Planning & Zoning Commission
Regular MeetingWestmont, IL · June 10, 2026
Agenda
LEGAL NOTICE / PUBLIC NOTICE
VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
MEETING AGENDA
The Village of Westmont Planning and Zoning Commission will hold its regular meeting
on Wednesday, June 10, 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 May 13, 2026 regular meeting
8. Review of Public Hearing Procedures
9. Old Business
a. 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.
10. New Business
a. PUBLIC HEARING PZC 018-2026
A request from Community Unit School District 201 for the property at 909
Oakwood Drive, Westmont, Illinois, 60559, for the following:
1. Special Use Permit for an electronic message board sign for Westmont
High School in the R-3 Single-Unit Residential District.
b. PUBLIC HEARING PZC 019-2026
A request from The Mahj House, LLC, d/b/a The Mahj House (Petitioner), and
Richmond Station LLC (Owner), for the property at 38 South Cass 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 020-2026
A request from Richard Strohmaier Jr. for the property at 29 North 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 two patios.
d. NOTE: The public hearings concerning all Downtown rezoning and
related items will begin no earlier than 7:30 PM.
e. PUBLIC HEARING PZC 014-2026
Requests from the Village of Westmont for the following:
1. Zoning Map Amendment to rezone the properties listed below, all in
Westmont, Illinois, 60559, from the B-1 Downtown Edge District to the B-
1(A) Downtown Core District.
2-8 ½ North 19 North Cass 29-31 North 38 North Cass 110 North 132 North
Avenue Cass Avenue Avenue Cass Avenue Cass Avenue
Cass Avenue; 2- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09-
10, 10a, and 112-011 112-007; 222-014 215-023 215-015
09-10-112-006
10b West
Burlington
Avenue
PIN(s): 09-09-
222-027
10 North Cass 20 North Cass 30 North Cass 39 North Cass 111 North 134 North
Avenue Avenue Avenue Avenue Cass Avenue Cass Avenue
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09-
222-026 222-022 222-018 112-003; 108-008 215-014;
09-10-112-002 09-09-215-013
13 North Cass 21 North Cass 32 North Cass 41 North Cass 113 North 136 North
Avenue Avenue Avenue Avenue Cass Avenue Cass Avenue
PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09-
112-014 112-010 222-017 112-001 108-007 215-012
14 North Cass 22 North Cass 33 North Cass 42 North Cass 116-120 North 12 West
Avenue Avenue Avenue Avenue Cass Avenue Burlington
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-09- PIN(s): 09-09- Avenue
222-025 222-021 112-005 222-013 215-025 PIN(s): 09-09-
222-012
15 North Cass 24 North Cass 34 North Cass 100 North 117 North 14 West
Avenue Avenue Avenue Cass Avenue Cass Avenue Burlington
PIN(s): 09-10- PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- Avenue
112-013 222-020 222-016 215-024 108-006 PIN(s): 09-09-
222-011
17 North Cass 25 North Cass 35 North Cass 101 North 124 North 16 West
Avenue Avenue Avenue Cass Avenue Cass Avenue Burlington
PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09- Avenue
112-012 112-009; 112-004 108-011; 215-018 PIN(s): 09-09-
09-10-112-008 09-10-108-010 222-010
18 North Cass 26-28 North 36 North Cass 109 North 128 North 35 South Cass
Avenue Cass Avenue Avenue Cass Avenue Cass Avenue Avenue
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-09- PIN(s): 09-10-
222-023; 222-019 222-015 108-009 215-017; 303-051
09-09-222-024 09-09-215-016
18 West 7-11 West 17 West Quincy 1 South Cass 21 South Cass
Burlington Quincy Street Street Avenue Avenue
Avenue PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-10-
PIN(s): 09-09- 407-022 407-002 300-017 303-003
222-009
20 West 13 West Quincy 19-23 West 15 South Cass 25 South Cass
Burlington Street Quincy Street; Avenue Avenue
Avenue PIN(s): 09-09- 7 South Lincoln PIN(s): 09-10- PIN(s): 09-10-
PIN(s): 09-09- 407-004 Street 303-001 303-004
222-008 PIN(s): 09-09-
407-001
1-5 West Quincy 15 West Quincy 15 East Quincy 19 South Cass 138-140 North
Street Street Street Avenue Cass Avenue
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09-
407-027 407-003 303-008 303-002 215-011
28-44 South Cass Avenue
PIN(s): 09-09-407-023; 09-09-430-001; 09-09-430-002; 09-09-430-003; 09-09-430-004; 09-09-430-
005; 09-09-430-006; 09-09-430-007; 09-09-430-008; 09-09-430-009; 09-09-430-010; 09-09-430-011;
09-09-430-012; 09-09-430-013; 09-09-430-014; 09-09-430-015; 09-09-430-016; 09-09-430-017; 09-
09-430-018; 09-09-430-019; 09-09-430-020; 09-09-430-021; 09-09-430-022; 09-09-430-023; 09-09-
430-024
1 North Cass Avenue
Legal Description: LOTS 16 THRU 22 IN BLOCK 13 IN ARTHUR T. MCINTOSH AND COMPANY'S
FIRST ADDITION TO WESTMONT, BEING A SUBDIVISION IN THE WEST HALF OF THE
NORTHWEST QUARTER OF SECTION 10, TOWNSHIP 38 NORTH, RANGE 11, EAST OF THE
THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 10,
1921 AS DOCUMENT 150101, AND ALSO, THE VACATED 16 FOOT ALLEY BETWEEN LOT 18
AND LOTS 19 THRU 22 IN AFORESAID BLOCK 13, AND ALSO, THAT PART OF BURLINGTON
AVENUE LYING EAST OF CASS AVENUE AND BETWEEN LOTS 7 AND 8 IN BLOCK 12 AND
LOTS 16 THRU 19 IN SAID BLOCK 13 MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 19, THENCE NORTH 01 DEGREES
51 MINUTES 52 SECONDS WEST ALONG THE EAST LINE OF SAID CASS AVENUE 46.02 FEET,
THENCE NORTH 89 DEGREES 36 MINUTES 48 SECONDS EAST 25.00 FEET, THENCE NORTH
00 DEGREES 23 MINUTES 12 SECONDS WEST 20.00 FEET TO THE SOUTH LINE OF SAID LOT
8, THENCE ALONG SAID SOUTH LINE SOUTH 89 DEGREES 36 MINUTES 48 SECONDS WEST
85.00 FEET, THENCE SOUTH 00 DEGREES 23 MINUTES 12 SECONDS EAST 16.00 FEET,
THENCE NORTH 89 DEGREES 36 MINUTES 48 SECONDS EAST 181.50 FEET, THENCE
SOUTH 00 DEGREES 23 MINUTES 12 SECONDS EAST TO THE NORTH LINE OF SAID LOT 16,
THENCE SOUTH 89 DEGREES 36 MINUTES 48 SECONDS WEST ALONG THE NORTH LINES
OF SAID LOTS 16 THRU 19 A DISTANCE OF 290.32 FEET TO THE POINT OF BEGINNING, AND
ALSO, THAT PART OF LOTS 15 AND 23 IN AFORESAID BLOCK 13 LYING WEST OF THE
FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT
23, THENCE NORTH 89 DEGREES 36 MINUTES 48 SECONDS EAST ALONG THE SOUTH LINE
OF SAID LOT 23 A DISTANCE OF 351.80 FEET FOR THE POINT OF BEGINNING, THENCE
NORTH 00 DEGREES 23 MINUTES 12 SECONDS WEST 150.00 FEET, THENCE NORTH 28
DEGREES 54 MINUTES 39 SECONDS EAST 28.61 FEET TO THE NORTH LINE OF SAID LOT 15,
ALL IN DUPAGE COUNTY, ILLINOIS
2. Zoning Map Amendment to rezone the properties listed below, all in
Westmont, Illinois, 60559, from the M-1 Limited Manufacturing District to
the B-1(A) Downtown Core District.
20-26 East Quincy Street PIN(s): 09-10-300-014; 09-10-300-016
3. Comprehensive Plan Map Amendment to change the future land use
designation of the properties listed below, all in Westmont, Illinois, 60559,
from Single Family Attached Residential to Downtown Mixed-Use.
20-26 East Quincy Street PIN(s): 09-10-300-014; 09-10-300-016
4. Zoning Map Amendment to rezone the split-zoned property listed below,
in Westmont, Illinois, 60559, from the B-1 Downtown Edge District and the
R-3 Single-Unit Residential District to the B-1(A) Downtown Core District.
139 North Cass Avenue PIN(s): 09-10-108-019
5. Comprehensive Plan Map Amendment to change the future land use
designation of the properties listed below, all in Westmont, Illinois, 60559,
from Single Family Detached Residential to Downtown Mixed-Use.
139 North Cass Avenue PIN(s): 09-10-108-019
6. Zoning Map Amendment to rezone the split-zoned property listed below,
in Westmont, Illinois, 60559, from being partially unzoned and from the R-5
General Residential District to the B-1(A) Downtown Core District.
18 West Quincy Street PIN(s): 09-09-502-007
f. PUBLIC HEARING PZC 015-2026
A request from the Village of Westmont for the following:
1. Zoning Map Amendment to rezone the properties listed below, all in
Westmont, Illinois, 60559, from the R-5 General Residential District to the
B-1 Downtown Edge District.
45 West Quincy 26 West 32-34 West 5 North Grant Street
Street Burlington Avenue Burlington Avenue PIN(s): 09-09-221-
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09-221- 015
406-001 221-021 017 ;
09-09-221-018
22 West 30 West 38 West Burlington
Burlington Burlington Avenue
Avenue Avenue PIN(s): 09-09-221-
PIN(s): 09-09- PIN(s): 09-09- 016
221-022 221-023
g. PUBLIC HEARING PZC 016-2026
A request from the Village of Westmont for the following:
1. Zoning Map Amendment to rezone the properties listed below, all in
Westmont, Illinois, 60559, from the R-5 General Residential District to the
R-7 Downtown Residential District.
100 West 321 West Quincy 139 West Quincy 208 West 227 West Quincy 316 West
Quincy Street Street Street Burlington Street Burlington
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
227-002; 09-09- 400-019 403-002 PIN(s): 09-09- 429-001 PIN(s): 09-09-
227-001 218-023 216-031
101 West 100 West 140 West Quincy 210 West 229 West Quincy 320 West
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-007 PIN(s): 09-09- 226-039 PIN(s): 09-09- 429-002 PIN(s): 09-09-
220-023 218-019 216-022
105 West 104 West 141 West Quincy 212 West 231 West Quincy 1-5 North
Quincy Street Burlington Street Burlington Street Washington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Street
404-006 PIN(s): 09-09- 403-001 PIN(s): 09-09- 401-004 PIN(s): 09-09-
220-022 218-018 219-015
107 West 106 West 144 West Quincy 216 West 235 West Quincy 1-5 North
Quincy Street Burlington Street Burlington Street Hudson Street
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- PIN(s): 09-09-
404-005 PIN(s): 09-09- 226-038 PIN(s): 09-09- 401-003 218-016
220-021; 09-09- 218-017
220-020
109 West 112 West 148 West Quincy 220 West 240 West Quincy 32 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-004 PIN(s): 09-09- 226-037 PIN(s): 09-09- 224-001 PIN(s): 09-10-
220-019 217-024 113-009
113 West 114 West 205 West Quincy 222 West 241 West Quincy 100 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-024 PIN(s): 09-09- 402-005 PIN(s): 09-09- 401-002 PIN(s): 09-10-
220-018 217-023 114-013
115 West 116 West 207 West Quincy 224 West 243 West Quincy 102 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-023 PIN(s): 09-09- 402-004 PIN(s): 09-09- 401-001 PIN(s): 09-10-
220-017 217-022 114-014
117 West 120 West 213 West Quincy 226 West 300 West Quincy 108 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-022 PIN(s): 09-09- 402-003 PIN(s): 09-09- 223-002 PIN(s): 09-10-
220-016 217-021 114-015
119 West 126 West 215 West Quincy 230 West 301 West Quincy 114 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-021 PIN(s): 09-09- 402-002 PIN(s): 09-09- 400-005 PIN(s): 09-10-
219-021 217-020 114-016
121 West 128 West 216 West Quincy 234 West 305 West Quincy 205 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-001 PIN(s): 09-09- 225-001 PIN(s): 09-09- 400-004 PIN(s): 09-10-
219-020 217-025 120-010
125 West 130 West 217 West Quincy 238 West 309 West Quincy 17 North Linden
Quincy Street Burlington Street Burlington Street Avenue
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- PIN(s): 09-10-
403-005 PIN(s): 09-09- 402-019 PIN(s): 09-09- 400-003 113-008
219-019 217-016;
09-09-217-017
129 West 132 West 219 West Quincy 300 West 315 West Quincy 16 North
Quincy Street Burlington Street Burlington Street Warwick Avenue
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- PIN(s): 09-10-
403-004 PIN(s): 09-09- 402-020 PIN(s): 09-09- 400-002 113-016
219-018 216-023; 09-09-
216-024; 09-09-
216-025; 09-09-
216-026
135 West 134 West 221 West Quincy 306 West 316 West Quincy 16 North
Quincy Street Burlington Street Burlington Street Wilmette
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
403-003 PIN(s): 09-09- 401-020 PIN(s): 09-09- 223-001 PIN(s): 09-10-
219-017 216-020; 09-09- 114-017
216-019
136 West 140 West 222 West Quincy 310 West 312 West 19 North
Quincy Street Burlington Street Burlington Burlington Wilmette
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue Avenue Avenue
226-040 PIN(s): 09-09- 224-002 PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10-
219-016 216-028 216-027 115-007
317 West 200 West 206 West 225 West Quincy 314 West
Quincy Street Burlington Burlington Street Burlington
PIN(s): 09-09- Avenue Avenue PIN(s): 09-09- Avenue
400-018 PIN(s): 09-09- PIN(s): 09-09- 401-021 PIN(s): 09-09-
218-021 218-022 216-032
Unaddressed West Quincy Street (Quincy Street Station Homes) PINS(s): 09-09-226-041; 09-09-226-
023; 09-09-226-024; 09-09-226-025; 09-09-226-026; 09-09-226-027; 09-09-226-028; 09-09-226-029;
09-09-226-030; 09-09-226-031; 09-09-226-032; 09-09-226-033; 09-09-226-034; 09-09-226-035; 09-
09-226-036
2. Comprehensive Plan Amendment to change the future land use
designation of the properties listed below, all in Westmont, Illinois, 60559,
from Single Family Detached Residential to Single Family Attached
Residential.
32 East Burlington 100 East Burlington 102 East Burlington 114 East Burlington 17 North Linden
Avenue Avenue Avenue Avenue Avenue
PIN(s): 09-10-113- PIN(s): 09-10-114- PIN(s): 09-10-114- PIN(s): 09-10-114- PIN(s): 09-10-113-
009 013 014 016 008
16 North Warwick 16 North Wilmette 19 North Wilmette 108 East Burlington
Avenue Avenue Avenue Avenue
PIN(s): 09-10-113- PIN(s): 09-10-114- PIN(s): 09-10-115- PIN(s): 09-10-114-
016 017 007 015
3. Comprehensive Plan Amendment to change the future land use
designation of the property listed below, in Westmont, Illinois, 60559, from
Public/Semi Public to Single Family Attached Residential.
205 East Burlington Avenue PIN(s): 09-10-120-010
11. Open Forum
The public comment rules and procedures are set forth in Chapter 2, Section 2-66
of the Westmont Code of Ordinances. Public comment is allowed for matters of
public concern that are not on the agenda. Public comment is limited to 3 minutes
per speaker.
12. Miscellaneous
a. General Updates
1. Next Regular PZC Meeting on July 8, 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
Packet
LEGAL NOTICE / PUBLIC NOTICE
VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
MEETING AGENDA
The Village of Westmont Planning and Zoning Commission will hold its regular meeting
on Wednesday, June 10, 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 May 13, 2026 regular meeting
8. Review of Public Hearing Procedures
9. Old Business
a. 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.
10. New Business
a. PUBLIC HEARING PZC 018-2026
A request from Community Unit School District 201 for the property at 909
Oakwood Drive, Westmont, Illinois, 60559, for the following:
1. Special Use Permit for an electronic message board sign for Westmont
High School in the R-3 Single-Unit Residential District.
b. PUBLIC HEARING PZC 019-2026
A request from The Mahj House, LLC, d/b/a The Mahj House (Petitioner), and
Richmond Station LLC (Owner), for the property at 38 South Cass Avenue,
Page 1 of 236
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 020-2026
A request from Richard Strohmaier Jr. for the property at 29 North 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 two patios.
d. NOTE: The public hearings concerning all Downtown rezoning and
related items will begin no earlier than 7:30 PM.
e. PUBLIC HEARING PZC 014-2026
Requests from the Village of Westmont for the following:
1. Zoning Map Amendment to rezone the properties listed below, all in
Westmont, Illinois, 60559, from the B-1 Downtown Edge District to the B-
1(A) Downtown Core District.
