREE 743.5 747.0 60.00' (N89° 18' 21" E) 744 SANITARY 744 745 SAN. SERVICE 6" PVC CLEANOUT SDR 26-2441 @ 1.0% MIN. 745.33 747.0 740 74 7 COVERED CONNECT TO 743.7 PORCH=748.6 739.61 183.2 NEW WATERMAIN CULVERT B-BOX NEW 1.5" WATER SERVICE DRY WELL PER 10" INV.=743.28 745.7 1.5"-W (TYPE K COPPER) 1.5"-W 302 BMP REQUIREMENTS 741 10' P.U.E. TO BE GRANTED 745.53 745.63 55.0 (S 89° 18' 21" W) 74 12" PVC SDR26 @ 1.0% 745.3 7 35' FRONT SETBACK LINE 6 6" P.C.C. PROPOSED LOT #2 74 4" CA-6 T/F = 748.00 60.00' 24.0 18.0 742 20" 745.83 2.1% (PROVIDE BRICK LEDGE / DROP SIDING 747.5 GARAGE AS NECESSARY TO MAINTAIN 6"-8" SANITARY SEWER FLOOR = 747.25 FOUNDATION REVEAL) 745.7 (AT GARAGE DOOR) 747.3 PAVER PATIO 6" FLARED END 746.0 746.07 (250 S.F.) SECTION 74 6 746 12" 14" 12" 14" INV.=744.5 16" 16" 14" 12" 747 747.5 740.29 743 744.0 16" 747.5 745 28" 74 5 CULVERT 746.34 16" 747 INV.=744.22 746.4 (ASPHALT PAVEMENT) 5.5 746.3 6" PVC SDR26 @ 0.5% 744.48 744 5' P.U.E. TO BE GRANTED 745.83 746 746.58 746.23 746.39 CULVERT INV.=744.61 746.35 745.63 745.7 12" INLET 297.00' (S 00° 36' 41" E) NEW 5' WIDE CONC. RIM=746.0 746.03 SIDEWALK (5" PCC & INV.=745.0 60TH ST. 8"-W 4" AGG. BASE, 6" PCC & 4" AGG. BASE AT DRIVEWAY) 746 74 6 745 746 74 74 1 5 74 290 60TH STREET 2 743.11 741.50 740.90 747.50 7 745.05 4 7 747.30 OWNER: 74 74 746.67 74 RADAVAN & DUSICA IVANOVIC 3 74 745.07 746.64 746.49 This is to certify that I, Alecs C. Hur, a registered Professional Engineer of Illinois hereby certify that these plans and specifications PR OF E S S ION A L have been prepared under my personal direction and supervision. D E ER SE GIN L I C EN Dated this 10th day of March, 2026 at Elmhurst, Illinois. ALECS C. HUR EN 062-054937 ST AT IS E O IN OF I LL UPDATED 4/24/26 PER VILLAGE COMMENTS UPDATED 5/06/26 PER VILLAGE COMMENTS Illinois Professional Engineer Number 062-054937 My License Expires on November 30, 2027 Sheet 2 / 2 Page 252 of 261 Page 253 of 261 Page 254 of 261 Page 255 of 261 Page 256 of 261 PROPERTY ADDRESS: GENERAL SURVEYORS NOTES: SURVEYORS LEGEND: 300 60TH STREET, DOWNERS GROVE, ILLINOIS 60516 1. The Legal Description used to perform this survey was supplied by others. This survey does not determine ABBREVIATIONS FIP - Found Iron Pipe Surveyor LINETYPES SURVEY NUMBER: 2511.2020 nor imply ownership of the lands or any fences shown hereon. Unless the Title Commitment Number and (C) - Calculated FIPC - Found Iron Pipe & Cap PLT - Planter Date is referenced on this survey, an examination of the abstract of title was NOT performed by the signing Boundary Line (D) - Deed FIR - Found Iron Rod POB - Point of Beginning CERTIFIED TO: VALBON & MEREME DERVISHI; LANDTRUST; CASH surveyor to determine which instruments, if any, are affecting this property. Center Line (F) - Field FIRC - Found Iron Rod & Cap POC - Point of Chain Link or Wire (M) - Measured FN - Found Nail Commencement 2. The purpose of this survey is to establish the boundary of the lands described by the legal description Fence (P) - Plat FN&D - Found Nail & Disc PRC - Point of Reverse provided and to depict the visible improvements thereon for a pending financial transaction. Underground Curvature footings, utilities, or other service lines, including roof eave overhangs were not located as part of this survey. Easement (R) - Record FRRSPK - Found Rail Road Spike PRM - Permanent Reference Unless specifically stated otherwise the purpose and intent of this survey is not for any construction activities Edge of Water (S) - Survey Monument or future planning. A/C - Air Conditioning GAR - Garage Iron Fence PSM - Professional Surveyor & AE - Access Easement GM - Gas Meter DATE OF SURVEY: 11/14/25 3. If there is a septic tank or drain field shown on this survey, the location depicted hereon was either shown to Mapper Overhead Lines ANE - Anchor Easement ID - Identification the surveyor by a third party or it was estimated by visual above ground inspection. No excavation was PT - Point of Tangency BUYER: Valbon & Mereme Dervishi ASBL - Accessory Setback Line IE/EE - Ingress/Egress performed to determine its location. Structure PUE - Public Utility Easement Easement B/W - Bay/Box Window R - Radius or Radial LENDER: CASH 4. This survey is exclusively for a pending financial transaction and only to be used by the parties to whom it is Survey Tie Line ILL - Illegible BC - Block Corner R/W - Right of Way certified. Vinyl Fence BFP - Backflow Preventer INST - Instrument TITLE COMPANY: LANDTRUST RES - Residential INT - Intersection 5. Alterations to this survey map and report by other than the signing surveyor are prohibited. Wall or Party Wall BLDG - Building RGE - Range IRRE - Irrigation Easement COMMITMENT DATE: NOT REVIEWED CLIENT FILE NO: 6. Dimensions are in feet and decimals thereof. Wood Fence BLK - Block ROE - Roof Overhang L - Length BM - Benchmark Easement LEGAL DESCRIPTION: 7. Any FEMA flood zone data contained on this survey is for informational purposes only. Research to obtain SURFACE TYPES LAE - Limited Access Easement BR - Bearing Reference RP - Radius Point LOT 15 IN BLOCK 2 IN FAIRVIEW ACRES, BEING A SUBDIVISION OF THE said data was performed at www.fema.gov and may not reflect the most recent information. Asphalt BRL - Building Restriction Line LB# - License No. (Business) S/W - Sidewalk NORTH 1/2 OF THE SOUTHWEST 1/4 (ALSO KNOWN AS LOT 6) OF LBE - Limited Buffer Easement SECTION 16, TOWNSHIP 38 NORTH, RANGE 11, EAST OF THE THIRD 8. Unless otherwise noted “SIR” indicates a set iron rebar, 5/8 inch in diameter and twenty-four inches long. Brick or Tile BSMT - Basement SBL - Setback Line PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED LE - Landscape Easement C - Curve SCL - Survey Closure Line APRIL 9, 1936 AS DOCUMENT 368165, IN DUPAGE COUNTY, ILLINOIS. 9. The symbols reflected in the legend and on this survey may have been enlarged or reduced for clarity. The Concrete LME - Lake/Landscape symbols have been plotted at the approximate center of the field location and may not represent the actual C/L - Center Line SCR - Screen Covered Area Maintenance Easement shape or size of the feature. C/P - Covered Porch SEC - Section LS# - License No. (Surveyor) Water C/S - Concrete Slab SEP - Septic Tank 10. Points of Interest (POI’s) are select above-ground improvements, which may appear in conflict with MB - Map Book Wood CATV - Cable TV Riser SEW - Sewer boundary, building setback or easement lines, as defined by the parameters of this survey. These POI’s may ME - Maintenance Easement CB - Concrete Block SIRC - Set Iron Rod & Cap not represent all items of interest to the viewer. There may be additional POI’s which are not shown or called- SYMBOLS MES - Mitered End Section CH - Chord Bearing SMWE - Storm Water out as POI’s, or which are otherwise unknown to the surveyor. Benchmark MF - Metal Fence Management Easement CHIM - Chimney MH - Manhole 11. Utilities shown on the subject property may or may not indicate the existence of recorded or unrecorded Center Line CLF - Chain Link Fence SN&D - Set Nail and Disc MHWL - Mean High Water Line utility easements. Central Angle or CME - Canal Maintenance SQFT - Square Feet NR - Non-Radial 12. The information contained on this survey has been performed exclusively by and is the sole responsibility of Delta Easement STL - Survey Tie Line NTS - Not to Scale Exacta Land Surveyors, LLC. Additional logos or references to third party firms are for informational purposes Common Ownership CO - Clean Out STY - Story NAVD88 - North American only. CONC - Concrete SV - Sewer Valve Control Point Vertical Datum 1988 COR - Corner SWE - Sidewalk Easement 13. Due to varying construction standards, building dimensions are approximate and are not intended to be NGVD29 - National Geodetic Catch Basin CS/W - Concrete Sidewalk TBM - Temporary Bench Mark used for new construction or planning. Vertical Datum 1929 Elevation CUE - Control Utility Easement OG - On Ground TEL - Telephone Facilities 14. Surveyor bearings are used for angular reference and are used to show angular relationships of lines only and CVG - Concrete Valley Gutter ORB - Official Records Book TOB - Top of Bank Fire Hydrant are not related or orientated to true or magnetic