2-8 ½ North 19 North Cass 29-31 North 38 North Cass 110 North 132 North
Avenue Cass Avenue Avenue Cass Avenue Cass Avenue
Cass Avenue; 2- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09-
10, 10a, and 112-011 112-007; 222-014 215-023 215-015
09-10-112-006
10b West
Burlington
Avenue
PIN(s): 09-09-
222-027
10 North Cass 20 North Cass 30 North Cass 39 North Cass 111 North 134 North
Avenue Avenue Avenue Avenue Cass Avenue Cass Avenue
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09-
222-026 222-022 222-018 112-003; 108-008 215-014;
09-10-112-002 09-09-215-013
13 North Cass 21 North Cass 32 North Cass 41 North Cass 113 North 136 North
Avenue Avenue Avenue Avenue Cass Avenue Cass Avenue
PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09-
112-014 112-010 222-017 112-001 108-007 215-012
14 North Cass 22 North Cass 33 North Cass 42 North Cass 116-120 North 12 West
Avenue Avenue Avenue Avenue Cass Avenue Burlington
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-09- PIN(s): 09-09- Avenue
222-025 222-021 112-005 222-013 215-025 PIN(s): 09-09-
222-012
15 North Cass 24 North Cass 34 North Cass 100 North 117 North 14 West
Avenue Avenue Avenue Cass Avenue Cass Avenue Burlington
PIN(s): 09-10- PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- Avenue
112-013 222-020 222-016 215-024 108-006 PIN(s): 09-09-
222-011
17 North Cass 25 North Cass 35 North Cass 101 North 124 North 16 West
Avenue Avenue Avenue Cass Avenue Cass Avenue Burlington
PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09- Avenue
112-012 112-009; 112-004 108-011; 215-018 PIN(s): 09-09-
09-10-112-008 09-10-108-010 222-010
18 North Cass 26-28 North 36 North Cass 109 North 128 North 35 South Cass
Avenue Cass Avenue Avenue Cass Avenue Cass Avenue Avenue
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-09- PIN(s): 09-10-
222-023; 222-019 222-015 108-009 215-017; 303-051
09-09-222-024 09-09-215-016
Page 2 of 236
18 West 7-11 West 17 West Quincy 1 South Cass 21 South Cass
Burlington Quincy Street Street Avenue Avenue
Avenue PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-10-
PIN(s): 09-09- 407-022 407-002 300-017 303-003
222-009
20 West 13 West Quincy 19-23 West 15 South Cass 25 South Cass
Burlington Street Quincy Street; Avenue Avenue
Avenue PIN(s): 09-09- 7 South Lincoln PIN(s): 09-10- PIN(s): 09-10-
PIN(s): 09-09- 407-004 Street 303-001 303-004
222-008 PIN(s): 09-09-
407-001
1-5 West Quincy 15 West Quincy 15 East Quincy 19 South Cass 138-140 North
Street Street Street Avenue Cass Avenue
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10- PIN(s): 09-10- PIN(s): 09-09-
407-027 407-003 303-008 303-002 215-011
28-44 South Cass Avenue
PIN(s): 09-09-407-023; 09-09-430-001; 09-09-430-002; 09-09-430-003; 09-09-430-004; 09-09-430-
005; 09-09-430-006; 09-09-430-007; 09-09-430-008; 09-09-430-009; 09-09-430-010; 09-09-430-011;
09-09-430-012; 09-09-430-013; 09-09-430-014; 09-09-430-015; 09-09-430-016; 09-09-430-017; 09-
09-430-018; 09-09-430-019; 09-09-430-020; 09-09-430-021; 09-09-430-022; 09-09-430-023; 09-09-
430-024
1 North Cass Avenue
Legal Description: LOTS 16 THRU 22 IN BLOCK 13 IN ARTHUR T. MCINTOSH AND COMPANY'S
FIRST ADDITION TO WESTMONT, BEING A SUBDIVISION IN THE WEST HALF OF THE
NORTHWEST QUARTER OF SECTION 10, TOWNSHIP 38 NORTH, RANGE 11, EAST OF THE
THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 10,
1921 AS DOCUMENT 150101, AND ALSO, THE VACATED 16 FOOT ALLEY BETWEEN LOT 18
AND LOTS 19 THRU 22 IN AFORESAID BLOCK 13, AND ALSO, THAT PART OF BURLINGTON
AVENUE LYING EAST OF CASS AVENUE AND BETWEEN LOTS 7 AND 8 IN BLOCK 12 AND
LOTS 16 THRU 19 IN SAID BLOCK 13 MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 19, THENCE NORTH 01 DEGREES
51 MINUTES 52 SECONDS WEST ALONG THE EAST LINE OF SAID CASS AVENUE 46.02 FEET,
THENCE NORTH 89 DEGREES 36 MINUTES 48 SECONDS EAST 25.00 FEET, THENCE NORTH
00 DEGREES 23 MINUTES 12 SECONDS WEST 20.00 FEET TO THE SOUTH LINE OF SAID LOT
8, THENCE ALONG SAID SOUTH LINE SOUTH 89 DEGREES 36 MINUTES 48 SECONDS WEST
85.00 FEET, THENCE SOUTH 00 DEGREES 23 MINUTES 12 SECONDS EAST 16.00 FEET,
THENCE NORTH 89 DEGREES 36 MINUTES 48 SECONDS EAST 181.50 FEET, THENCE
SOUTH 00 DEGREES 23 MINUTES 12 SECONDS EAST TO THE NORTH LINE OF SAID LOT 16,
THENCE SOUTH 89 DEGREES 36 MINUTES 48 SECONDS WEST ALONG THE NORTH LINES
OF SAID LOTS 16 THRU 19 A DISTANCE OF 290.32 FEET TO THE POINT OF BEGINNING, AND
ALSO, THAT PART OF LOTS 15 AND 23 IN AFORESAID BLOCK 13 LYING WEST OF THE
FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT
23, THENCE NORTH 89 DEGREES 36 MINUTES 48 SECONDS EAST ALONG THE SOUTH LINE
OF SAID LOT 23 A DISTANCE OF 351.80 FEET FOR THE POINT OF BEGINNING, THENCE
NORTH 00 DEGREES 23 MINUTES 12 SECONDS WEST 150.00 FEET, THENCE NORTH 28
DEGREES 54 MINUTES 39 SECONDS EAST 28.61 FEET TO THE NORTH LINE OF SAID LOT 15,
ALL IN DUPAGE COUNTY, ILLINOIS
2. Zoning Map Amendment to rezone the properties listed below, all in
Westmont, Illinois, 60559, from the M-1 Limited Manufacturing District to
the B-1(A) Downtown Core District.
20-26 East Quincy Street PIN(s): 09-10-300-014; 09-10-300-016
3. Comprehensive Plan Map Amendment to change the future land use
designation of the properties listed below, all in Westmont, Illinois, 60559,
from Single Family Attached Residential to Downtown Mixed-Use.
20-26 East Quincy Street PIN(s): 09-10-300-014; 09-10-300-016
4. Zoning Map Amendment to rezone the split-zoned property listed below,
in Westmont, Illinois, 60559, from the B-1 Downtown Edge District and the
R-3 Single-Unit Residential District to the B-1(A) Downtown Core District.
139 North Cass Avenue PIN(s): 09-10-108-019
Page 3 of 236
5. Comprehensive Plan Map Amendment to change the future land use
designation of the properties listed below, all in Westmont, Illinois, 60559,
from Single Family Detached Residential to Downtown Mixed-Use.
139 North Cass Avenue PIN(s): 09-10-108-019
6. Zoning Map Amendment to rezone the split-zoned property listed below,
in Westmont, Illinois, 60559, from being partially unzoned and from the R-5
General Residential District to the B-1(A) Downtown Core District.
18 West Quincy Street PIN(s): 09-09-502-007
f. PUBLIC HEARING PZC 015-2026
A request from the Village of Westmont for the following:
1. Zoning Map Amendment to rezone the properties listed below, all in
Westmont, Illinois, 60559, from the R-5 General Residential District to the
B-1 Downtown Edge District.
45 West Quincy 26 West 32-34 West 5 North Grant Street
Street Burlington Avenue Burlington Avenue PIN(s): 09-09-221-
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09-221- 015
406-001 221-021 017 ;
09-09-221-018
22 West 30 West 38 West Burlington
Burlington Burlington Avenue
Avenue Avenue PIN(s): 09-09-221-
PIN(s): 09-09- PIN(s): 09-09- 016
221-022 221-023
g. PUBLIC HEARING PZC 016-2026
A request from the Village of Westmont for the following:
1. Zoning Map Amendment to rezone the properties listed below, all in
Westmont, Illinois, 60559, from the R-5 General Residential District to the
R-7 Downtown Residential District.
100 West 321 West Quincy 139 West Quincy 208 West 227 West Quincy 316 West
Quincy Street Street Street Burlington Street Burlington
PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
227-002; 09-09- 400-019 403-002 PIN(s): 09-09- 429-001 PIN(s): 09-09-
227-001 218-023 216-031
101 West 100 West 140 West Quincy 210 West 229 West Quincy 320 West
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-007 PIN(s): 09-09- 226-039 PIN(s): 09-09- 429-002 PIN(s): 09-09-
220-023 218-019 216-022
105 West 104 West 141 West Quincy 212 West 231 West Quincy 1-5 North
Quincy Street Burlington Street Burlington Street Washington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Street
404-006 PIN(s): 09-09- 403-001 PIN(s): 09-09- 401-004 PIN(s): 09-09-
220-022 218-018 219-015
107 West 106 West 144 West Quincy 216 West 235 West Quincy 1-5 North
Quincy Street Burlington Street Burlington Street Hudson Street
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- PIN(s): 09-09-
404-005 PIN(s): 09-09- 226-038 PIN(s): 09-09- 401-003 218-016
220-021; 09-09- 218-017
220-020
109 West 112 West 148 West Quincy 220 West 240 West Quincy 32 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
Page 4 of 236
404-004 PIN(s): 09-09- 226-037 PIN(s): 09-09- 224-001 PIN(s): 09-10-
220-019 217-024 113-009
113 West 114 West 205 West Quincy 222 West 241 West Quincy 100 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-024 PIN(s): 09-09- 402-005 PIN(s): 09-09- 401-002 PIN(s): 09-10-
220-018 217-023 114-013
115 West 116 West 207 West Quincy 224 West 243 West Quincy 102 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-023 PIN(s): 09-09- 402-004 PIN(s): 09-09- 401-001 PIN(s): 09-10-
220-017 217-022 114-014
117 West 120 West 213 West Quincy 226 West 300 West Quincy 108 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-022 PIN(s): 09-09- 402-003 PIN(s): 09-09- 223-002 PIN(s): 09-10-
220-016 217-021 114-015
119 West 126 West 215 West Quincy 230 West 301 West Quincy 114 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-021 PIN(s): 09-09- 402-002 PIN(s): 09-09- 400-005 PIN(s): 09-10-
219-021 217-020 114-016
121 West 128 West 216 West Quincy 234 West 305 West Quincy 205 East
Quincy Street Burlington Street Burlington Street Burlington
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
404-001 PIN(s): 09-09- 225-001 PIN(s): 09-09- 400-004 PIN(s): 09-10-
219-020 217-025 120-010
125 West 130 West 217 West Quincy 238 West 309 West Quincy 17 North Linden
Quincy Street Burlington Street Burlington Street Avenue
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- PIN(s): 09-10-
403-005 PIN(s): 09-09- 402-019 PIN(s): 09-09- 400-003 113-008
219-019 217-016;
09-09-217-017
129 West 132 West 219 West Quincy 300 West 315 West Quincy 16 North
Quincy Street Burlington Street Burlington Street Warwick Avenue
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- PIN(s): 09-10-
403-004 PIN(s): 09-09- 402-020 PIN(s): 09-09- 400-002 113-016
219-018 216-023; 09-09-
216-024; 09-09-
216-025; 09-09-
216-026
135 West 134 West 221 West Quincy 306 West 316 West Quincy 16 North
Quincy Street Burlington Street Burlington Street Wilmette
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue
403-003 PIN(s): 09-09- 401-020 PIN(s): 09-09- 223-001 PIN(s): 09-10-
219-017 216-020; 09-09- 114-017
216-019
136 West 140 West 222 West Quincy 310 West 312 West 19 North
Quincy Street Burlington Street Burlington Burlington Wilmette
PIN(s): 09-09- Avenue PIN(s): 09-09- Avenue Avenue Avenue
226-040 PIN(s): 09-09- 224-002 PIN(s): 09-09- PIN(s): 09-09- PIN(s): 09-10-
219-016 216-028 216-027 115-007
317 West 200 West 206 West 225 West Quincy 314 West
Quincy Street Burlington Burlington Street Burlington
PIN(s): 09-09- Avenue Avenue PIN(s): 09-09- Avenue
400-018 PIN(s): 09-09- PIN(s): 09-09- 401-021 PIN(s): 09-09-
218-021 218-022 216-032
Unaddressed West Quincy Street (Quincy Street Station Homes) PINS(s): 09-09-226-041; 09-09-226-
023; 09-09-226-024; 09-09-226-025; 09-09-226-026; 09-09-226-027; 09-09-226-028; 09-09-226-029;
09-09-226-030; 09-09-226-031; 09-09-226-032; 09-09-226-033; 09-09-226-034; 09-09-226-035; 09-
09-226-036
Page 5 of 236
2. Comprehensive Plan Amendment to change the future land use
designation of the properties listed below, all in Westmont, Illinois, 60559,
from Single Family Detached Residential to Single Family Attached
Page 6 of 236
Residential.
32 East Burlington 100 East Burlington 102 East Burlington 114 East Burlington 17 North Linden
Avenue Avenue Avenue Avenue Avenue
PIN(s): 09-10-113- PIN(s): 09-10-114- PIN(s): 09-10-114- PIN(s): 09-10-114- PIN(s): 09-10-113-
009 013 014 016 008
16 North Warwick 16 North Wilmette 19 North Wilmette 108 East Burlington
Avenue Avenue Avenue Avenue
PIN(s): 09-10-113- PIN(s): 09-10-114- PIN(s): 09-10-115- PIN(s): 09-10-114-
016 017 007 015
3. Comprehensive Plan Amendment to change the future land use
designation of the property listed below, in Westmont, Illinois, 60559, from
Public/Semi Public to Single Family Attached Residential.
205 East Burlington Avenue PIN(s): 09-10-120-010
11. Open Forum
The public comment rules and procedures are set forth in Chapter 2, Section 2-66
of the Westmont Code of Ordinances. Public comment is allowed for matters of
public concern that are not on the agenda. Public comment is limited to 3 minutes
per speaker.
12. Miscellaneous
a. General Updates
1. Next Regular PZC Meeting on July 8, 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 7 of 236
Village of Westmont
Planning & Zoning Commission
May 13, 2026 - Draft Minutes
The Village of Westmont Planning and Zoning Commission held its regular meeting on Wednesday, May
13, 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: 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), Adam Walsh (Planner), John Zemenak (Village Attorney)
3. Pledge of Allegiance
4. Swearing-in of testifying attendees
5. Reminder to silence all electronic devices
6. Reminder to sign-in for any public testimony
7. Approval of the Minutes of the March 11, 2026, regular meeting.
MOTION by Simpson to approve the regular meeting minutes from March 11, 2026.
Seconded by Charleston.
DISCUSSION:
Commissioner Lynn explained his rationale for his votes on the fire station’s approvals from the previous
meeting, noting that he did not mean to vote “no” on the Comprehensive Plan amendment request. John
Zemenak, Village Attorney, explained that the votes cannot be changed, but this meeting’s minutes can
reflect his sentiments.
VOTING:
Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Motion Passed
8. Review of Public Hearing Procedures
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Page 8 of 236
9. Old Business
None.
10.New Business
PUBLIC HEARING PZC 009-2026
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.
Presentation:
Richard Barclay, petitioner, presented the request. Barclay submitted to the Commission, through staff, a
list of signatures from neighbors supporting the requested variance. Scott Williams, Senior Planner,
explained that the list of signatures can be accepted, but it is not the same as sworn testimony provided
in-person at the meeting.
Staff Comment:
Scott Williams, Senior Planner, presented the staff report.
Public Comment:
Wayne David, neighboring property owner, spoke in support of the requested variance, and voiced
concerns about property maintenance conditions of other properties in the neighborhood.
Commissioner Comments:
Thomas: Commissioner Thomas had initial concerns about water, but were resolved after reading the
staff report.
Lynn: Commissioner Lynn asked about the status of future text amendments to lot coverage. Williams
explained that the staff presented potential changes to the Community Development Committee, and
received a positive recommendation to move forward with amendments in the future.
Lynn asked if the engineers required any stormwater improvements like a drywell. Williams replied no.
Lynn, Barclay, and Williams discussed the footprint of the deck. Lynn and Williams discussed the future
alley improvements
Donoghue: Commissioner Donoghue confirmed with Barclay that the deck is above ground.
Simpson: Commissioner Simpson recommended that if the pool and or deck are removed, they cannot
be replaced with other improvements.
Charleston: Commissioner Charleston recognized that lot coverage was calculated differently, and
asked what it may have been calculated when the home was reconstructed in 1998. Williams, and Adam
Walsh, Planner, explained the history of the lot coverage amendments.
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Page 9 of 236
Charleston supported Simpson’s recommended condition of approval.
Peterson: Secretary Peterson voiced concerns about setting precedence if the variance is approved.
Barclay responded that each variance should be reviewed individually.
Peterson recommended the neighbor contact the Code Enforcement Division regarding potential
property violations.
Lynn agreed with Peterson about concerns of setting precedence. Lynn voiced concerns about
discounting permeable materials from lot coverage.
Carmichael: Chair Carmichael shared concerns about setting precedence.
Carmichael allowed for a member of the public to approach the podium to provide comments.
John Savoia, neighboring property owner, spoke in favor of the variance.
MOTION 1
Motion by Simpson to recommend to the Village Board of Trustees to approve a request from Richard
and Carol Barclay for the property at 326 South Washington Street, Westmont, Illinois, 60559, for
a Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Unit Residential
District for a deck and pool.
Seconded by Donoghue.
DISCUSSION:
The Commission discussed amending the motion to approve a lot coverage variance, provided that in
the event that the deck and pool are not utilized in the future, the allowed lot coverage variance reverts
back to the existing legal nonconforming lot coverage.
Williams and Zemenak further clarified that staff can fine tune the wording of conditions in the ordinance,
if approved by the Village Board.
VOTING ON AMENDING THE MOTION:
Ayes: 6 - Carmichael, Charleston, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Abstain: 1 - Peterson
Motion Passed
3
Page 10 of 236
AMENDED MOTION 1
Motion by Thomas to recommend to the Village Board of Trustees to approve a request from Richard
and Carol Barclay for the property at 326 South Washington Street, Westmont, Illinois, 60559, for a
Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Unit Residential
District for a deck and pool, as amended.
Seconded by Donoghue.
VOTING ON THE AMENDED MOTION:
Ayes: 4 - Charleston, Donoghue, Simpson, Thomas
Nays: 2 - Carmichael, Lynn
Abstain: 1 - Peterson
Motion Passed
Walsh explained the voting, stating that four positive votes is a positive recommendation to the Village
Board.
PUBLIC HEARING PZC 017-2026
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 in the B-1
Downtown Edge District.
Presentation:
Angel Leveston, petitioner, presented the request.
Staff Comment:
Adam Walsh, Planner, presented the staff report.
Public Comment:
Ashley Cirillo, Westmont resident, spoke in support of the request.
Commissioner Comments:
Lynn: Lynn and Leveston discussed how mahjong is played. Lynn asked if gambling is associated with
the business, to which Leveston replied no.
Donoghue: Donoghue asked how private events will operate. Leveston explained it would be for
mahjong-related events.
Carmichael: Carmichael expressed support for the request.
4
Page 11 of 236
Peterson: Peterson voiced support for the request. Peterson and Leveston discussed how the studio will
be staffed.
Charleston: Charleston commented on the availability of parking.
Thomas: Thomas and Leveston discussed nearby parking options.
MOTION 1
Motion by Simpson to recommend to the Village Board of Trustees to approve 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 a Special Use Permit to
operate an Indoor Other Participant Entertainment business in the B-1 Downtown Edge District.
Seconded by Donoghue.
VOTING:
Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Motion Passed
PUBLIC HEARING PZC 008-2026
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.
Presentation:
Amina Taj and Zak Berta, on behalf of Tesla, Inc., presented the request. Taj explained the steps Tesla
Inc. has taken since receiving a special use permit violation notice.
Staff Comment:
Scott Williams, Senior Planner, presented the staff report. Zemenak provided context on the Special Use
Permit request and the recommended conditions.
Public Comment:
Patsy Albrecht, neighboring property owner, raised concerns regarding the maintenance of the detention
area and asked if the parking lot will be extended. Williams replied that no structures are proposed to be
extended into the detention area. Berta responded that they will work on continuing maintenance of the
detention area.
5
Page 12 of 236
Commissioner Comments:
Lynn: Lynn asked how many vehicles were sold at the dealership. Berta responded that he cannot
provide that information, as Tesla, Inc. is a publicly traded company. Williams and Carmichael added that
sales tax information is not a factor in their determination.
Simpson: Simpson asked for clarification on the condition prohibiting body and paint work. Williams
explained the petitioner currently does not offer that service and will continue not to.
Carmichael: Carmichael asked how many vehicles could be serviced at a time. Berta replied eight to
ten. Taj explained that the service volume will remain the same as it currently is.
MOTION 1
Motion by Simpson to recommend to the Village Board of Trustees to approve a request from Tesla, Inc.
(Petitioner), and Ogden Avenue LLC (Owner) for the property at 50 West Ogden Avenue, Westmont,
Illinois, 60559, for a 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.
Seconded by Thomas.
VOTING:
Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Motion Passed
PUBLIC HEARING PZC 013-2026
Request 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 District.
2) Zoning Ordinance Text Amendments to Chapter 95 - Zoning, of the Westmont Code of
Ordinances, Section 6.04, regarding the deletion of certain supplemental use regulations for
Video Gaming, Accessory.
Presentation:
Scott Williams, Senior Planner, presented the request and staff report. Williams clarified that the
proposed text amendments would allow accessory video gaming as a permitted use in the B-1(A) and
B-1 districts, and that new video gaming cafes would continue to be prohibited.
Carmichael asked if a business sells, may the new owner continue to operate accessory video gaming.
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Page 13 of 236
Zemenak explained that the liquor licenses are not transferable.
Public Comment:
None.
Commissioner Comments:
Lynn: Lynn confirmed that the proposed amendments do not affect liquor license regulations. Williams
replied yes, explaining businesses must still request a liquor license from the Village Board.
Charleston: Charleston and Zemenak discussed how liquor licenses are affected when a business sells
to a new owner.
Lynn and Zemenak discussed how liquor licenses are requested when the cap is reached.
MOTION 1
Motion by Charleston to recommend to the Village Board of Trustees to approve a request from the
Village of Westmont for 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 District.
Seconded by Simpson.
VOTING:
Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Motion Passed
MOTION 2
Motion by Donoghue to recommend to the Village Board of Trustees to approve a request from the
Village of Westmont for Zoning Ordinance Text Amendments to Chapter 95 - Zoning, of the
Westmont Code of Ordinances, Section 6.04, regarding the deletion of certain supplemental use
regulations for Video Gaming, Accessory.
Seconded by Simpson.
VOTING:
Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Motion Passed
7
Page 14 of 236
PZC 021-2025
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.
Presentation:
Ashraf Darwish, petitioner, and Majdi Darwish, architect, presented the request.
Staff Comment:
Scott Williams, Senior Planner, presented the staff report.
Commissioner Comments:
Lynn: Lynn asked for clarification about the interior side yard setback. Williams replied it is 10 feet. Lynn
asked if floor plans were provided. Darwish displayed the floor plan and Williams explained that floor
plans are not adopted as a part of site plan approval. Lynn and the Darwishes discussed the building
materials and building orientation.
Peterson: Peterson expressed support for the development.
Carmichael: Carmichael voiced support for the development.
Charleston: Charleston asked if the building will be on one parcel identification number (PIN) number.
Williams explained the development will likely utilize a condominium plat, which is handled at the time of
permitting.
Carmichael asked how the property will be addressed. Walsh answered that it will be addressed off Cass
Avenue, and will work the petitioner prior to submitting for permits.
Carmichael and the Darwishes discussed fire code requirements.
Donoghue: Donoghue asked if vehicles could park directly in front of the garage. Darwish replied that it
will not be allowed.
MOTION 1
Motion by Thomas to recommend to the Village Board of Trustees to approve a request from 5628
SOUTH CASS LLC for the property at 5628 South Cass Avenue, Westmont, Illinois, 60559, for Major
Site Plan for a Multi-Unit Building containing four (4) dwellings in the R-4 General Residential
District.
Seconded by Donoghue.
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Page 15 of 236
DISCUSSION:
Zemenak clarified that the item is not a public hearing, so an opportunity for public comment is not
required. Carmichael offered an opportunity for the public to comment.
Laurel Rugen, Westmont resident, raised concerns about the proposed development changing the
character of the Village.
VOTING:
Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Motion Passed
PZC 006-2026
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.
Presentation:
Ellen K. Raymond, representing the petitioner, presented the request.
Staff Comment:
Scott Williams, Senior Planner, presented the staff report. Williams confirmed that though the property
has a Willowbrook zipcode, it is under the Village of Westmont’s jurisdiction.
Commissioner Comments:
Lynn: Lynn and Williams confirmed all minimum lot requirements in the zoning district are met and that
utilities should be available near the subject property.
Charleston: Charleston confirmed the goal of the subdivision is for a new home to be built. Williams
replied yes, after the preliminary plan and final plat of subdivision are approved by the Village Board.
MOTION 1
Motion by Simpson to recommend to the Village Board of Trustees to approve a request from.
Seconded by Lynn.
VOTING:
Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Motion Passed
9
Page 16 of 236
PZC 010-2026
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 for a Daycare Center in the C-1 Commercial District.
Presentation:
Mark Kellenberger, petitioner, presented the request.
Kellenberger and Carmichael discussed the routes vehicles would access the site when coming from
different directions.
Staff Comment:
Scott Williams, Senior Planner, presented the staff report. Williams discussed the two traffic flows
options, one that the petitioner prefers and one that staff prefers, as well as other conditions to allow staff
to work with the petitioner regarding the location of the freestanding sign and the reducing potential
conflicts with the fire truck turning radius to the south of the proposed building.
Commissioner Comments:
Charleston: Charleston asked for clarification on the flow of the rear access points. Kellenberger
explained the west access point will allow two-way traffic, and the eastern point will be for in-bound traffic
only.
Charleston asked if the daycare will have directional signage. Williams explained that staff has
recommended it, but requires the northern neighbor’s approval.
Lynn: Lynn asked who owned the properties. Williams answered that both properties are owned by the
Encore Car Wash. Kellenberger explained the logistics of the access road easement, and that the
daycare is the contract purchaser of the subject property.
Lynn asked if installing parking along the access road was considered. Kellenberger replied yes, but did
not feel it would be the pest option.
Lynn expressed concerts about the clockwise traffic flow and maneuverability of the western parking lot.
Simpson: Simpson questioned if in the counterclockwise flow, how parents would know if the eastern
spaces are available, which could also create conflicts.
Williams and Kellenberger discussed potential cross-access points, noting it is not a requirement.
Donoghue: Donoghue raised concerns about the visibility at the northern access point to 61st Street.
Lynn provided a suggestion to amend the building orientation to potentially avoid conflicts with the
access road and parking lots. Kellenberger replied that the proposed site plan has been discussed with
the petitioner for two years on their preferred plan.
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Page 17 of 236
Lynn asked if multiple cross-access points could be provided to each parking lot. Kellenberger responded
that these access points cannot be guaranteed.
Lynn, Kellenberger, and Williams discussed potential alterations to the existing detention facility.
Williams and Carmichael discussed the orientation of the parking lots.
Simpson asked if the pork chop turn exists currently. Williams replied yes. Simpson presented a scenario
regarding vehicle stacking spilling onto Cass Avenue and alternative parking layouts.
The commission and Kellenberger discussed the possibility of re-orienting the building, and potentially
continuing the request.
MOTION 1
Motion by Simpson to continue the request to the regular meeting on June 10, 2025 at 6:00 p.m.
Seconded by Thomas.
VOTING:
Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Motion Passed
PZC 011-2026
Request from the Karen Bailey Meyer Trust and 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.
Presentation:
Eric Bailey, representing the petitioners, presented the request.
Staff Comment:
Adam Walsh, Planner, presented the staff report. Walsh confirmed that though the property has a
Downers Grove zipcode, it is under the Village of Westmont’s jurisdiction.
Commissioner Comments:
Carmichael: Carmichael asked if any existing driveway will be retained. Bailey replied no.
11
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MOTION 1
Motion by Charleston to recommend to the Village Board of Trustees to approve a request from.
Seconded by Simpson.
VOTING:
Ayes: 7 - Carmichael, Peterson, Charleston, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Motion Passed
11.Open Forum
Nobody spoke during the Open Forum.
12.Miscellaneous Items
Carmichael and Peterson commended staff on their preparation for the meeting.
a. Downtown Rezonings Update
Walsh notified the commission that rezonings in the downtown area are scheduled for the next
regular meeting. Walsh explained that there is an informational webpage on the Village’s website
that the commissioners and public are encouraged to review.
b. Next regular Planning & Zoning Commission meeting on June 10, 2026
Williams stated that in addition to the rezonings, there are potentially five cases scheduled.
c. Potential Special Planning & Zoning Commission Meeting
Williams explained that a special meeting may be scheduled in late June or early July, depending
on if cases are ready or not.
13.Adjourn
Motion by Thomas to adjourn the meeting.
Second by Simpson.
The motion carried on a unanimous voice vote.
Meeting adjourned at 9:13 p.m.
12
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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)
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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)
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PZC 010-2026 Page 2 of 6
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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.
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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
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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
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PZC 010-2026 Page 5 of 6
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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
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On behalf of 814 CRE LLC
Member
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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.
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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.
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19th
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Petitioner Preferred: Clockwise Flow
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Petitioner Preferred: Clockwise Flow
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Petitioner Preferred: Clockwise Flow
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Petitioner Preferred: Clockwise Flow
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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
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Petitioner Preferred: Clockwise Flow
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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
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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.
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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
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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
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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 63 of 236
APPENDIX – A
Trip Generation
Veenstra & Kimm, Inc. A
7971
Page 64 of 236
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Page 66 of 236
APPENDIX – B
Car Wash Developed Analysis
(Existing Conditions)
Veenstra & Kimm, Inc. B
7971
Page 67 of 236
Map - 2028 CAR WASH DEVELOPED 2028 CAR WASH DEVELOPED
AM PEAK
10 5 12 2
51 41 4
31 3
1 7
6
Page 68 of 236
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 69 of 236
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 70 of 236
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 71 of 236
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 72 of 236
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 73 of 236
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 74 of 236
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 75 of 236
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 76 of 236
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 77 of 236
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 78 of 236
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 79 of 236
APPENDIX – C
Day Care Developed Conditions
Veenstra & Kimm, Inc. C
7971
Page 80 of 236
Development Volumes 2028 DAY CARE DEVELOPED
AM PEAK
10 5 12 2
51 41 4
31 3
1 7
6
Page 81 of 236
Total Volumes 2028 DAY CARE DEVELOPED
AM PEAK
10 5 12 2
51 41 4
31 3
1 7
6
Page 82 of 236
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 83 of 236
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 84 of 236
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 85 of 236
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 86 of 236
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 87 of 236
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 88 of 236
Development Volumes 2028 DAY CARE DEVELOPED
PM PEAK
10 5 12 2
51 41 4
31 3
1 7
6
8
Page 89 of 236
Total Volumes 2028 DAY CARE DEVELOPED
PM PEAK
10 5 12 2
51 41 4
31 3
1 7
6
8
Page 90 of 236
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 91 of 236
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 92 of 236
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 93 of 236
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 94 of 236
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 95 of 236
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 96 of 236
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 97 of 236
APPENDIX – D
Site Plan
Veenstra & Kimm, Inc. D
7971
Page 98 of 236
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 99 of 236
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.
PLOTTED: Tuesday, May 26, 2026 1:29:51 PM
2"
0' 20' 40'
2"
BIKE RACK, MINIMUM ST
6 SPACES ST
61'
DEPRESSED CURB AND GUTTER ACCESS ROAD
ST
ST NEW B.6-12 CONCRETE
ST ST
8 CURB AND GUTTER
8' KEY NOTES:
S
(SEE TYPICAL DETAILS ON SITE DETAIL SHEET)
S S
S 9' ADA RAMP
NEW SIGN TO BE 1 - 3" STANDARD ASPHALT PAVEMENT
3 5' 20' 6'
R1 PERMITTED BY OWNER
1 ADA RAMP 2 2 - 5" STANDARD DUTY CONCRETE PAVEMENT
'
20 ADA RAMP
6 3 - 8" HEAVY DUTY CONCRETE PAVEMENT
R8 R5
' 5'
10 ' 5'
4 - 4" PARKING STRIPE, WHITE
' 7 164.67 SF
102.21 SF
Vestibule
3"
S Restroom Restroom Director 5' - CONC. CURB REVERSE GUTTER, TYPE B-6.12
DETENTION POND
6' 5
DUMPSTER LOCATION SEE 839.50 SF
ARCHITECTURAL PLANS FOR
279.32 SF
N Studio Lobby 6 - 5" CONCRETE SIDEWALK
Playroom #10 Playroom #11
Playroom #9
SCREENING AND DETAILS Restroom
7 - ACCESSIBLE PARKING SIGN
9'
6 6 8 - ACCESSIBLE PARKING STRIPING
EXISTING CONCRETE
Strg. Clst. 30'
Corridor
264.42 SF
SIDEWALK
Strg. Clst.
Corridor N Lab
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
4' - 2"
Restroom 304.05 SF
Break Room
EXISTING INLET Restroom
150'
S Restroom
RIM = 746.98 18' 24' 18' Playroom #6 93.50 SF 68.00 SF
Seat Strg. Nursing 3"
INV = 737.23 6'
330.06 SF
Kitchen
Restroom Playroom #7
Playroom #8
6'
W D
Playroom #5
5
1 Restroom Restroom J/C / Storage Utilities/Riser
Corridor
Restroom
6'
S
Playroom #3 3"
CASS AVENUE
Playroom #4
PROPOSED 6' WOOD PRIVACY
FENCE, SEE ARCHITECTURAL
PLANS FOR ADDITIONAL DETAILS
Playroom #2
Playroom #1
JOB NO. 7971 VEENSTRA & KIMM, INC., DESIGN FIRM REGISTRATION NUMBER 184.001939
EXISTING INLET 6'
RIM = 746.738
INV = 736.98
28.89'
15.89'
24'
10'
X 5.89'
X X
3" X X X
3"
3" X
3"3"
3"
3"3" X 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 05/26/2026 552 W. Boughton Road ● Bolingbrook, IL 60440
ISSUED FOR REVIEW 319-466-1000 ● 1-800-241-8000 PROJECT 7971
Page 100 of 236
PLOTTED: Tuesday, May 26, 2026 12:18:24 PM
2"
0' 20' 40'
2"
ST
ST
ACCESS ROAD
ST
ST
ST ST 34-GTF
4-GTF 7-GLFS
S
S S
S
10-GTF 5' LANDSCAPE
AREA AROUND
1-GTF 5'
MONUMENT SIGN
7-DF
1-JTL 2-LQFPH
102.21 SF 3"
164.67 SF
Vestibule
PROPOSED TURF AREA
S Director
3-GP Restroom Restroom
DETENTION POND
1-RMP TYPE 4A SEED MIX, TYP.
839.50 SF
279.32 SF
N Studio Lobby
Playroom #10 Playroom #11
Playroom #9
Restroom
Strg. Clst.
Corridor 264.42 SF
FILE PATH: ip01.kleinfelder.com\blbkshare\0700\0797-814_Services\0797-0001_Westmont_Cass_Ave_Childcare_SP_DS\CADD\_ProdDrawings\7971 L-1 - L-2 Landscape Plans.dwg
Strg. Clst.
Corridor N Lab
12-LQFPH 3-EXISTING PARKWAY TREES
4' - 2"
Restroom 304.05 SF TO REMAIN AND BE PROTECTED
Break Room
ALONG CASS AVENUE
S 12' Restroom
Restroom
68.00 SF
Playroom #6 93.50 SF
3"
Seat Strg. Nursing
330.06 SF
Kitchen
Restroom Playroom #7
Playroom #8 H
8-ERC W D YD
Playroom #5
J/C / Storage Utilities/Riser
Restroom Restroom
6-RMP
Corridor
Restroom
S
Playroom #3 25' 3"
CASS AVENUE
Playroom #4
16-LQFPH
Playroom #2
Playroom #1
JOB NO. 7971 VEENSTRA & KIMM, INC., DESIGN FIRM REGISTRATION NUMBER 184.001939
1-RMP 4-DF
10'
X X
3" X X X X 2-GTF
3"
3" X
3"3"
3"
3"
3"3" X X X ST
2" 3" X X
X X X 10' UTILITY EASEMENT
EXISTING WOODEN FENCE
TO REMAIN
X-REFS: 7971 DESIGN & 7971 Topo & 7971 Boundary & N Family Floor Plan
PROPOSED TURF AREA
TYPE 4A SEED MIX, TYP.
| | | | | 6"
3"
3"
=O= =O= =O= =O= =O=
DATE REVISIONS SCALE AS NOTED SHEET NO.
DRAWN SKUPER 6120 S. CASS AVE., WESTMONT, IL - CHILD CARE FACILITY
814 SERVICES, LLC
LANDSCAPE PLAN L-1
CHECKED RDALTON
APPROVED ELEE
DATE 05/26/2026 552 W. Boughton Road ● Bolingbrook, IL 60440
ISSUED FOR REVIEW 319-466-1000 ● 1-800-241-8000 PROJECT 7971
Page 101 of 236
PLOTTED: Tuesday, May 26, 2026 10:42:28 AM
SIX FOOT HIGH TEMPORARY CHAIN LINK CONSTRUCTION
FENCE SECURED TO METAL POSTS DRIVEN INTO THE
GROUND WHICH ARE SPACED NO FURTHER THAN TEN FEET
APART. FENCE SHALL EXTEND TO THE DRIPLINE OF THE
TREE
GENERAL NOTES: PLANTING NOTES:
1. ALL PLANT MATERIAL SHALL COMPLY WITH THE PROVISIONS SET FORTH BY THE 1. REMOVE WEEDS, ORGANIC MATTER AND ROCKS
AMERICAN STANDARD FOR NURSERY STOCK, ANSI Z60.1 - (MOST RECENT LARGER THAN ONE-AND-ONE-HALF (1.5) INCHES
EDITION). FROM SOIL.
2. LANDSCAPE MATERIALS SHALL BE SELECTED AND LOCATED SO AS NOT TO 2. THE PERIMETER OF THE PLANTING HOLE SHALL
OBSTRUCT VISUAL OR PHYSICAL ACCESS TO FIRE HYDRANTS. EXTEND A MINIMUM OF TWO (2) FEET BEYOND THE
3. ANY MISSING, DEAD OR SEVERELY DAMAGED OR DISEASED PLANT MATERIAL SIDES OF THE ROOT BALL ON ALL SIDES. THE SIDES
SHALL BE REPLACED BY THE OWNER, TENANT OR THEIR AGENT DURING THE OF THE HOLE SHALL SLOPE GRADUALLY, MAKING
NEXT PLANTING SEASON FOR THE SAID PLANT MATERIAL. THE HOLE BOWL-SHAPED. THE HOLE SHALL BE NO
4. PLANT MATERIALS OTHER THAN GROUND COVER SHALL BE SET BACK A MINIMUM DEEPER THAN NECESSARY TO COVER THE ROOT
OF THREE (3) FEET FROM THE CURB TO AVOID DAMAGE FROM OVERHANGING BALL. IF HOLE IS MECHANICALLY DUG, SIDES SHALL
CAR BUMPERS AND DOORS. BE SCORED TO ELIMINATE ANY GLAZING.
5. ALL PLANTING AREA WHICH IS NOT OCCUPIED BY TREES, SHRUBS, FLOWERS OR 3. A DOUGHNUT-LIKE CIRCLE OF SOIL SHALL BE
GROUNDCOVER SHALL BE TURF. CULTIVATED EIGHT (8) TO TWELVE (12) INCHES
6. FOUNDATION PLANTING SHALL BE PROVIDED ON THOSE FACADES THAT EXCEED DEEP AND EIGHTEEN (18) INCHES WIDE AROUND
FIFTY (50) LINEAL FEET. THE ROOT BALL. A THREE (3) INCH LAYER OF
7. THE CALIPER OF THE TRUNK OF ALL TREES SHALL BE AT DIAMETER BREAST ORGANIC MULCH SHALL BE SPREAD OVER THE
HEIGHT (DBH - FOUR-AND-ONE-HALF (4.5) FEET ABOVE GROUND). PLANTING HOLE COMING NO CLOSER TO THE
8. ALL PLANTING BEDS SHALL RECEIVE A MINIMUM OF THREE (3) INCH THICK LAYER TRUNK THAN SIX (6) INCHES. THE TREES SHALL BE
OF SHREDDED BARK, WOOD CHIPS OR OTHER ALL ORGANIC MULCH. ALL INITIALLY WATERED TO REMOVE AIR POCKETS
PERENNIAL OR GROUNDCOVER BEDS SHALL RECEIVE A MINIMUM OF TWO (2) FROM THE SOIL AND LATER AS NECESSARY TO
INCH THICK LAYER OF SHREDDED BARK, WOOD CHIPS OR OTHER ALL ORGANIC MAINTAIN A HEALTHY, VIGOROUS CONDITION.