north. Bearings are shown as surveyor bearings, D/W - Driveway ORV - Official Record Volume TUE - Technological Utility and when shown as matching those on the subdivision plats on which this survey is based, they are to Find or Set Easement Monument DE - Drainage Easement O/A - Overall be deemed no more accurate as the determination of a north orientation made on and for those original DF - Drain Field TWP - Township Guywire or Anchor O/S - Offset subdivision plats. North 00 degrees East is assumed and upon preparation of this plat, the resulting bearing DH - Drill Hole TX - Transformer OFF - Outside Subject between found points as shown on this survey is the basis of said surveyor bearings as defined and required Manhole DUE - Drainage & Utility Property TYP - Typical to be noted by Illinois Administrative Code Title 68, Chapter VII, Sub-Chapter B, Part 1270, Section 1270.56, Easement UE - Utility Easement Tree OH - Overhang Paragraph B, Sub-Paragraph 6, Item k. ELEV - Elevation UG - Underground Utility or Light Pole OHL - Overhead Utility Lines 15. THIS SURVEY IS A PROFESSIONAL SERVICE IN COMPLIANCE WITH THE MINIMUM STANDARDS OF THE STATE EM - Electric Meter OHWL - Ordinary High Water UP - Utility Pole OF ILLINOIS. NO IMPROVEMENTS SHOULD BE MADE ON THE BASIS OF THIS PLAT ALONE. PLEASE REFER ALSO Well ENCL - Enclosure Line UR - Utility Riser TO YOUR DEED, TITLE POLICY AND LOCAL ORDINANCES. THIS DOCUMENT MAY ONLY BE USED BY THE ENT - Entrance ON - Inside Subject Property VF - Vinyl Fence PARTIES TO WHICH IT IS CERTIFIED. EOP - Edge of Pavement P/E - Pool Equipment W/C - Witness Corner EOW - Edge of Water PB - Plat Book W/F - Water Filter FLOOD ZONE INFORMATION: ESMT - Easement PC - Point of Curvature WF - Wood Fence EUB - Electric Utility Box PCC - Point of Compound WM - Water Meter/Valve Box F/DH - Found Drill Hole Curvature WV - Water valve FCM - Found Concrete PCP - Permanent Control Point Monument PI - Point of Intersection FF - Finished Floor PLS - Professional Land JOB SPECIFIC SURVEYOR NOTES: SEE PAGE 1 OF 2 FOR MAP OF PROPERTY PAGE 2 OF 2 - NOT VALID WITHOUT ALL PAGES Page 257 of 261  ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: May 13, 2026​ ​ ​ ​ ​ ​ PZC 011-2026 TITLE: Request from the Karen Bailey Meyer Trust and the David P. Meyer Trust for the property at 300 West 60th Street, Downers Grove, Illinois, 60516, for the following: 1.​ Preliminary Plan of Subdivision to subdivide one (1) lot into two (2) lots in the R-3 Single-Unit Residential District. I.​ BACKGROUND OF ITEM A.​ Location: 300 West 60th Street is located on the northside of 60th Street between Fairview Avenue and Cumnor Road. The subject property is currently improved with a detached house and separate garage. If the subdivision request is approved, both buildings will be demolished to allow for two new detached houses to be built. The lot is currently 120 feet wide by 297 feet deep, for an area of 35,640 square feet, or 0.82 acres. Though this property has a Downers Grove zipcode, it is fully under the jurisdiction of the Village of Westmont, having been annexed under Ordinance 03-109 in 2003. Aerial Map - 300 West 60th Street (source: DuPage County Parcel Viewer) Page 258 of 261  Zoning Map - 300 West 60th Street B.​ Zoning Designations: SUBJECT PROPERTY​ ​ ​ R-3 Single-Unit Residential District ALL ADJACENT PROPERTIES​ ​ R-3 Single-Unit Residential District C.​ Neighborhood Characteristics​ ​ ​ ​ The lot is located in the Fairview Acres Subdivision, which was recorded in 1936. At the time of subdivision, the prominent lot size in this subdivision is 120 feet wide by 297 feet deep, like the subject property. Over the last 90 years, a majority of the properties to the south and east were subdivided into two 60 foot wide lots. All adjacent properties are zoned R-3 and improved with detached houses, although there are multi-unit residential complexes within a quarter-mile.​ Street View - 300 West 60th Street II.