MULCH. 4. ALL TAGS, WIRES, PLASTIC TIES AND ROPE SHALL
9. ALL TREES, SHRUBS, GROUND COVER AND FLOWERS SHALL BE BALLED AND BE REMOVED FROM EACH PLANT TO PREVENT
FILE PATH: ip01.kleinfelder.com\blbkshare\0700\0797-814_Services\0797-0001_Westmont_Cass_Ave_Childcare_SP_DS\CADD\_ProdDrawings\7971 L-1 - L-2 Landscape Plans.dwg
WRAPPED OR CONTAINER GROWN. NO CONTAINER GROWN STOCK WILL BE GIRDLING THE PLANT. THE BURLAP SHALL BE
ACCEPTED IF IT IS ROOT BOUND. REMOVED FROM THE UPPER THIRD OF THE ROOT
10. SIZE OF VEGETATION DEPICTED ON DRAWING IS BETWEEN TWO-THIRDS (2/3) TO BALL.
FULL MATURE SIZE. SYMBOLS ARE NOT INDICATIVE OF SIZE OF ITEM AT 5. ALL TREES SHALL BE PLANTED STRAIGHT AND
PLANTING. (SEE PLANTING SCHEDULE). SHALL BE MAINTAINED IN AN UPRIGHT POSITION.
11. NOTIFY JULIE, INC. FORTY EIGHT (48) HOURS, OR TWO (2) WORKING DAYS PRIOR TREES GREATER THAN THREE (3) INCH CALIPER
TO ANY EXCAVATION, BUT NO MORE THAN A FOURTEEN (14) CALENDAR DAY SHALL BE STAKED FOR A MINIMUM OF ONE (1)
ADVANCE. GROWING SEASON TO PREVENT THE TREE FROM
LEANING.
MINIMUM STANDARDS FOR NON-RESIDENTIAL, COMMERCIAL, AND MULTI-FAMILY CONSTRUCTION:
A. AT LEAST 50 PERCENT OF THE OPEN SPACE ON THE SITE SHALL BE LANDSCAPED.
B. AT LEAST ONE TREE SHALL BE PLANTED FOR EVERY 500 SQUARE FEET OF THE AREA REQUIRED TO BE LANDSCAPED. ONE-THIRD OF THE TREES SHALL
BE EVERGREENS OF A MINIMUM SIX FEET IN HEIGHT, ONE-THIRD OF THE TREES SHALL BE ORNAMENTAL WITH A MINIMUM OF THREE INCH CALIPER OR
SIX FEET IN HEIGHT, AND ONE-THIRD OF THE TREES SHALL BE SHADE TREES, A MINIMUM OF THREE INCH DBH.
C. ONE SHRUB SHALL BE PLANTED FOR EVERY 50 SQUARE FEET OF THE AREA REQUIRED TO BE LANDSCAPED. FOR SHRUBS THAT MATURE LESS THAN FIVE
FEET IN HEIGHT, MINIMUM INSTALLATION SIZE SHALL BE TWO FEET TALL. FOR SHRUBS THAT MATURE GREATER THAN FIVE FEET IN HEIGHT, MINIMUM
INSTALLATION SIZE SHALL BE THREE FEET TALL.
D. FOUNDATION PLANTINGS OF A MINIMUM WIDTH OF SIX FEET SHALL BE PROVIDED ON ALL SIDES OF THE MAIN STRUCTURE EXCEPT WHERE SIDEWALKS,
DRIVEWAYS OR OTHER HARDSCAPES ABUT THE STRUCTURE. FOUNDATION PLANTINGS SHALL BE COMPRISED OF A COMBINATION OF SHADE TREES,
ORNAMENTAL TREES, EVERGREENS, SHRUBS, GROUND COVERS AND FLOWERS.
JOB NO. 7971 VEENSTRA & KIMM, INC., DESIGN FIRM REGISTRATION NUMBER 184.001939
PARKING LOTS.
A. PARKING LOT INTERIOR. AT LEAST ONE TREE OF NOT LESS THAN THREE INCHES DBH SHALL BE PLANTED FOR EVERY 1,500 SQUARE FEET OF PAVEMENT
AREA BETWEEN ZERO AND 6,000 SQUARE FEET. FOR PAVEMENT AREAS EXCEEDING 6,000 SQUARE FEET, AT LEAST ONE TREE OF NOT LESS THAN THREE
INCHES DBH SHALL BE PLANTED EACH ADDITIONAL 3,000 SQUARE FEET. FIFTY PERCENT OF TREE PLACEMENT SHALL BE WITHIN THE PAVEMENT AREA
AS OPPOSED TO PERIMETER PLANTING.
B. PARKING LOT SCREENING. ALL OFF-STREET PARKING AREAS CONTAINING MORE THAN FOUR PARKING SPACES AND NON-RESIDENTIAL DRIVEWAYS
ADJACENT TO LOT LINES SHALL BE SUITABLY SCREENED ON EACH SIDE AND REAR LOT LINE BY A SCREEN FENCE OR WALL NOT LESS THAN FOUR FEET
IN HEIGHT PLUS A PLANTING STRIP OF FOUR FEET MINIMUM WIDTH IN ACCORDANCE WITH THE FOLLOWING, OR ON AN ALTERNATE ARRANGEMENT AS
APPROVED BY THE VILLAGE BOARD. SUITABLE LANDSCAPES AND GROUND COVER SHALL BE PROVIDED AND MAINTAINED ON A CONTINUING BASIS
WITHIN THE PLANTING STRIP. ON THE STREET LOT LINE, A PLANTING SCREEN NOT LESS THAN THREE FEET IN HEIGHT SHALL BE INSTALLED, UNLESS
SAID SCREEN INTERFERES WITH THE CORNER VISIBILITY TRIANGLE WHICH REQUIRES A MAXIMUM HEIGHT OF LESS THAN 24 INCHES. SUCH PLANTING
X-REFS: 7971 DESIGN & 7971 Topo & 7971 Boundary & N Family Floor Plan
SCREEN SHALL BE ADJACENT TO THE PARKING AREA. SUITABLE LANDSCAPING AND GROUNDCOVER SHALL BE PROVIDED AND MAINTAINED ON A
CONTINUING BASIS BETWEEN THE SCREEN FENCE AND CURB LINE. PLANTING SCREENS, OR HEDGES, FENCES OR WALLS SHALL NOT EXCEED TWO FEET
IN HEIGHT WHERE LOCATION IS SUCH THAT SIGHT LINES ARE NECESSARY FOR VEHICULAR MOVEMENT ACROSS PEDESTRIAN WAYS.
OPEN SPACE = 10,102 SQ FT
AREA TO BE LANDSCAPED = 5,710 SQ FT
PARKING LOT AREA = 13,011 SQ FT
DATE REVISIONS SCALE AS NOTED SHEET NO.
DRAWN SKUPER 6120 S. CASS AVE., WESTMONT, IL - CHILD CARE FACILITY
814 SERVICES, LLC
LANDSCAPE DETAILS L-2
CHECKED RDALTON
APPROVED ELEE
DATE 05/26/2026 552 W. Boughton Road ● Bolingbrook, IL 60440
ISSUED FOR REVIEW 319-466-1000 ● 1-800-241-8000 PROJECT 7971
Page 102 of 236
Krieger
Klatt
Architects
24149202441A RoyalOok. Mi 48067
www.kriegerklat
Client:
814 Services, LLC
MINARY NOT FOR CONSTRUCTION
1495 welve Mie Rd. Suite 100
Project:
PROVIDE EXPANSION
BOLLARD- CONC FILLED
HORIZ) & LADDER TYPE
3WWAPRONW/
SOS (AIEK EOJON
STEL FEAME PROVIDE
TICK CONC SLAS
Seal:
Dumpster Enclosure Plan
GALV. DUMPSTER GATE W NOIE WHEN FASTENING Note:
SLATS. PROV
LATCH HARDWARE (SUBMIT COLOR FASTENERS ARE USED W/FINAL vings. Us
caleulate dimensions oeld
SEPLAN
CAPW/ WASH CAPW/ WASH LATCH ONE SIDE LOCKABE BLACK CONCRETEH
North Arrow:
☐
(COLOR/SIZETO (COLOR/SIZE 1O
FAL LAFDOORS (AZKOR
(BBMITCOLO
PROVIDE EX PROVIDEEXPANSIO
JOINTS, 2-34 OFF
Sheet Title:
ם Trash Enclosure
COLOR/SIZE TIO MATCH
Details
FOUNDATION FOUNDAION
42 DEEP (MIN. 42 DEEP (MIN
FOUNDATION Project Number:
47DIEP (MIN
25-223
Sheet Number:
3 Dumpster Rear Elevation ② Dumpster Side Elevation Typ. Dumpster Front Elevation
AS.101
-
3/8= 3/8=1 3/8=1
Page 103 of 236
BE
Krieger
Klatt
Architects
P:248.4149270 24.4 ARoyol Ook. Ml48067
www.kriegerklatt
Client:
814 Services, LLC
1695 Tweive Mile Rd. Sulle 100
Camily
ARY
school
Project:
Brg Ho
Y NOT FOR CONSTRRUCTIO
Tvp. Wnd./Dr. Hd Hat
Resubm
UTITY ANAT M7 M-1 M-31м2 M-5 M3
GLAZED (FROSINGTO
OPERATORIF DR West (Front) Elevation
7.002 3/16-1
Loby Bra Hat
Bea.Hot
Dr. Hd Hpt
NooLavel Seal:
M-5 M-1 M-2 M-7M-8
South (Side) Elevation
A.009 3/16=1-0
Masonry Brick Veneer "M-1" Asphalt Shingles "M-4" Metal Flashings "M-7" Fiber Cement Siding Note:
vings. Use
Make:ACME Brick or Eg
Moke: Owens Corri Duration Shingles
ke: Pac-Clad or Eq. [Lap Siding) "M-10" Do not
Firish:Wrecut Firish:Asphalt Black (Malch Storefront frame) calculated dimensions only
System: Hardie Lap Sising
Finish: Primed Pre-Finished North Arrow:
Storefront Framing "M-5"
Fiber Cement Siding Make: Kawneer Window Sills "M-8" Decorative Wall Sconce
(Board & Batten) "M-2' Sheet Title:
Firish: Pre-linishe Finish: S Model:Syrios Pro (SYP400)
System: Hardie Trim Batten Boa Mounting Hgt:7-0 AF Exterior Elevations
Window Framing "М-5.1"
250 Series
Color: Blo
Project Number:
Fiber Cement Siding Trim Boards "M-6" Exposed Grade Block "M-9" Site Wall Sconce 25-223
(Panel Reveal System) "M-3" Finish: Smooth-Paintec Finish: Natural-Primed to be Painted Selection: Miranda Small ilicone
ctural Panel
Locatiofaca. Fiere Rake Boords Location: Se photome
Sheet Number:
A.200.1 Page 104 of 236
Krieger
Klatt
Architects
149204.A1 Royal Oak. Mi 48067
$172 www.kriegerklatt
Client:
814 Services, LLC
NARY NOT FOR CONSTRUCTION
1695 Twelve Mile Rd. Sute 100
Lobby Bro Hot
od Dr.Hd. Hat
Project:
Floor Level
M1 M5.1 M-8 M6 M-10 M-7
East (Rear) Elevation
.000 3/16=I
10
812
M-10 M-4 M-2 M-5.1M-7 M-8
North (Side) Elevation Seal:
A.000 3/16-1-0
Note
Masonry Brick Veneer "M-1" Asphalt Shingles "M-4" Metal Flashings "M-7" Fiber Cement Siding
Dor awings. Use
Moke: ACME Brick or Eq
Moke: Owens Corran n shinales
:Pac-Clad or Eq. [Lap Siding) "M-10"
Finish: Wirecut Firish:Asphalt Black (Match Storefront frame) Verify existinamenions on fleld
System: HardieLap Ssng
Finish: Primed Pre-Finished
North Arrow:
Storefront Framing "M-5"
Fiber Cement Siding Make:Kawneer Window Sills "M-8" Decorative Wall Sconce
(Board & Batten) "M-2" Sheet Title:
Firish: Pre-linishe Model:Syrios Pro (SYP400)
System: Hardie Trim Batten Boa Mounting Hgt: 7-0 АF Exterior Elevations
Window Framing "М-5.1"
250 Serie
Project Number:
Fiber Cement Siding Trim Boards "M-6" Exposed Grade Block "M-9" Site Wall Sconce 25-223
stam
(Panel Reveal System) "M-3"
Finish: Smooth -Painted Finish: Natural- Primed to be Painted Selection: Miranda Small ilicone
vin Wiliams
ctural Panel Location: See photome
Locatiofaca, Fiere.Rake Boords Sheet Number:
Color
A.200.2 Page 105 of 236
E
2"
W
E T
T
W
E
2"
ST T
PLOTTED: Tuesday, May 26, 2026 12:11:24 PM
G ST
W
E
0' 20' 40'
T
T
W
E
0.1 ST0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
ST
ST ST
0.0 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.2 0.3 0.3 0.3 0.4 0.4
E 0.7 0.6 0.6 0.4 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
W
S 0.0 0.2 0.3 0.3 0.3 0.2 0.2 0.3 0.5 0.8 1.1 1.2 1.3 1.3
S S
S T
1.6 1.6 1.2 0.8 0.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0.1 0.4 0.6 0.7 0.6 0.4 0.4 0.6 0.9 1.4 1.7 2.0 2.0 1.9
E
G W
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FILE PATH: ip01.kleinfelder.com\blbkshare\0700\0797-814_Services\0797-0001_Westmont_Cass_Ave_Childcare_SP_DS\CADD\_ProdDrawings\7971 Photometrics Plan - 5.21.2026.dwg
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3" W W W W W X X
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JOB NO. 7971 VEENSTRA & KIMM, INC., DESIGN FIRM REGISTRATION NUMBER 184.001939
3"3" X
3"3"
3" X X T ST
2" 3" X X T
X X T
X T
T
| | | | | 3"
6" 3"
=O= =O= =O= =O= =O=
PM
X-REFS: 7971 Topo & 7971 Boundary & 164007-2 & 7971 DESIGN
L3
L1
L2
L4
DATE REVISIONS SCALE AS NOTED SHEET NO.
DRAWN SKUPER 6120 S. CASS AVE., WESTMONT, IL - CHILD CARE FACILITY
CHECKED ELEE
814 SERVICES, LLC
APPROVED JLUCAS PHOTOMETRIC PLAN P-1
DATE 2/24/2026 552 W. Boughton Road ● Bolingbrook, IL 60440
ISSUED FOR REVIEW 319-466-1000 ● 1-800-241-8000 PROJECT 7971
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40
PLOTTED: Tuesday, May 26, 2026 1:25:16 PM
8 22
0' 20' 40'
Pumper Fire Truck
Overall Length 40.000ft
Overall Width 8.167ft
2" Overall Body Height 7.745ft
Min Body Ground Clearance 0.656ft
Track Width 8.167ft
Lock-to-lock time 5.00s
Max Wheel Angle 45.00°
2"
ST
ST
ACCESS ROAD
ST
ST
ST ST
S
S S
S
3
' 1
20
10 '
102.21 SF 3"
164.67 SF
Vestibule
S Restroom Restroom Director
DETENTION POND
839.50 SF
279.32 SF
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
N Studio Lobby
Playroom #10 Playroom #11
DUMPSTER LOCATION Playroom #9
Restroom
9'
EXISTING CONCRETE
Strg. Clst.
Corridor
264.42 SF
SIDEWALK
Strg. Clst.
Corridor N Lab
4' - 2"
Restroom 304.05 SF
Break Room
Restroom
150'
S Restroom
68.00 SF
Playroom #6 93.50 SF
Seat Strg. Nursing 3"
330.06 SF
Kitchen
Restroom Playroom #7
Playroom #8
W D
Playroom #5
1 Restroom Restroom J/C / Storage Utilities/Riser
Corridor
Restroom
6'
S
Playroom #3 3"
CASS AVENUE
Playroom #4
JOB NO. 7971 VEENSTRA & KIMM, INC., DESIGN FIRM REGISTRATION NUMBER 184.001939
Playroom #2
Playroom #1
1
24'
10'
X-REFS: 7971 DESIGN & 7971 Topo & 7971 Boundary & N Family Floor Plan
X X
X X X
3"
X X
3"3"
3"
3"
3"
3" X
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 FIRE TRUCK PATH 1
DATE 05/26/2026 552 W. Boughton Road ● Bolingbrook, IL 60440
ISSUED FOR REVIEW 319-466-1000 ● 1-800-241-8000 PROJECT 7971
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VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
AGENDA ITEM
MEETING DATE: June 10, 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. This Item was originally heard at the May 13, 2026 Planning and Zoning Commission meeting and
was continued to the June 10, 2026 Planning and Zoning Commission meeting to allow the
petitioner to update and explore options related to the parking lot design and onsite traffic flow. This
staff report is abbreviated and provides details regarding the update plans. The public and
commission is encouraged to also review the previous staff report.
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.
UPDATED Building, Site, and Parking:
The petitioner has provided an updated site plan and landscape plan based on the feedback from
the Planning and Zoning Commission meeting held on May 13, 2026. These items are attached to
this report as listed in the Document and Attachments section. At the previous meeting, the
commission and staff raised concerns regarding the traffic flow on site and the potential of conflict
and back up along Cass Avenue as vehicles enter the site.
The petitioner has since met with staff and updated the plans which include a reconfiguration of the
parking lot and building location. The rear parking lot has generally remained in the same location at
the rear of the site however, the front parking lot has been removed and relocated along the north
property line against the main drive aisle. In doing so, the petitioner is proposing to remove the initial
vehicular entrance after entering from S. Cass Avenue as well as removal of the drive aisle along the
south property line.
Village staff including planning, engineering, and the Fire Prevention Bureau are satisfied with the
revised site plan.
The minimum off-street parking requirement for daycare centers is determined at 0.5 spaces for
each staff member. With a proposed staff of 28, the requirement is at least 14 spaces. According to
the revised plans, the project provides a total of 44 parking spaces (ADA included), which surpasses
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the minimum requirement for this specific use.
Relocating the front parking lot has allowed for a larger and reconfigured outdoor play area
increased from approximately 8,931 square feet to 11,043 square feet; however, the building
footprint has remained the same. The petitioner has also updated the outdoor play area fence from a
5-foot-high cedar picket fence to a 6’-foot-high wood privacy fence. Although reconfigured, the
building, play area, fence, and parking lot all meet the minimum setback requirements and bulk
standards.
Building materials and elevations have remained the same as the previous plan and 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 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 guidelines.
In addition to the architectural plans, the petitioner submitted an updated photometric plan
demonstrating compliance with Village lighting standards. The design utilizes downcasted lighting to
ensure minimal light trespass onto adjacent properties.
UPDATED Landscaping:
The proposed landscape plan provides substantial screening and aesthetic appeal to visible
rights-of-way and complies the minimum landscape requirements. The petitioner has rectified the
grounds sign requirement of 5 feet of landscaping around the base of the sign. However, there are
two minor items that must be rectified at permitting and two recommendations from the Village’s
landscape reviewer, which are listed below.
Recommendation and Conditions:
If the Planning & Zoning Commission desires to recommend approval, staff recommends amending
the motion to include the following conditions:
1. Recommend landscaping next to parking stalls have 2’ clearance for doors and vehicle
overhangs.
2. The Eastern Red Cedar label by rear parking lot is incorrect and shall be rectified.
3. Missing Plant labels shall be rectified in the northeast planting bed.
4. Recommend evergreen shrubs around the utility equipment in the northeast planting
bed.
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.
II. 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.
____________________________________________________________________________________
PZC 010-2026 Page 2 of 3
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III. 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 June 25, 2026.
IV. DOCUMENTS ATTACHED:
1. Petitioner Attachments received May 25, 2026 (Edited for PZC):
a. Updated Proposed Major Site Plan undated prepared by Veenstra & Kimm Inc.
b. Building Elevations date April 20, 2026 prepared by Krieger Klatt Architects
c. Updated Photometric Plan prepared undated by Veenstra & Kimm Inc,
d. Updated Fire Truck Turning Radius Exhibit undated prepared by Veenstra & Kimm Inc.
____________________________________________________________________________________
PZC 010-2026 Page 3 of 3
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Village of Westmont - General Planning & Zoning Application
I PZC Case Number (office use only): PZC 018-2026
Petitioner
Petitioner Name: CUSD201 Property Owner Name: Ron O'Connor
Petitioner Address: 133 s. Grant Owner Address: 133 S. Grant
City, State and Zip Westmont, IL 60559 City, State and Zip: Westmont, IL 60559
Phone: 630-468-8000 Phone: 630-468-8005
Email: jsmith@cusd201.org Email: roconnor@cusd201.org
Subject Property
Property Address (Subject Property): 909 Oakwood Dr.
Property Identification Number(s) PIN(s): 06-34-400-016
LotWidth I Lot Depth I Lot Area: I Lot Acreage: I
Current Zoning: R-3 Current Use: School
Replacement of current monument sign with a new
Description of Request/Project Title: monument sign including a digital LED display.
Legal description:
Legal Description- often found on a Plat of That portion of the Southeast quarter of section 34, Township 39 North, Range
Survey- MUST BE TYPED HERE (or sent in Docx 11, East of the Third Principal Meridian, described as follows: Beginning at the
Southeast corner of said Southeast Quarter; thence West on the South line of
format): said of said Southeast Quarter 1848.50 feet to a point that is 796.50 feet East of
the South Quarter corner of said Section; thence North parallel with the West
line of said Southeast quarter, 840.0 feet; thence East parallel with the said
South line of Southeast Quarter; 1848.39 feet to the East line of said Southeast
Quarter; thence South on said line, 840 feet to the Place of Beginning (except
the South 40 feet thereof), in DuPage County, Illinois.
Also;
Pictures or screenshots of the legal description, Out- Lot "C" in Oakwood Unit Three, being a subdivision of part of the Southeast
¼ of Section 34, Township 39 North, Range 11 East of the Third Principal
or writing it by hand will NOT be accepted. Meridian, in DuPage County, Illinois, according to the Plat of Subdivision
recorded in the Office of the Recorder of Deeds of DuPage County on April 13,
1978 as Document no R78-30634, which Plat of Subdivision was amended by
Certificate of Correction recorded on August 10, 1978 as Document No.
R78-74958
PZ-6
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VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
AGENDA ITEM
MEETING DATE: June 10, 2026 PZC 018-2026
TITLE: Request from Community Unit School District 201 for the property at 909 Oakwood Drive,
Westmont, Illinois, 60559, for the following:
1. Special Use Permit for an electronic message board sign for Westmont High School in
the R-3 Single-Unit Residential District.
I. BACKGROUND OF ITEM
A. Location: 909 Oakwood Drive, commonly known as Westmont High School, is located on the north
edge of the Village of Westmont within the Oakwood Subdivision. The subject property is about 33
acres in area, and is improved with a high school and related athletic facilities.
Aerial Map - 909 Oakwood Drive (source: DuPage County Parcel Viewer)
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Zoning Map - 909 Oakwood Drive
B. Zoning Designations:
SUBJECT PROPERTY R-3 Single-Unit Residential District
WEST & SOUTH R-3 Single-Unit Residential District
NORTH O/R Office/Research & P/I Public and Institutional Districts
EAST O/R Office/Research District
C. Neighborhood Characteristics
The lot is located in the Westmont High School Subdivision, which was recorded in 2023. This subdivision
accommodated the conversion of the tennis courts into a Village-owned water tower, although Westmont
High School has operated on this site for decades before. The subject property is directly east of the
Westmont Junior High School, and is surrounded to the south and west by detached homes in the
Oakwood Subdivision and by office buildings to the north and east.
Street View - 909 Oakwood Drive (source: Google Street View)
II. PETITIONER REQUEST:
The petitioner has requested a Special Use Permit for an electronic message board sign for
Westmont High School in the R-3 Single-Unit Residential District.
____________________________________________________________________________________
PZC 018-2026 Page 2 of 4
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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 primarily
intended to provide for the construction of detached houses. However, institutions like schools are a
permitted use in the zoning district. The Comprehensive Plan designates the future land use in this
area as Public/Semi Public, which describes the designation as, “...land used for facilities such as
government buildings, community service providers, utilities, and religious institutions…Through this
designation the Land Use Plan expresses a desire for these parcels to remain as a public or
semipublic use.” Electronic message boards are commonly found at institutional uses in the Village,
including the Westmont Public Library, Westmont Junior High School, and the south fire station.
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 for an electronic message board sign in the R-3 Single-Unit
Residential District.
Chapter 95, Section 11.05(C)(2) requires that all electronic message board (EMB) signs receive
special use permit approval in the R-3 district when located on a lot occupied by a public or
institutional use to assess impacts on neighboring residences.
Community Unit School District 201 intends to install a ground sign with an EMB to display
messages and relay important information to the community more efficiently than the existing static
changeable message board sign. The new sign will use the existing sign’s support structure, which
allows for the sign to maintain a 12 foot front yard setback where 15 feet is required. All other
setback and size requirements for the new sign are compliant with the zoning ordinance.
Regardless of the zoning district, all EMBs must always comply with the following display regulations
to minimize negative impacts on adjacent properties and for the safety of right-of-way users:
Electronic Message Board Sign Display Regulations (Sec. 11.05(C)(5-10)):
(5) Electronic message board signs may not display flashing, animation, illusion of movement, or
similar displays.
(6) Live or pre-recorded video is prohibited.
(7) Messages must instantaneously change; no transitions are allowed.
(8) Messages may not change more than once every 5 seconds.
(9) Electronic message board signs are subject to compliance with maximum light intensity and
illumination regulations of this article.
(10) The electronic message board sign module must include dimmer controls that can be
adjusted to meet village light emission standards. Proof of such sign module controls must
be provided.
The plans prepared by the petitioner’s contractor, Sign Outlet, state that they will comply with these
regulations. Further evidence of compliance, as well as the required ground sign landscaping buffer,
will be reviewed at the time of permitting. The petitioner further states in their cover letter that the
sign will be turned off at 10:30 p.m., however, there is no formal requirement to do so.
____________________________________________________________________________________
PZC 018-2026 Page 3 of 4
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In 2021, the Westmont Junior High School at 944 Oakwood Drive received a special use permit for
an EMB sign, about one block north from the subject property. The petitioner stated in their
application that they have not received any complaints from neighbors, instead receiving
compliments on the sign being turned off at night and its ability to be dimmed to minimize potential
impacts.
The use must also be considered to 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 has requested a Special Use Permit to install a ground sign with an electronic
message board in the R-3 Single-Unit Residential District. The electronic message board complies
with the requirements of the Zoning Ordinance, does not conflict with 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 May 21, 2026.
B. Code References: Chapter 95, Sections 11.05(C)(2); 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 June 25, 2026.
VI. DOCUMENTS ATTACHED:
1. Publication notice appearing in the May 21, 2026 Westmont Suburban Life.
2. Petitioner Attachments received April 24, 2026 (Edited for PZC):
a. Planning & Zoning Development Application, with responses to the Special Use Standards
b. Project narrative
c. Proposed sign plans prepared by Sign Outlet
d. Plat of Survey
____________________________________________________________________________________
PZC 018-2026 Page 4 of 4
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Melissa Mueller
The Mahj House LLC
38 S Cass Ave
Westmont, IL 60559
The Mahj
o learn,
. ues will be in 2-hour increments. I will
- - -
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-
to the area through “ ” ll
.
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-
-
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VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
AGENDA ITEM
MEETING DATE: June 10, 2026 PZC 019-2026
TITLE: Request from The Mahj House, LLC, d/b/a The Mahj House (Petitioner), and Richmond
Station LLC (Owner), for the property at 38 South Cass 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: 38 South Cass Avenue is located northwest of the intersection of West Richmond Street
and South Cass Avenue. The subject property is about 0.74 acres in area, and is improved with a
four-story mixed-use building commonly known as Richmond Station. The ground floor hosts a
variety of commercial uses along Cass and Richmond, with dwelling units on the upper stories. The
subject unit is located just south of the entrance to the residential lobby.
Aerial Map - 38 South Cass Avenue (source: DuPage County Parcel Viewer)
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Zoning Map - 38 South Cass Avenue
B. Zoning Designations:
SUBJECT PROPERTY B-1 Downtown Edge District/Planned Development
NORTH, EAST & SOUTH B-1 Downtown Edge District
WEST R-3 Single-Unit Residential District
C. Neighborhood Characteristics
The lot is located in the Richmond Station Consolidation, which was recorded in 2004. The property
is near the southern edge of the Village’s Downtown, one block south of the Westmont Metra
Station. Being in the Downtown, the surrounding area hosts a wide variety of commercial uses like
restaurants, retail shops, institutions, and service uses. Within Richmond Station, commercial uses
include a hair and makeup salon, interior decorating shop, and an office. The upper stories contain
24 dwelling units. The subject unit is one of the middle commercial units facing Cass Avenue, as
shown in the image below.
Street View - 38 South Cass Avenue (source: Google Street View)
____________________________________________________________________________________
PZC 019-2026 Page 2 of 4
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II. PETITIONER REQUEST:
The petitioner has requested a Special Use Permit to operate The Mahj House, 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 describes the designation as an area
“...[that] should provide for an appropriate variety of land uses.” and that the Downtown should
consist of “primarily mixed-use development that fosters an active pedestrian oriented node”. More
specifically, the Comprehensive Plan identifies the subject property as a part of the Downtown
subarea’s civic core. The Plan explains that this block should “[contain] public offices, services, and
open space, as well as secondary downtown retail and restaurant activity…”
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 The Mahj House at 38 South Cass 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, host open play events,
leagues, and the occasional private events. The floor plan submitted shows that the roughly 1,650
square foot space can accommodate up to 40 players across ten tables. However, the petitioner
anticipates capping the class sizes between eight (8) to 16 players.
The petitioner will typically be the only employee on-site, but may occasionally have other instructors
join as the business grows. Lessons will be taught on Tuesday and Friday during the day, and one
on Sunday in the early evening, with eight (8) to 12 players at a time. The studio will also host
leagues on Monday during the day and a separate league at night on Tuesdays.
In order to participate in the classes, open plays, and leagues, one must register for a slot ahead of
time. The sessions are typically two (2) hours long, where mahjong is played in a calm and strategic
manner. As opposed to other entertainment businesses, the petitioner explains in their responses to
standards that mahjong is not a loud nor rambunctious game, which should not negatively affect
surrounding businesses and residences.
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. Richmond Station has a private
parking lot containing 20 spaces for tenants, separate from the underground parking garage for
residents. Marked on-street parking spaces exist on South Cass Avenue directly in front of the
building. The petitioner has provided a traffic impact statement, asserting that by limiting class sizes
____________________________________________________________________________________
PZC 019-2026 Page 3 of 4
Page 139 of 236
to 16, all players should be able to park in the Richmond Station lot. When leagues are hosted, the
petitioner expects that some players will carpool, which should reduce demand for parking in the
private lot and public on-street spaces.
The use must be considered to 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 has requested a Special Use Permit to operate The Mahj House, 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 May 21, 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 June 25, 2026.
VI. DOCUMENTS ATTACHED:
1. Publication notice appearing in the May 21, 2026 Westmont Suburban Life.
2. Petitioner Attachments received May 6, 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 Letter of Intent
f. Plat of Survey
____________________________________________________________________________________
PZC 019-2026 Page 4 of 4
Page 140 of 236
VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
AGENDA ITEM
MEETING DATE: June 10, 2026 PZC 020-2026
TITLE: A request from Richard Strohmaier Jr. for the property at 29 North 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 two patios.
I. BACKGROUND OF ITEM
A. Location: 29 North Washington Street is located westside of Washington Street between West
Burlington Avenue and Irving Street. The property is improved with a single-unit detached home and
attached garage. The lot is approximately 60’ by 150’, with a total area of approximately 9,000
square feet.
Aerial Map - 29 North Washington Street (source: DuPage County Parcel Viewer)
Page 141 of 236
Zoning Map - 29 North Washington 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 property is located in the A.T. McIntosh & Co.’s Fairmont Heights Subdivision, which was
recorded in 1920. This subdivision includes a majority of the lots in the northwest quadrant of the
Village’s Downtown area. Almost all of the residential lots in this subdivision are 9,000 square feet in
area.
II. PETITIONER REQUEST:
The petitioner proposes to construct two permeable paver patios, one adjacent to the rear of the
garage, and the other adjacent to the family room. This construction would raise the property's lot
coverage from approximately 34.9% to 41.8%, which exceeds the 35% maximum allowed in the R-3
Single-Unit Residential District. Therefore, the petitioner is requesting a variance to a maximum lot
coverage of 41.8%, rounded to up 42%.
III. ZONING ANALYSIS
A. Zoning and Comprehensive Plan Designations
The Comprehensive Plan designates the current and future land use in this area as single-family
detached residential, with an appropriate zoning designation of R-3 Single-Unit Residential District.
This variance request does not directly conflict with either the land use plan or overall vision of the
Comprehensive Plan.
____________________________________________________________________________________
PZC 020-2026 Page 2 of 5
Page 142 of 236
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 two patios.
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 Existing Proposed Difference
Coverage Permitted Lot Coverage Lot Coverage (Proposed - Existing)
~ 42%
35%
~ 34.93% (rounded up from ~7%
41.8%)
~3,143 Square
3,150 Square Feet ~3,763 Square Feet ~620 Square Feet
Feet
The proposed permeable paver patios and stepper path are located at the rear of the home to the
east. The home was built just below the maximum lot coverage for the property at 34.9% in
2022-2023 based on the approved building permit without any usable outdoor structures. The patios
and stepper path have a total area of 620 square feet. Additionally, the northernmost patio would
include a pergola structure.
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 not eligible for administrative approval to 40%, as the
petitioners are requesting a lot coverage of 42% (rounded up from 41.8%), which can only be
approved through a variance. The proposed increase in lot coverage is approximately 7% or 620
square feet from the existing lot coverage.
Even if the proposed lot coverage was 40% or less, administrative approval still could not be
granted. This is because the front yard of the subject property is within a Low Depressional Area
(LDA), which also encompasses several adjacent properties. Since the applicant is proposing to use
permeable pavers for both patios, engineering staff does not have an objection to the requested
variance, as long the pergola does not have a louvered roof and all utility connections are
floodproofed. These details will be reviewed by engineering staff at the time of permitting.
Furthermore, all gas, mechanical, and electrical installations must be floodproofed
____________________________________________________________________________________
PZC 020-2026 Page 3 of 5
Page 143 of 236
The petitioner cites that the hardship exists due to the original builder maximizing the allowable 35%
footprint, leaving no remaining lot coverage for outdoor living space. Additionally, to mitigate potential
stormwater impacts, the applicant proposes utilizing permeable pavers to allow for on-site water
infiltration and prevent additional runoff onto adjacent properties
The proposed structures all comply with the zoning bulk and development regulations outlined in
Chapter 95 - Zoning with the exception of the total lot coverage.
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.
____________________________________________________________________________________
PZC 020-2026 Page 4 of 5
Page 144 of 236
IV. SUMMARY
The petitioners are seeking a variance for lot coverage, proposing to construct two (2) patios, a
pergola, and a stepper path totaling approximately 620 square feet of new lot coverage This
construction would increase the lot coverage from approximately 34.9% to approximately 42%,
exceeding the 35% maximum permitted in the R-3 Single-Unit Residential District.
V. LEGAL
A. Notification: A legal notice was published in Westmont Suburban Life on May 21, 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 June 25, 2026 meeting.
VI. DOCUMENTS ATTACHED:
1. Publication notice appearing in the May 21, 2026 Westmont Suburban Life.
2. Engineering PZC Review comments from EZA Engineering, dated May 12, 2026
3. Petitioner Attachments received May 6, 2026 (Edited for PZC):
a. Planning and Zoning Development Application, including responses to the Variance
Standards
b. Narrative
c. Site Plan prepared by C.B. Conlin Landscapes
d. Plat of Survey
e. Proof of Ownership
____________________________________________________________________________________
PZC 020-2026 Page 5 of 5
Page 145 of 236
Page 146 of 236
May 12, 2026
VILLAGE OF WESTMONT – ENGINEERING PZC REVIEW
PROJECT CASE NO. REVIEW NO. STATUS
29 N. Washington Street – Lot Coverage Variance PZC 020 2026 PZC 1 -
EZA Engineering received the following permit submittal documents on May 7, 2026:
DOCUMENT PREPARED BY SHEETS DATE
PZC Application Strohmaier 20 -
The above documents have been preliminarily reviewed for compliance with the Village of Westmont Code
of Ordinances (Village Code) and the DuPage Countywide Stormwater and Flood Plain Ordinance
(DCSFPO). Please consider the following comments:
GENERAL COMMENTS
1. This property is located within sub-basin R-P5-2b, which contains a Low Depressional Area (LDA).
Several residential lots are within this LDA, including 29 N. Washington Street. The associated
Base Flood Elevation (BFE) is 752.0. This LDA is the reason the 35-40% lot coverage administrative
approval was not granted.
2. The applicant is proposing to construct the patios with permeable pavers. Engineering staff does
not object to this variance request, provided the pergola does not have a louvered roof.
Additionally, all electric/mechanical/gas improvements should be floodproofed up to an elevation
of 753.0 (12” above the BFE).
EZA Engineering PLLC | 318 W. Half Day Road, #253 | Buffalo Grove, Illinois 60089 | 847 257 5414 | jamie@ezaeng.com
Page 147 of 236
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Page 152 of 236
Variance application Cover Letter
29 N. Washington St. Westmont, IL 60559
We are proposing to install two Permeable Paver Patios. One patio will be at the back
sliding door entrance, and the second will be a smaller patio at the garage door entrance. In
addition, we will be installing a Pergola on top of the main paver patio.The materials to be
used would be Permeable Pavers.
LOT COVERAGE CALCULATIONS:
-Existing impervious area (House, Porch, Driveway and front walkway) = 3,143 s.f.
-Total Lot = 9,000
-Existing Lot Coverage = 34.93%
-Proposed Permeable Paver patios total = 619 s.f.
-Total Proposed impervious area = 3,762.6 s.f.