​ PETITIONER REQUEST: The petitioner has requested a Preliminary Plan of Subdivision to subdivide one (1) lot into two (2) lots in the R-3 Single-Unit Residential District. ____________________________________________________________________________________ PZC 011-2026​ ​ Page 2 of 4 Page 259 of 261 III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is R-3 Single-Unit Residential District, which is intended to create, maintain, and promote detached houses (f.k.a. single-family homes). The Comprehensive Plan designates the future land use in this area as Single Family Detached Residential. Through this designation, the plan recommends that the design of new detached homes “...consider the established character of surrounding single-family areas.” The plan also recommends preserving and enhancing the Village’s housing stock through appropriately designed and scaled new construction. B.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request. Any corresponding code sections for entitlement approval consideration can be referenced in item V(B) below. ●​ Preliminary Plan to subdivide one (1) lots into two (2) lots in the R-3 Single-Unit Residential District. A preliminary plan of subdivision must be reviewed and approved prior to approval of the final plat of subdivision. The submitted preliminary plan demonstrates substantial compliance with the applicable requirements of Appendix B - Land Development. The table below lists the minimum lot width, depth, and area requirements for lots in the R-3 district, and shows that the proposed preliminary plan exceeds all minimums. Chapter 95, Sec. 2.05: Lot and Building Regulations R-3 Single-Unit Residential Minimum Required Proposed (both lots) Compliance Lot Width 50 ft. 60 ft. Minimum met Lot Depth 125 ft. 297 ft. Minimum met Lot Area 7,800 sq. ft. 17,280 sq. ft. Minimum met The preliminary plan contains draft designs of two detached homes, both of which largely meet the applicable zoning setbacks and bulk regulations. The designs shown on the plan are not final, so the homes built may be different. When a property is subdivided, impact fees are collected for the new lot(s) and are paid to the Westmont Park District, Westmont Library District, and the school districts serving the subject property. In this case, only one new lot is created, so only one set of impact fees must be paid. Each lot will pay ½ of the fee. The dollar amount is dependent on the bedroom count, and will be determined when a building permit is applied for. Although stormwater detention is not required for a subdivision of this size, Best Management Practices (BMPs) will be required. To meet this requirement, the petitioner proposed to build a dry well on each property. Further details on the dry well and BMPs will be worked out when an engineering permit is submitted. ____________________________________________________________________________________ PZC 011-2026​ ​ Page 3 of 4 Page 260 of 261  The final plat of subdivision is attached to this report for reference, as it is not reviewed by the Planning & Zoning Commission. The final plat is reviewed by the Village Board only. IV.​ SUMMARY The petitioner has requested a preliminary plan of subdivision to subdivide 300 West 60th Street from one (1) lot into two (2) lots. The proposed plan meets the zoning and land development requirements for lots in the R-3 Single-Unit Residential district, and is consistent with the recommendations of the Comprehensive Plan. V.​ LEGAL A.​ Notification: No notification is required for subdivisions. B.​ Code References: Appendix B C.​ Other Action: The recommendation made by the Planning and Zoning Commission will be referred to the Village Board for a final decision. The final plat of subdivision will also be reviewed by the Board at this meeting. VI.​ DOCUMENTS ATTACHED: 1.​ Petitioner Attachments received March 24, 2026 (Edited for PZC): a.​ Planning & Zoning Development Application b.​ Project Narrative c.​ Preliminary Plan of Subdivision d.​ Final Plat of Subdivision (for reference, not reviewed by the Planning & Zoning Commission) e.​ Proof of Ownership f.​ Plat of Survey ____________________________________________________________________________________ PZC 011-2026​ ​ Page 4 of 4 Page 261 of 261