-Total Proposed Lot Coverage = 41.8%
Per Zoning Ordinance, the maximum lot coverage in the R-3 Single-Unit Residential District
(Chapter 95, Section 2.05) is set at 35%, the proposed patio would make the lot coverage to
42%, which makes this not compliant
Laura Carrera
Permit Technician
Page 153 of 236
Page 154 of 236
Page 155 of 236
Page 156 of 236
Page 157 of 236
Page 158 of 236
Article VI “Principal Uses”, Table VI-1: Table of Allowed Uses
(edited to just the Downtown Zoning Districts)
R-7 B-1(A) B-1
Downtown Downtown Downtown
Residential Core Edge
P = Permitted Use | S = Special Use Approval Required | – = Prohibited Use
RESIDENTIAL
Household Living
Detached House S – –
Semi-detached House – – –
Attached House P – –
Two-unit House – – –
Mixed-Use Residential – P [2] P
Multi-Unit Building P – P
Assisted Living Residence – – –
Group Living
Community Residence, Family – – –
Community Residence, Group – – –
Nursing Home – – –
Other Group Living S – –
COMMERCIAL
Animal Service
Boarding or Shelter – – –
Grooming Service – S S
Veterinary – S [5] S [5]
Other Animal Service – – –
Consumer Service
Business Support Service – P P
Maintenance and Repair Service – P P
Personal Improvement Service – P [10] P
Health and Fitness Service – P P
Instructional Service – S P
Business Training – – –
Tattoo or Body Piercing Service – – –
Other Consumer Service – S S
Day Care Center – S P
Day Care Home P [6] P [6] P [6]
Eating and Drinking Place
Bar or Tavern – S [8] S [8]
Craft Alcoholic Beverage Dispenser – P P
Restaurant – P P
Page 159 of 236
Tobacco or Vape Lounge – – –
Other Eating and Drinking Place – S S
Entertainment, Participant
Arcade (non-video gaming) – – –
Video Gaming, Accessory – P P
Video Gaming Cafe – – –
Other Participant Ent., Indoor – S S
Participant Ent., Outdoor – – –
Entertainment, Spectator
Indoor – S S
Outdoor – – –
Financial Service
Bank, Credit Union or Savings & Loan – S S
Alternative Financial Service Est. – S S
Funeral and Mortuary Service – – S
Lodging – S P
Office
Business or Professional Office – P P
Medical Office – P P
Research Service – – –
Parking, Non-Accessory S S S
Parking, Off-site Nonresidential S S S
Parking, Off-site Auto Dealer – – –
Retail Sales
Indoor – P P
Outdoor – S S
Firearms Sales – – –
Tobacco and Vape Product Sales – – –
Used Goods Sales – S S
Self-service Storage Facility – – –
Sexually Oriented Business – – –
Vehicle Sales and Service
Fueling Station – – S
Minor Repair and Maintenance – – S
Sales or Rentals – – –
Body and Paint Shop – – –
WAREHOUSE & DISTRIBUTION
Warehouse/Logistics – – –
Data Center – – –
MANUFACTURING & INDUSTRY
Building Service – – –
Catering Service – – –
Craft Alcoholic Beverage Producer – – –
Page 160 of 236
Crematorium – – –
Artisan Manufacturing – – –
Limited Manufacturing – – –
High-Impact Manufacturing & Industry – – –
Industrial Service – – –
Recyclable Material Drop-off Facility – – –
Recyclable Material Processing – – –
Junk or Salvage Yard – – –
PUBLIC & INSTITUTIONAL
College or University S – –
Community Assembly – – –
Community Garden – – –
Governmental Use S S S
Hospital – – –
Library or Cultural Exhibit – S S
Parks and Recreation
Community Park – – –
Neighborhood Park – – –
Religious Assembly – – –
Safety Service S S S
School – – –
Infrastructure or Utility, Major S S S
Infrastructure or Utility, Minor P P P
OTHER
Cannabis Business Establishment
Cannabis Cultivation Center – – –
Adult Use Cannabis Dispensary – – –
Medical Cannabis Dispensary – – –
Cannabis Craft Grower – – –
Cannabis Infuser – – –
Cannabis Processor – – –
Cannabis Transporter – – –
Drive-through Facility – – –
Off-premises Outdoor Advertising Sign – – –
Planned Unit Development S S S
Temporary Sales [15] – P P
Wireless Telecommunications Facility
Cell Tower – – –
Building-Mounted Cell Antenna P P P
Tower-Mounted Cell Antenna P P P
Page 161 of 236
Table VI‑1 Notes:
[1] Subject to the following:
(A) Proof of all required state licenses and certifications must be provided before occupancy;
(B) A separate bedroom is required for any support staff residing on the premises on a
full-time basis;
(C) All other applicable codes and ordinances must be met; and
(D) An initial building inspection is required before occupancy, and annual inspections are
required thereafter.
[2] Household living is permitted in the B-1(A) district only if located above the
ground-floor:
[3] Requires minimum lot area of 20,000 square feet in R districts.
[4] Buildings and outdoor areas associated with such use are prohibited within 100
feet of an R-zoned lot.
[5] Permitted by right if no more than 1,000 square feet (gross floor area) and if all
buildings and outdoor areas associated with such use are located at least 100
feet from any R-zoned lot. Otherwise, special use approval is required.
[6] Subject to the following:
(A) Proof of all required state licenses and certifications must be provided before occupancy;
and
(B) A certificate of zoning compliance must be obtained before occupancy; and
(C) All other applicable codes and ordinances must be met.
[7] The indoor seating areas of such businesses are limited to no more than 50% of
the total floor area of the premises, and outdoor seating areas are limited to no
more than 50% of the total floor area of the interior seating area. Any outdoor
seating areas must comply with applicable regulations of Sec. 7.20(B) and
Chapter 10 of the village code.
[8] Buildings and outdoor areas associated with such use are prohibited within 1,000
feet of a school.
[9] May not occupy more than 30% of the total floor area of the building in which it is
located. The building must have a gross floor area of at least 15,000 square feet
and no more than 19,000 square feet. The lot on which it is located must have an
area of at least 60,000 square feet.
[10] Permitted by-right only when located above the ground-floor of the building.
Otherwise, special use approval is required.
[11] Only when accessory to a retail or sporting goods store containing at least
45,000 square feet of gross floor area.
[12] Only when located on lot contiguous with existing vehicle sales use under same
ownership. Not allowed within 300 feet of R-zoned lot.
[13] Buildings and outdoor areas associated with such use are prohibited within 500
feet of R-zoned lot.
[14] Not allowed within 300 feet of R-zoned lot. All operations must be screened from
view of abutting lots and rights-of-way in accordance with Sec. 10.07.
[15] Permit required in accordance with village code Chapter 22, Article XI.
Page 162 of 236
Page 163 of 236
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Page 169 of 236
CHAPTER 8 subAREA PLANs
Norfolk St
Linden Av
Cass Ave
Downtown’s most defining
architecture should be reinforced Irving St
by quality infill development and
appropriate uses
Warwick Av Wilmette Av
Lincoln St
Burlington Ave
Grant St
Recent investment in Burlington Ave
Westmont
community-based
Clarendon Hills
activities sets the stage BNSF Metra Line
for additional retail and
Quincy St
residential development
Industrial and public works
Grant St
Lincoln St
Quincy St
uses could be relocated to
open up land for
downtown-supportive uses
Richmond St
Cass Ave Linden Av
Dallas St
Dallas St
Downtown
Land Use Framework
Mixed Use Core Community Open Space
Civic Core Opportunity Sites
Burlington West Distinct Architecture
Burlington East
NORTH
500 feet
Village of Westmont 99
Page 170 of 236
Page 171 of 236
Page 172 of 236
Page 173 of 236
Scott Williams <swilliams@westmont.il.gov>
rezoning
Laurel Rugen Thu, Jun 4, 2026 at 5:51 AM
To: swilliams@westmont.il.gov
Hello Scott, just wondering when mailings are sent out about these important items, the WHOLE town is not included. Alot
of people don't live on their computers, like me. Life is too busy. Also, whose idea was all this downtown mess in the first
place? Straightening the Burlington curve? Seriously? The water tanks would need to be removed to truly make it
straight? Tearing down 1 Quincy? It isn't that old of a construction and now removing it, another huge waste of money by
this village! This isn't D.G , who this town seems to want to compete with. And the rezoning of the surrounding streets?
Sounds like the village is in on a land grab, to force people out of AFFORDABLE single family homes! With yards! And I
have yet to hear about controlling the traffic patterns this over crowding is contributing to, especially in the downtown
area. It is already a mess, waiting at the tracks. All I hear about is the greedy contractors and how much tax revenue it will
bring in! And in whose pockets? Thank you for your time.- Sincerely, Laurel Rugen
Page 174 of 236
Scott Williams <swilliams@westmont.il.gov>
Downtown zoning Downtown
Karen McCurrie Thu, Jun 4, 2026 at 8:29 AM
To: "swilliams@westmont.il.gov" <swilliams@westmont.il.gov>
Hi,
I am writing to submit several questions regarding the proposed downtown re-zoning. If you are unable to address these
directly, I request that they be added to the agenda for the meeting on June 10.
1. Traffic Impact: Has a traffic survey been conducted to assess the impact of increased multi-family residential density,
specifically regarding the areas crossing the train tracks? Based on recent experience, mid-day delays at these crossings
can already reach ten minutes due to train freight and traffic signals. My concern is that increased density could extend
these delays significantly.
2. Zoning Designations: The re-zoning map indicates Quincy Station is designated as B-1(A) Downtown Core. Does this
designation for all areas marked in red allow for potential mixed-use retail and multi-family residential properties?
3. Density and Infrastructure: The current proposal includes twelve blocks designated for multi-family residential use.
Was consideration given to reducing this area or limiting the number of additional residents to manage density? Beyond
traffic concerns, has the impact on local resources, such as potential flooding, been evaluated? Neighboring
municipalities have faced significant burdens due to increased density, in some cases requiring high-cost infrastructure
projects like the Belmont underpass.
4. Re-zoning Procedures: What are the current regulations governing re-zoning? Does the board have final authority on
these changes, or do the bylaws allow for a residential vote on the matter?
I look forward to your response and the upcoming discussion.
Best Regards,
Karen McCurrie
Page 175 of 236
VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
AGENDA ITEM
MEETING DATE: June 10, 2026 PZC 014-2026
TITLE: Request from the Village of Westmont for the following:
1. Zoning Map Amendment to rezone the properties listed below, all in Westmont, Illinois, 60559,
from the B-1 Downtown Edge District to the B-1(A) Downtown Core District.
1 North Cass Avenue 34 North Cass Avenue 12 West Burlington Avenue
2-8 ½ North Cass Avenue; 35 North Cass Avenue 14 West Burlington Avenue
2-10, 10a, and 10b West
36 North Cass Avenue 16 West Burlington Avenue
Burlington Avenue
38 North Cass Avenue 18 West Burlington Avenue
10 North Cass Avenue
39 North Cass Avenue 20 West Burlington Avenue
13 North Cass Avenue
41 North Cass Avenue 1-5 West Quincy Street
14 North Cass Avenue
42 North Cass Avenue 7-11 West Quincy Street
15 North Cass Avenue
100 North Cass Avenue 13 West Quincy Street
17 North Cass Avenue
101 North Cass Avenue 15 West Quincy Street
18 North Cass Avenue
109 North Cass Avenue 17 West Quincy Street
19 North Cass Avenue
110 North Cass Avenue 19-23 West Quincy Street;
20 North Cass Avenue
111 North Cass Avenue 7 South Lincoln Street
21 North Cass Avenue
113 North Cass Avenue 15 East Quincy Street
22 North Cass Avenue
116-120 North Cass Avenue 1 South Cass Avenue
24 North Cass Avenue
117 North Cass Avenue 15 South Cass Avenue
25 North Cass Avenue
124 North Cass Avenue 19 South Cass Avenue
26-28 North Cass Avenue
128 North Cass Avenue 21 South Cass Avenue
29-31 North Cass Avenue
132 North Cass Avenue 25 South Cass Avenue
30 North Cass Avenue
134 North Cass Avenue 28-44 South Cass Avenue
32 North Cass Avenue
136 North Cass Avenue 35 South Cass Avenue
33 North Cass Avenue
138-140 North Cass Avenue
2. Zoning Map Amendment to rezone the properties listed below, all in Westmont, Illinois, 60559,
from the M-1 Limited Manufacturing District to the B-1(A) Downtown Core District.
20-26 East Quincy Street
3. Comprehensive Plan Map Amendment to change the future land use designation of the
properties listed below, all in Westmont, Illinois, 60559, from Single Family Attached Residential
to Downtown Mixed-Use.
20-26 East Quincy Street
Page 176 of 236
4. Zoning Map Amendment to rezone the split-zoned property listed below, in Westmont, Illinois,
60559, from the B-1 Downtown Edge District and the R-3 Single-Unit Residential District to the
B-1(A) Downtown Core District.
139 North Cass Avenue
5. Comprehensive Plan Map Amendment to change the future land use designation of the
properties listed below, all in Westmont, Illinois, 60559, from Single Family Detached Residential
to Downtown Mixed-Use.
139 North Cass Avenue
6. Zoning Map Amendment to rezone the split-zoned property listed below, in Westmont, Illinois,
60559, from being partially unzoned and from the R-5 General Residential District to the B-1(A)
Downtown Core District.
18 West Quincy Street
I. BACKGROUND OF ITEM
A. Location: The properties proposed to
be rezoned to the B-1(A) Downtown
Core District (“B-1(A) Proposal”) are
generally along Cass Avenue
between Richmond and Norfolk
Streets, Burlington Avenue between
North Linden Avenue and North
Lincoln Street, and West Quincy
Street until South Lincoln Street.
Being the core of Downtown
Westmont, land uses in the area
include restaurants, retail shops,
offices, consumer services, dwelling
units, parking lots, and the Westmont
Metra Station.
Aerial Map - B-1(A) Proposal (source: DuPage County Parcel Viewer)
____________________________________________________________________________________
PZC 014-2026 Page 2 of 9
Page 177 of 236
Zoning Map - B-1(A) Proposal
B. Zoning Designations:
SUBJECT PROPERTIES B-1 Downtown Edge, M-1 Limited Manufacturing, & R-3 Single-Unit
Residential
NORTH B-1 Downtown Edge & R-3 Single-Unit Residential
EAST R-3 Single-Unit Residential, R-5 General Residential, & M-1 Limited
Manufacturing
SOUTH B-1 Downtown Edge, R-3 Single-Unit Residential & R-4 General
Residential/Planned Development
WEST R-3 Single-Unit Residential, R-5 General Residential (proposed R-7 &
B-1) & P/I Public and Institutional
C. Neighborhood Characteristics:
The B-1(A) Proposal encompasses the central blocks of Downtown Westmont. As a result, there are
a wide range of businesses. This includes restaurants, retail shops, consumer services, business
and medical offices, plus the occasional public and institutional use. The B-1(A) Proposal also is
home to many dwelling units, including dwelling units above the ground floor, on the ground floor
behind commercial spaces, and fully-residential buildings. Most buildings contribute to a strong
streetwall, with buildings coming up to the front property line. The streetwall is occasionally broken
up by a parking lot or vacant lot. In most cases, the B-1(A) Proposal is separated from adjacent
detached houses by an alley or street right-of-way.
II. PETITIONER REQUEST:
The Village of Westmont has requested a Zoning Map Amendment to rezone all properties in the
proposal area to the B-1(A) Downtown Core District. Comprehensive Plan Map amendments have
been requested specifically for 20-26 East Quincy Street and 139 North Cass Avenue to change the
future land use designation from Single Family Attached Residential and Single Family Detached
Residential (respectively) to Downtown Mixed-Use.
____________________________________________________________________________________
PZC 014-2026 Page 3 of 9
Page 178 of 236
III. ZONING ANALYSIS
A. Zoning and Comprehensive Plan Designations
Except for 139 North Cass Avenue and 20-26 East Quincy Street, the current zoning district of the
B-1(A) Proposal is B-1 Downtown Edge District, which is intended to be more flexible, allowing a
wider mix of supporting uses in the downtown area, while still maintaining a high level of walkability.
139 North Cass Avenue is currently split-zoned between the B-1 Downtown Edge and R-3
Single-Unit Residential Districts. The zoning west of the alley is fully B-1 Downtown Edge, while the
zoning east of the alley is roughly 60% B-1 and 40% R-3. The property is under single commercial
ownership and historically used as commercial parking lots, and identified as one parcel with the
accessory uses (the parcel is split-zoned, not the lots).
20-26 East Quincy Street is currently zoned M-1 Limited Manufacturing District. The manufacturing
districts are intended to provide an environment suitable for manufacturing activities that require a
pleasant and nuisance-free environment and that will be compatible with nearby residential and
business uses.
The Comprehensive Plan designates the future land use of a majority of properties in this area as
Downtown Mixed-Use. This land use designation is described as:
“As the Village’s center and focus of a range of activities from civic and business to
entertainment and residential, the downtown should provide for an appropriate variety of land
uses. Mixed-use buildings should be encouraged to accommodate first floor retail/restaurant
uses with office or residential above. Situated around the Westmont Metra Station, Downtown
provides a tremendous opportunity for transit-oriented development which should consist
primarily of mixed-use development that fosters an active pedestrian oriented node.”
____________________________________________________________________________________
PZC 014-2026 Page 4 of 9
Page 179 of 236
Comprehensive Plan - Proposed Land Use Map - B-1(A) Proposal
139 North Cass Avenue has two (2) future land use designations: Downtown Mixed-Use west of the
alley, and Single Family Detached Residential on the east side. The eastern side’s designation is
explained to “... provide for freestanding residential dwellings such as single-family homes.
Single-family residential areas should consist of one detached single household per lot, organized
into neighborhoods or subdivisions. New homes should consider the established character of
surrounding single-family areas. ”
20-26 Easy Quincy Street has a future land use of Single Family Attached Residential, meaning that
redeveloping this property with buildings such as duplexes, townhomes, and rowhomes are
appropriate.
Furthermore, the B-1(A) Proposal is fully in the Downtown Subarea. The land use framework is split
into four (4) categories, shown in attachment 4(B):
● Properties facing North Cass Avenue: Mixed-Use Core
○ “Blocks on which specialty retail, pedestrian-intensive services, and restaurants
should be focused, and buildings should be placed along the front property line
and integrate a high level of design and building materials.”
● Properties facing West Burlington Avenue: Burlington West
○ “Two-block area west of Cass Avenue containing one- to two-story mixed use
buildings that host secondary office and retail uses and transition in scale and
setback to adjacent neighborhoods.”
● Properties facing West Quincy Street and South Cass Avenue: Civic Core
○ “Areas containing public offices, services, and open space, as well as secondary
downtown retail and restaurant activity in a mix of building forms, including
____________________________________________________________________________________
PZC 014-2026 Page 5 of 9
Page 180 of 236
multi-story buildings placed at the front lot line, building with small setbacks, and
residential structures converted for commercial use. “
● 20-26 East Quincy Street: Burlington East
○ “Three-block area east of Cass Avenue currently hosting secondary retail, light
industrial, or public works uses that can transform over time into Downtown
supportive housing, mixed-use, and/or Downtown square.”
B. Entitlement Request
Chapter 95, Section 14.02 dictates the following regarding zoning map amendment requests:
(2) Zoning Map Amendments
(a) The decision to amend the zoning map is a matter of legislative discretion that is not
controlled by any single standard. In making recommendations and decisions about zoning
map amendments, review and decision-making bodies must consider at least the following
factors:
i. The existing use and zoning of nearby property;
ii. The extent to which the particular zoning restrictions affect property values;
iii. The extent to which any diminution in property value is offset by an increase in
the public health, safety and welfare;
iv. The suitability of the subject property for its zoned purposes;
v. The length of time that the subject property has been vacant as zoned,
considering the context of land development in the vicinity;
vi. The value to the community of the proposed zoning map amendment; and
vii. The comprehensive plan.
(b) In acting on zoning map amendments, review and decision-making bodies are expressly
authorized to recommend and approve a less intensive zoning district classification than the
zoning district that was described in required public notices.
● Zoning Map Amendment from the B-1 Downtown Edge District to the B-1(A) Downtown
Core District [all properties except those listed later in this section].
Background on the Request
When the comprehensive amendments were adopted in August of 2025, two new zoning districts
were created: B-1(A) Downtown Core and the R-7 Downtown Residential. The bulk regulations of
the B-1 Limited Business District were also amended, and the district was retitled “Downtown Edge”.
The B-1(A) is intended to maintain and enhance a vibrant, main-street, storefront development
pattern within the central business district and focus denser developments within the core of the
downtown.The next step after adopting the comprehensive amendments is to request the necessary
rezoning changes that are largely aligned with the adopted 2013 Comprehensive Plan and 2015
Commercial Design Guidelines. Although some requests also require updates to the comprehensive
plan land use plan map to better align with the existing conditions that have emerged since its
original adoption over a decade ago.
The proposed B-1(A) boundaries largely follow the Future Land Use and Downtown Subarea Plans,
being within one block of the Westmont Metra Station, except for on the north side where the
boundary goes up to Norfolk Street.
Building Regulations
____________________________________________________________________________________
PZC 014-2026 Page 6 of 9
Page 181 of 236
The only building type allowed in the B-1(A) district is storefront building. This zoning district’s bulk
regulations were designed to focus larger and denser development near the center of the Village’s
Downtown and to better accommodate existing buildings. The major changes include reduced
setbacks and an increased max story height of 5 stories.
Regulation B-1(A) Downtown Core
Building Type Storefront Building
Front Yard Setback 0-5 ft
Street Side Setback 0 ft
Interior Side Setback 0-5 ft
Rear Setback 20 ft
Max Height 70 ft
Stories 2-5
Min Outdoor Open Space 50 sq ft
Allowable Uses
All new buildings must be constructed as a storefront building. Household living is permitted when
located above the ground floor. The uses allowed in the B-1(A) are intended to support the district’s
purpose statement of a vibrant, main-street storefront development pattern. Restaurants and retail
businesses are allowed as permitted uses. Compared to the B-1 Downtown Edge, the B-1(A) allows
more consumer services as special uses, especially when located on the ground floor. The full list of
allowable uses can be found in Chapter 95, Article VI, and an abbreviated version is attached to this
report.
● Zoning Map Amendment to rezone from the M-1 Limited Manufacturing District to the
B-1(A) Downtown Core District [20-26 East Quincy Street].
The properties at 20-26 East Quincy Street were recently purchased by the Village as an opportunity
site for redevelopment. The potential redevelopment of the site would also include 1 South Cass
Avenue. To better align with the proposed zoning of 1 South Cass Avenue. This request would allow
for a unified redevelopment in the future by having all properties zoned B-1(A). The allowable uses
and building types mentioned previously for the B-1(A) would be the same for these properties if
approved.
● Comprehensive Plan Map Amendment to change the future land use designation from
Single Family Attached Residential to Downtown Mixed-Use [20-26 East Quincy Street].
The future land use designation of 20-26 East Quincy Street is currently Single Family Attached
Residential. When the Comprehensive Plan was adopted in 2013, the Village envisioned that this
type of redevelopment would occur along the railroad on East Quincy Street. However, since that
time, the existing manufacturing uses that occupy most of this block have remained, and in 2020 the
____________________________________________________________________________________
PZC 014-2026 Page 7 of 9
Page 182 of 236
Village approved rezoning of this block from R-5 General Residential to M-1 Limited Manufacturing.
Though the future land use plan recommends single family attached residences as appropriate, this
property is part of the Downtown subarea's Burlington East framework. This section of the
framework finds downtown supportive housing and mixed-use developments to be appropriate.
Amending the future land use map aligns with the subarea land use framework and future
redevelopment opportunities.
● Zoning Map Amendment to rezone the split-zoned property from the B-1 Downtown
Edge District and the R-3 Single-Unit Residential District to the B-1(A) Downtown Core
District [139 North Cass Avenue].
139 North Cass Avenue is currently split-zoned between two zoning districts. The single parcel
consists of 13 lots, all serving Bank of America. Based on the underlying lots, 11 are presently zoned
B-1 Downtown Edge, while the remaining two (2) are zoned R-3 Single-Unit Residential. Per Sec.
1.12(F) “Split-Zoned Lots”, the zoning map may not be amended to have one (1) parcel have two (2)
base zoning districts. Since a majority of the property is already zoned B-1 Downtown Edge and the
Comprehensive Plan and subarea plan recommends Mixed-Use as an appropriate future land use,
the property is proposed to be fully rezoned B-1(A) Downtown Core.
● Comprehensive Plan Map Amendment to change the future land use designation from
Single Family Detached Residential to Downtown Mixed-Use [139 North Cass Avenue].
As previously discussed, 139 North Cass Avenue is a single parcel with two future land use
designations. The eastern half of the parcel is improved with Bank of America’s drive-through and
private parking lots. The requested amendment results in the whole property’s future land use being
Downtown Mixed-Use, which aligns with the Mixed Use Core designation from the Downtown
Subarea’s land use framework.
● Zoning Map Amendment to rezone the split-zoned property from being partially
unzoned and from the R-5 General Residential District to the B-1(A) Downtown Core
District [18 West Quincy Street, aka Westmont Metra Station].
The western half of 18 West Quincy Street is zoned R-5 General Residential, while the eastern half
is unzoned. Sec. 1.12(F) prohibits rezonings resulting in a split-zoned property. A map amendment
to be fully zoned B-1(A) recognizes the station’s location at the center of the Downtown.
IV. SUMMARY
The Village of Westmont seeks a Zoning Map Amendment to rezone the properties to the B-1(A)
Downtown Core District, which will eliminate two split-zoned properties. The Village has also
requested Comprehensive Plan Amendments from Single Family Detached Residential and Single
Family Attached Residential to Downtown Mixed-Use. Like the requested map amendment, the
future land use will be more consistent and align with the existing land uses of the property and
potential redevelopment opportunities.
V. LEGAL
A. Notification: A legal notice was published in Westmont Suburban Life on May 21, 2026.
B. Code References: Chapter 95, Section 4.01; Section 14.02
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 June 25, 2026.
____________________________________________________________________________________
PZC 014-2026 Page 8 of 9
Page 183 of 236
VI. DOCUMENTS ATTACHED:
1. Publication notice appearing in the May 21, 2026 Westmont Suburban Life.
2. List of Allowable Uses Uses in the Downtown Zoning Districts
3. Rezoning Proposal Maps:
a. Downtown Rezoning - B-1(A) (B-1(A) Downtown Core only)
b. Combined Rezoning Proposal
4. Map Excerpts Focused on the Downtown Area:
a. Comprehensive Plan Proposed Land Use Plan Map (adopted 2013, edited to focus on
the Downtown)
b. Comprehensive Plan Downtown Land Use Framework (adopted 2013)
c. Commercial Design Guidelines Map (adopted 2015)
5. Public Comments Received before 9:00 a.m. on Thursday, June 4, 2026.
____________________________________________________________________________________
PZC 014-2026 Page 9 of 9
Page 184 of 236
Page 185 of 236
VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
AGENDA ITEM
MEETING DATE: June 10, 2026 PZC 015-2026
TITLE: Request from the Village of Westmont for the following:
1. Zoning Map Amendment to rezone the properties listed below, all in Westmont, Illinois, 60559,
from the R-5 General Residential District to the B-1 Downtown Edge District:
45 West Quincy Street 32 West Burlington Avenue
22 West Burlington Avenue 34 West Burlington Avenue
26 West Burlington Avenue 38 West Burlington Avenue
30 West Burlington Avenue 5 North Grant Street
I. BACKGROUND OF ITEM
A. Location: The properties proposed to
be rezoned to the B-1 Downtown
Edge District (“B-1 Proposal”) are
along West Burlington Avenue
between North Grant and North
Lincoln Streets and at the southeast
corner of West Quincy and South
Grant Streets. Land uses in this area
include vacant lots, two-story
multi-unit residential buildings, a
single-story medical office, and a
two-story building formerly occupied
by business offices, but is currently
sitting vacant.
To the right:
Aerial Map - B-1 Proposal
(source: DuPage County Parcel Viewer)
Page 186 of 236
Zoning Map - B-1 Proposal
B. Zoning Designations:
SUBJECT PROPERTIES R-5 General Residential
NORTH & SOUTH R-3 Single-Unit Residential
EAST B-1 Downtown Edge (proposed B-1(A) Downtown Core on Burlington)
WEST R-5 General Residential (proposed R-7 Downtown Residential)
C. Neighborhood Characteristics:
The B-1 Proposal area is bordered by a mix of housing types to the west, commercial properties to
the east, detached houses to the north and south, and is bisected by the BNSF railroad. The
proposal area serves as an east-west transition from commercial to residential and as a buffer
separating the established detached residential neighborhood from the railroad.
II. PETITIONER REQUEST:
The Village of Westmont has requested a Zoning Map Amendment to rezone these properties from
the R-5 General Residential District to the B-1 Downtown Edge District.
III. ZONING ANALYSIS
A. Zoning and Comprehensive Plan Designations
The current zoning district of the property is R-5 General Residential District, which is intended to
promote a variety of housing opportunities, ranging from detached houses to multi-unit residential
buildings.
The Comprehensive Plan designates the future land use in this area as Downtown Mixed-Use. This
land use designation is described as:
“As the Village’s center and focus of a range of activities from civic and business to
entertainment and residential, the downtown should provide for an appropriate variety of land
uses. Mixed-use buildings should be encouraged to accommodate first floor retail/restaurant
uses with office or residential above. Situated around the Westmont Metra Station, Downtown
provides a tremendous opportunity for transit-oriented development which should consist
primarily of mixed-use development that fosters an active pedestrian oriented node.”
____________________________________________________________________________________
PZC 015-2026 Page 2 of 5
Page 187 of 236
Comprehensive Plan - Proposed Land Use Map - B-1 Proposal
Furthermore, the subject properties are in the Downtown Subarea. The land use framework is split in
two. 45 West Quincy Street is part of the civic core area. This land use designation is described as:
“Areas containing public offices, services, and open space, as well as secondary downtown
retail and restaurant activity in a mix of building forms, including multi-story buildings placed at
the front lot line, building with small setbacks, and residential structures converted for
commercial use..”
The properties along Burlington Avenue are part of the Burlington West framework. This framework
recognizes that this area contains “...one- to two-story mixed use buildings that host secondary office
and retail uses and transition in scale and setback to adjacent neighborhoods.”
B. Entitlement Request
● Zoning Map Amendment from the R-5 General Residential District to the R-7 Downtown
Residential District.
Chapter 95, Section 14.02 dictates the following regarding zoning map amendment request:
(2) Zoning Map Amendments
(a) The decision to amend the zoning map is a matter of legislative discretion that is not
controlled by any single standard. In making recommendations and decisions about zoning
map amendments, review and decision-making bodies must consider at least the following
factors:
i. The existing use and zoning of nearby property;
ii. The extent to which the particular zoning restrictions affect property values;
iii. The extent to which any diminution in property value is offset by an increase in
____________________________________________________________________________________
PZC 015-2026 Page 3 of 5
Page 188 of 236
the public health, safety and welfare;
iv. The suitability of the subject property for its zoned purposes;
v. The length of time that the subject property has been vacant as zoned,
considering the context of land development in the vicinity;
vi. The value to the community of the proposed zoning map amendment; and
vii. The comprehensive plan.
(b) In acting on zoning map amendments, review and decision-making bodies are expressly
authorized to recommend and approve a less intensive zoning district classification than the
zoning district that was described in required public notices.
Background on the Request
When the comprehensive zoning ordinance amendments were adopted in August of 2025, two new
zoning districts were created: B-1(A) Downtown Core and the R-7 Downtown Residential. The bulk
regulations of the B-1 Limited Business District were also amended, and the district was retitled
“Downtown Edge”. Although the regulations and allowed uses largely stayed the same, the
amendments re-examined the building typology to provide better clarity for property owners,
businesses, and developers. Buildings located in the B-1 Downtown Edge may be fully-residential,
fully-commercial, or mixed-use.
As discussed above in Section III(A), the Comprehensive Plan finds the Downtown Mixed-Use is an
appropriate future land use. According to the Plan, new developments on the subject properties
should feature commercial uses on the ground floor and dwelling units above. Building on this
designation, the Downtown Subarea plan recognizes the existing character of these blocks as a
secondary downtown area that transitions from the Downtown’s core and the BNSF railroad to
adjacent residential uses. The B-1 district accomplishes the Plan’s vision, while also allowing smaller
buildings.
Having already completed comprehensive zoning ordinance amendments, the next step is to
request rezonings to the newly-created and amended districts. The rezoning proposals are heavily
influenced by the 2013 Comprehensive Plan and 2015 Commercial Design Guidelines.
Building Regulations
The B-1 allows for two building types: storefront and general. This zoning district’s bulk regulations
were designed to be very similar to what was allowed in the B-1 Limited Business District prior to the
comprehensive amendments.
Regulation B-1 Downtown Edge
Building Type Storefront Building General Building
Front Yard Setback 0-5 ft 5-20 ft
Street Side Setback 0 ft 5 ft
Interior Side Setback 0-5 ft 0-5 ft
Rear Setback 20 ft 20 ft
____________________________________________________________________________________
PZC 015-2026 Page 4 of 5
Page 189 of 236
Max Height 46 ft 46 ft
Stories 1-3 1-3.5
Min Outdoor Open Space 50 sq ft 50 sq ft
Both building types have smaller front, street side, and interior side yard setbacks than the R-5
General Residential District. Though the setbacks are smaller, they result in buildings being closer to
the street than to the detached houses across the alley. Buildings can also be up to 46 feet tall,
which is 11 feet taller than the maximum height of 35 feet in the R-5 district.
Allowable Uses
The intent of the B-1 district is to be more flexible both in terms of built form and allowable uses.
Whereas the B-1(A) district is meant to primarily accommodate restaurants and retail businesses,
the B-1 allows for a wider range of supporting uses, such as salons on the ground floor, instructional
services (e.g. dance schools), funeral and mortuary services, and even fully-residential buildings.
The full list of allowable uses can be found in Chapter 95, Article VI, and an abbreviated version is
attached to this report.
IV. SUMMARY
The Village of Westmont seeks a Zoning Map Amendment to rezone the subject properties from the
R-5 General Residential District to the B-1 Downtown Edge District. The proposed map amendment
is consistent with the recommendations of the Comprehensive Plan to see mixed-use developments
in this area, while also transitioning in scale from the more intense Downtown Core to adjacent
residential properties.
V. LEGAL
A. Notification: A legal notice was published in Westmont Suburban Life on May 21, 2026.
B. Code References: Chapter 95, Section 4.01; Section 14.02
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 June 25, 2026.
VI. DOCUMENTS ATTACHED:
1. Publication notice appearing in the May 21, 2026 Westmont Suburban Life.
2. List of Allowable Uses in the Downtown Zoning Districts
3. Rezoning Proposal Maps:
a. Downtown Rezoning - B-1 (B-1 Downtown Edge only)
b. Combined Rezoning Proposal
4. Map Excerpts Focused on the Downtown Area:
a. Comprehensive Plan Proposed Land Use Plan Map (adopted 2013, edited to focus on
the Downtown)
b. Comprehensive Plan Downtown Land Use Framework (adopted 2013)
c. Commercial Design Guidelines Map (adopted 2015)
5. Public Comments Received before 9:00 a.m. on Thursday, June 4, 2026.
____________________________________________________________________________________
PZC 015-2026 Page 5 of 5
Page 190 of 236
Page 191 of 236
Page 192 of 236
Article VI “Principal Uses”, Table VI-1: Table of Allowed Uses
(edited to just the Downtown Zoning Districts)
R-7 B-1(A) B-1
Downtown Downtown Downtown
Residential Core Edge
P = Permitted Use | S = Special Use Approval Required | – = Prohibited Use
RESIDENTIAL
Household Living
Detached House S – –
Semi-detached House – – –
Attached House P – –
Two-unit House – – –
Mixed-Use Residential – P [2] P
Multi-Unit Building P – P
Assisted Living Residence – – –
Group Living
Community Residence, Family – – –
Community Residence, Group – – –
Nursing Home – – –
Other Group Living S – –
COMMERCIAL
Animal Service
Boarding or Shelter – – –
Grooming Service – S S
Veterinary – S [5] S [5]
Other Animal Service – – –
Consumer Service
Business Support Service – P P
Maintenance and Repair Service – P P
Personal Improvement Service – P [10] P
Health and Fitness Service – P P
Instructional Service – S P
Business Training – – –
Tattoo or Body Piercing Service – – –
Other Consumer Service – S S
Day Care Center – S P
Day Care Home P [6] P [6] P [6]
Eating and Drinking Place
Bar or Tavern – S [8] S [8]
Craft Alcoholic Beverage Dispenser – P P
Restaurant – P P
Page 193 of 236
Tobacco or Vape Lounge – – –
Other Eating and Drinking Place – S S
Entertainment, Participant
Arcade (non-video gaming) – – –
Video Gaming, Accessory – P P
Video Gaming Cafe – – –
Other Participant Ent., Indoor – S S
Participant Ent., Outdoor – – –
Entertainment, Spectator
Indoor – S S
Outdoor – – –
Financial Service
Bank, Credit Union or Savings & Loan – S S
Alternative Financial Service Est. – S S
Funeral and Mortuary Service – – S
Lodging – S P
Office
Business or Professional Office – P P
Medical Office – P P
Research Service – – –
Parking, Non-Accessory S S S
Parking, Off-site Nonresidential S S S
Parking, Off-site Auto Dealer – – –
Retail Sales
Indoor – P P
Outdoor – S S
Firearms Sales – – –
Tobacco and Vape Product Sales – – –
Used Goods Sales – S S
Self-service Storage Facility – – –
Sexually Oriented Business – – –
Vehicle Sales and Service
Fueling Station – – S
Minor Repair and Maintenance – – S
Sales or Rentals – – –
Body and Paint Shop – – –
WAREHOUSE & DISTRIBUTION
Warehouse/Logistics – – –
Data Center – – –
MANUFACTURING & INDUSTRY
Building Service – – –
Catering Service – – –
Craft Alcoholic Beverage Producer – – –
Page 194 of 236
Crematorium – – –
Artisan Manufacturing – – –
Limited Manufacturing – – –
High-Impact Manufacturing & Industry – – –
Industrial Service – – –
Recyclable Material Drop-off Facility – – –
Recyclable Material Processing – – –
Junk or Salvage Yard – – –
PUBLIC & INSTITUTIONAL
College or University S – –
Community Assembly – – –
Community Garden – – –
Governmental Use S S S
Hospital – – –
Library or Cultural Exhibit – S S
Parks and Recreation
Community Park – – –
Neighborhood Park – – –
Religious Assembly – – –
Safety Service S S S
School – – –
Infrastructure or Utility, Major S S S
Infrastructure or Utility, Minor P P P
OTHER
Cannabis Business Establishment
Cannabis Cultivation Center – – –
Adult Use Cannabis Dispensary – – –
Medical Cannabis Dispensary – – –
Cannabis Craft Grower – – –
Cannabis Infuser – – –
Cannabis Processor – – –
Cannabis Transporter – – –
Drive-through Facility – – –
Off-premises Outdoor Advertising Sign – – –
Planned Unit Development S S S
Temporary Sales [15] – P P
Wireless Telecommunications Facility
Cell Tower – – –
Building-Mounted Cell Antenna P P P
Tower-Mounted Cell Antenna P P P
Page 195 of 236
Table VI‑1 Notes:
[1] Subject to the following:
(A) Proof of all required state licenses and certifications must be provided before occupancy;
(B) A separate bedroom is required for any support staff residing on the premises on a
full-time basis;
(C) All other applicable codes and ordinances must be met; and
(D) An initial building inspection is required before occupancy, and annual inspections are
required thereafter.
[2] Household living is permitted in the B-1(A) district only if located above the
ground-floor:
[3] Requires minimum lot area of 20,000 square feet in R districts.
[4] Buildings and outdoor areas associated with such use are prohibited within 100
feet of an R-zoned lot.
[5] Permitted by right if no more than 1,000 square feet (gross floor area) and if all
buildings and outdoor areas associated with such use are located at least 100
feet from any R-zoned lot. Otherwise, special use approval is required.
[6] Subject to the following:
(A) Proof of all required state licenses and certifications must be provided before occupancy;
and
(B) A certificate of zoning compliance must be obtained before occupancy; and
(C) All other applicable codes and ordinances must be met.
[7] The indoor seating areas of such businesses are limited to no more than 50% of
the total floor area of the premises, and outdoor seating areas are limited to no
more than 50% of the total floor area of the interior seating area. Any outdoor
seating areas must comply with applicable regulations of Sec. 7.20(B) and
Chapter 10 of the village code.
[8] Buildings and outdoor areas associated with such use are prohibited within 1,000
feet of a school.
[9] May not occupy more than 30% of the total floor area of the building in which it is
located. The building must have a gross floor area of at least 15,000 square feet
and no more than 19,000 square feet. The lot on which it is located must have an
area of at least 60,000 square feet.
[10] Permitted by-right only when located above the ground-floor of the building.
Otherwise, special use approval is required.
[11] Only when accessory to a retail or sporting goods store containing at least
45,000 square feet of gross floor area.
[12] Only when located on lot contiguous with existing vehicle sales use under same
ownership. Not allowed within 300 feet of R-zoned lot.
[13] Buildings and outdoor areas associated with such use are prohibited within 500
feet of R-zoned lot.
[14] Not allowed within 300 feet of R-zoned lot. All operations must be screened from
view of abutting lots and rights-of-way in accordance with Sec. 10.07.
[15] Permit required in accordance with village code Chapter 22, Article XI.
Page 196 of 236
Page 197 of 236
VILLAGE OF WESTMONT
DuPage County
255 259 DOWNTOWN REZONING - B-1 260
138
130 42 260 257 259 254 259
128
126
129
125
23
17 256 255 252 253
250
13
124 246 251 250 251 250 249
120 49 45 33 246
233 116 245 245 246 247
41 246
117 110
108 37 240 241 245 240 241 242 241
111
105 106 239 236 237 238 236 239
237 236 237 238 237
102 233 235 234 232 235
235 235
246 234 232
229 125 231
230
231 230 231 230 226
233
229 229 230 225
200
141 228
139 227 227 222 229 226 226 227
227 224 223
224 224 223
223 221 222 221 218-22 221 222 221
221 222 214 2 223
J T MANNING
219 217 216 217 216 219 218 217
217 220 212
215 215 214 215 219 215 214 215
213 218 210 210
209 219
ELEMENTARY SCHOOL
211 208 211 210 211
209 208 208 SCHOOL
204 205 204 207 206 205 206
204
207
205 206 205
201 200 201 200 201 200 201 200 203 LOT 200 201
139 138 139 138 139 138 139 138-140 139 140 139
133 134 135 132 135 134 137 136
137 134 135
129 128 131 126 133 130 133
134 139 139 135 133
132 132
125 124 125 122 131 128 127 128 127 126 127
123 120 121 120 123 124 123 124
125 124 125
121 116 119 118 119 116 119 116-120 117 118 121 116 121
113 114 115 112 115 114 113 114 115 114 117
111 112 111 108 109 112 111 113
110 111 112 113
110 111 109
101 104 105 106 105 106 107 109 106 107 108 107
102 101 102 PKG 100 101 100 101 100 101 100 101
37 40 41
39 36 PKG 40 PKG 42 41
38 39 42 41
31 34 38 39 35
35 36 35 34 36 35 36 33 36 35
29 30 27 30 27 30
34
32
33
32 31 34 31
25 26 30 29-31
25 26 25 26 26-28 29-31 28 29 28 29
19 22 21 22 23 22 25 24 23 26 23
21 24
15 18 17 18 15 18
22 21
20 19 22 21
15 20 19
11 12 13 12 18 17
14 17
134
11 12 13 14 13
15
32 16 100
102
108
1-5 10
126 120
112
132
100
104 38 32
140 130 116
5 26 22
2-8 1/2
20
114 106 30
18
35
155
128
33 39
13-19
34
21
16
1
14
12
2-10
WATER PLANT PUBLIC WORK
148
144
140
136 100 18 COMMUTER STATION 1
141 WESTMONT 20 26 100
CENTRE
121
19-23
119 101 5
139
7-11
135 113 45 17
115 31
109
129
125 117 107
105 41 37 15
13
VILLAGE 7
17 16 15 14 15 HALL 13 1 15 15 17
21
25
31
33
35
37
19
39
20 19 20 19
41
18 19 19
47
51
53
115
25 B-1
26Downtown
23 24 23 22 21 21
29 Edge
32 27 28 27 26 27 25
35 18
28
30
33 34 31 28-44
34
32 31 30 31
36
38
40
44
50
VILLAGE
110
37 40 37 36 35
112
36 35
114
BOUNDARY
101 RAILROAD
102 101 101 102 101 100-104 55 75
105 PARCELS 105 111 25 PARK COMM
106 100 105 106 105 106
VAC.
ADMIN CTR.
111 110 109 LEBECK 111 112 111 110
117 114 PARK 114 108 115
113 115 114 115 GREGG
119 118 117 117 120 117 123 110 HOUSE 125
122
Saved: 1/6/2026 12:51 PM Designer: bbywater
121 122 123 122 123 122 121 VAC.
125 126 VETERANS
125
VILLAGE OF WESTMONT
1/6/2026 BY BAXTER AND WOODMAN 126 125 126 127 127 126
128 128 MEMORIAL PARK
129 132 129
¯ 130 130 129
S:\WMNTV\GIS\ProProjects\WMNTV_GeneralMapping\WMNTV_GeneralMapping.aprx
133 136 133 134
133
SOUTH 136 133 132
PKG 13 2
139 140 136
0 139
200 400 600
140 SCHOOL 140 137 141 140 141
Feet
143 142
201 200 201 202 200 200 201 200 147 131
Page 198 of 236
Page 199 of 236
Page 200 of 236
Page 201 of 236
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Page 203 of 236
CHAPTER 8 subAREA PLANs
Norfolk St
Linden Av
Cass Ave
Downtown’s most defining
architecture should be reinforced Irving St
by quality infill development and
appropriate uses
Warwick Av Wilmette Av
Lincoln St
Burlington Ave
Grant St
Recent investment in Burlington Ave
Westmont
community-based
Clarendon Hills
activities sets the stage BNSF Metra Line
for additional retail and
Quincy St
residential development
Industrial and public works
Grant St
Lincoln St
Quincy St
uses could be relocated to
open up land for
downtown-supportive uses
Richmond St
Cass Ave Linden Av
Dallas St
Dallas St
Downtown
Land Use Framework
Mixed Use Core Community Open Space
Civic Core Opportunity Sites
Burlington West Distinct Architecture
Burlington East
NORTH
500 feet
Village of Westmont 99
Page 204 of 236
Page 205 of 236
Page 206 of 236
Page 207 of 236
Scott Williams <swilliams@westmont.il.gov>
Downtown zoning Downtown
Karen McCurrie Thu, Jun 4, 2026 at 8:29 AM
To: "swilliams@westmont.il.gov" <swilliams@westmont.il.gov>
Hi,
I am writing to submit several questions regarding the proposed downtown re-zoning. If you are unable to address these
directly, I request that they be added to the agenda for the meeting on June 10.
1. Traffic Impact: Has a traffic survey been conducted to assess the impact of increased multi-family residential density,
specifically regarding the areas crossing the train tracks? Based on recent experience, mid-day delays at these crossings
can already reach ten minutes due to train freight and traffic signals. My concern is that increased density could extend
these delays significantly.
2. Zoning Designations: The re-zoning map indicates Quincy Station is designated as B-1(A) Downtown Core. Does this
designation for all areas marked in red allow for potential mixed-use retail and multi-family residential properties?
3. Density and Infrastructure: The current proposal includes twelve blocks designated for multi-family residential use.
Was consideration given to reducing this area or limiting the number of additional residents to manage density? Beyond
traffic concerns, has the impact on local resources, such as potential flooding, been evaluated? Neighboring
municipalities have faced significant burdens due to increased density, in some cases requiring high-cost infrastructure
projects like the Belmont underpass.
4. Re-zoning Procedures: What are the current regulations governing re-zoning? Does the board have final authority on
these changes, or do the bylaws allow for a residential vote on the matter?
I look forward to your response and the upcoming discussion.
Best Regards,
Karen McCurrie
Page 208 of 236
Scott Williams <swilliams@westmont.il.gov>
rezoning
Laurel Rugen Thu, Jun 4, 2026 at 5:51 AM
To: swilliams@westmont.il.gov
Hello Scott, just wondering when mailings are sent out about these important items, the WHOLE town is not included. Alot
of people don't live on their computers, like me. Life is too busy. Also, whose idea was all this downtown mess in the first
place? Straightening the Burlington curve? Seriously? The water tanks would need to be removed to truly make it
straight? Tearing down 1 Quincy? It isn't that old of a construction and now removing it, another huge waste of money by
this village! This isn't D.G , who this town seems to want to compete with. And the rezoning of the surrounding streets?
Sounds like the village is in on a land grab, to force people out of AFFORDABLE single family homes! With yards! And I
have yet to hear about controlling the traffic patterns this over crowding is contributing to, especially in the downtown
area. It is already a mess, waiting at the tracks. All I hear about is the greedy contractors and how much tax revenue it will
bring in! And in whose pockets? Thank you for your time.- Sincerely, Laurel Rugen
Page 209 of 236
VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
AGENDA ITEM
MEETING DATE: June 10, 2026 PZC 016-2026
TITLE: Request from the Village of Westmont for the following:
1. Zoning Map Amendment to rezone the properties listed below, all in Westmont, Illinois, 60559,
from the R-5 General Residential District to the R-7 Downtown Residential District.
100 West Quincy Street 222 West Quincy Street 132 West Burlington Avenue
101 West Quincy Street 225 West Quincy Street 134 West Burlington Avenue
105 West Quincy Street 227 West Quincy Street 140 West Burlington Avenue
107 West Quincy Street 229 West Quincy Street 200 West Burlington Avenue
109 West Quincy Street 231 West Quincy Street 206 West Burlington Avenue
113 West Quincy Street 235 West Quincy Street 208 West Burlington Avenue
115 West Quincy Street 240 West Quincy Street 210 West Burlington Avenue
117 West Quincy Street 241 West Quincy Street 212 West Burlington Avenue
119 West Quincy Street 243 West Quincy Street 216 West Burlington Avenue
121 West Quincy Street 300 West Quincy Street 220 West Burlington Avenue
125 West Quincy Street 301 West Quincy Street 222 West Burlington Avenue
129 West Quincy Street 305 West Quincy Street 224 West Burlington Avenue
135 West Quincy Street 309 West Quincy Street 226 West Burlington Avenue
136 West Quincy Street 315 West Quincy Street 230 West Burlington Avenue
139 West Quincy Street 316 West Quincy Street 234 West Burlington Avenue
140 West Quincy Street 317 West Quincy Street 238 West Burlington Avenue
141 West Quincy Street 321 West Quincy Street 300 West Burlington Avenue
144 West Quincy Street 100 West Burlington Avenue 306 West Burlington Avenue
148 West Quincy Street 104 West Burlington Avenue 310 West Burlington Avenue
205 West Quincy Street 106 West Burlington Avenue 312 West Burlington Avenue
207 West Quincy Street 112 West Burlington Avenue 314 West Burlington Avenue
213 West Quincy Street 114 West Burlington Avenue 316 West Burlington Avenue
215 West Quincy Street 116 West Burlington Avenue 320 West Burlington Avenue
216 West Quincy Street 120 West Burlington Avenue 1-5 North Washington Street
217 West Quincy Street 126 West Burlington Avenue 1-5 North Hudson Street
219 West Quincy Street 128 West Burlington Avenue 32 East Burlington Avenue
221 West Quincy Street 130 West Burlington Avenue 100 East Burlington Avenue
Page 210 of 236
102 East Burlington Avenue 205 East Burlington Avenue 16 North Wilmette Avenue
108 East Burlington Avenue 17 North Linden Avenue 19 North Wilmette Avenue
114 East Burlington Avenue 16 North Warwick Avenue
More Common Location: Unaddressed West Quincy Street (Quincy Street Station Homes)
PINS(s): 09-09-226-041; 09-09-226-023; 09-09-226-024; 09-09-226-025; 09-09-226-026; 09-09-226-027;
09-09-226-028; 09-09-226-029; 09-09-226-030; 09-09-226-031; 09-09-226-032;
09-09-226-033; 09-09-226-034; 09-09-226-035; 09-09-226-036
2. Comprehensive Plan Amendment to change the future land use designation of the properties
listed below, all in Westmont, Illinois, 60559, from Single Family Detached Residential to Single
Family Attached Residential.
32 East Burlington Avenue 108 East Burlington Avenue 16 North Warwick Avenue
100 East Burlington Avenue 114 East Burlington Avenue 16 North Wilmette Avenue
102 East Burlington Avenue 17 North Linden Avenue 19 North Wilmette Avenue
3. Comprehensive Plan Amendment to change the future land use designation of the property
listed below, in Westmont, Illinois, 60559, from Public/Semi Public to Single Family Attached
Residential.
205 East Burlington Avenue
I. BACKGROUND OF ITEM
A. Location: The properties proposed to be rezoned to the R-7 Downtown Residential District (“R-7
Proposal”) are along West Quincy Street and West Burlington Avenue between Grant and Williams
Streets and along East Burlington Avenue between North Linden Avenue and the eastern border with
the Village of Clarendon Hills. All properties are currently zoned R-5 General Residential District, and
contain a wide range of housing including detached, semi-detached, attached, and multi-unit
residences, as well as the Metra parking lot and a nonconforming industrial building.
Aerial Map - R-7 Proposal (source: DuPage County Parcel Viewer)
____________________________________________________________________________________
PZC 016-2026 Page 2 of 7
Page 211 of 236
Zoning Map - R-7 Proposal
B. Zoning Designations:
WESTERN SECTION (West Burlington + West Quincy)
SUBJECT PROPERTIES R-5 General Residential
NORTH & SOUTH R-3 Single-Unit Residential
EAST R-5 General Residential (proposed B-1 Downtown Edge & B-1(A)
Downtown Core)
WEST R-3 Single-Unit Residential & Village of Downers Grove M1 Light
Manufacturing
EASTERN SECTION (East Burlington)
SUBJECT PROPERTIES R-5 General Residential
NORTH R-3 Single-Unit Residential
EAST Village of Clarendon Hills R-1 Single Family Residential
& R-3 Multi-Family Residential
WEST & SOUTH R-5 General Residential
C. Neighborhood Characteristics:
The R-7 Proposal is bisected by the BNSF railroad and is generally bordered to the north and south
by detached homes. Similarly, the two sections are separated by Cass Avenue and corresponding
commercially-zoned properties. The entire proposal area hosts a mixture of housing types ranging
from detached homes to multi-unit residences, and just about everything in between.
In the late 1990s to the mid 2010s, many properties in the Western Section were redeveloped into
semi-detached and attached residences. However, this redevelopment trend has largely been
stagnant for the last 10 years.
II. PETITIONER REQUEST:
The Village of Westmont has requested a Zoning Map Amendment to rezone these properties from
the R-5 General Residential District to the R-7 Downtown Residential District. The request is split into
two (2) sections:
● “Western Section”: which includes all properties along West Burlington Avenue and West
Quincy Street.
● “Eastern Section”: which includes all properties along East Burlington Avenue.
____________________________________________________________________________________
PZC 016-2026 Page 3 of 7
Page 212 of 236
In addition to the map amendment request, two comprehensive plan map amendments are requested
for the Eastern Section. The first is to change the future land use from Public/Semi Public to Single
Family Attached Residential for 205 East Burlington Avenue. The remaining properties in the Eastern
Section are proposed to change the future land use from Single Family Detached Residential to
Single-Family Attached Residential.
III. ZONING ANALYSIS
A. Zoning and Comprehensive Plan Designations
The current zoning of the R-7 Proposal is R-5 General Residential District. This district is intended to
promote a variety of housing opportunities, including, but not limited to, detached houses, attached
houses, and multi-unit residential buildings.
The Comprehensive Plan designates the future land use of the Western Section as Single Family
Attached Residential. This land use designation is described as:
“Areas designated as Single-Family Attached Residential provide for single-family homes
that share a common wall such as duplexes, townhomes, and rowhomes. Single-family
attached residential development exists in several locations in the Village and additional
areas are recommended to increase density near Downtown and the Metra Station and
to serve as a transitional land use between business uses and single family
neighborhoods. ”
The Comprehensive Plan designates the future land use of 205 East Burlington Avenue as
Public/Semi Public. This designation is intended for government facilities, religious institutions, and
community service providers. This property is currently improved with a nonconforming industrial
building. Per available Village records, it has not been occupied by an institutional user.
The rest of the Eastern Section has a future land use of Single Family Detached Residential.
However, the current zoning and presence of two multi-unit residential buildings do not align with this
future land use.
Comprehensive Plan - Proposed Land Use Map - R-7 Proposal
____________________________________________________________________________________
PZC 016-2026 Page 4 of 7
Page 213 of 236
B. Entitlement Request
● Zoning Map Amendment from the R-5 General Residential District to the R-7 Downtown
Residential District.
Chapter 95, Section 14.02 dictates the following regarding zoning map amendment request:
(2) Zoning Map Amendments
(a) The decision to amend the zoning map is a matter of legislative discretion that is not
controlled by any single standard. In making recommendations and decisions about zoning
map amendments, review and decision-making bodies must consider at least the following
factors:
i. The existing use and zoning of nearby property;
ii. The extent to which the particular zoning restrictions affect property values;
iii. The extent to which any diminution in property value is offset by an increase in the
public health, safety and welfare;
iv. The suitability of the subject property for its zoned purposes;
v. The length of time that the subject property has been vacant as zoned, considering
the context of land development in the vicinity;
vi. The value to the community of the proposed zoning map amendment; and
vii. The comprehensive plan.
(b) In acting on zoning map amendments, review and decision-making bodies are expressly
authorized to recommend and approve a less intensive zoning district classification than the
zoning district that was described in required public notices.
Background on the Request
When the comprehensive amendments were adopted in August of 2025, two new zoning districts
were created: B-1(A) Downtown Core and the R-7 Downtown Residential. The bulk regulations of the
B-1 Limited Business District were also amended, and the district was retitled “Downtown Edge”.
The R-7 district was primarily intended to accommodate residential uses in a variety of building forms
and is further intended to accommodate the transition from the downtown area into low-density
residential neighborhoods bordering downtown.
The R-7 district was established as a unique residential classification specifically designed to manage
transitional residential uses on the periphery of downtown. The existing R-5 district cannot fulfill this
role effectively because its application is too broad and scattered across various locations throughout
the Village, encompassing housing types from densely populated apartment complexes to planned
attached housing developments. Additionally, it is also the goal to allow existing single family property
owners to continue to exercise their property rights by allowing them to improve their properties as
they are currently able to do, while still allowing for more focused redevelopment opportunities.
Building Regulations
The R-7 allows three building types: general, row, and detached houses. The table below lists the
building siting and height requirements. Sec. 4.09 “General Buildings” and Sec. 4.10 “Row Buildings”
state all regulations.
____________________________________________________________________________________
PZC 016-2026 Page 5 of 7
Page 214 of 236
Regulation R-7 Downtown Residential
Building Type General Building Row Building
Front Yard Setback 10-25 ft 10 ft
Street Side Setback 10 ft 10 ft
Interior Side Setback 5-10 ft 5 ft
20 ft (5 ft if adjacent to a
Rear Setback 20 ft
railroad right-of-way)
Max Height 46 ft 42 ft
Stories 2-3.5 2-3.5
Min Outdoor Open Space 100 sq ft 100 sq ft
While the R-7 is primarily tailored towards general and row buildings, it is recognized that many
detached houses exist in the R-7 Proposal. Sec. 4.11 “Detached Houses” allows existing detached
houses to continue as a permitted use, which should not create any unnecessary regulatory or
procedural obstacles when improvements such as additions or new accessory structures are
proposed. New detached houses can be allowed in the R-7 with special use permit approval. In both
cases, detached houses in the R-7 must comply with the lot and building regulations that apply to
detached houses in the R-5 General Residential District. Therefore, the proposed rezoning does not
impact what can be currently done to a detached house in the proposal area.
Allowable Uses
New detached houses are allowed as a special use, while multi-unit residential buildings (a.k.a.
general buildings) and attached houses (a.k.a. row buildings) are allowed as permitted uses. Select
non-residential and public and institutional uses are also allowed in this zoning district. The full list of
allowable uses can be found in Chapter 95, Article VI, and an abbreviated version is attached to this
report.
● Comprehensive Plan Amendment to change the future land use designation from
Public/Semi Public to Single Family Attached Residential [205 East Burlington Avenue].
The future land use designation of 205 East Burlington Avenue is currently Public/Semi-Public. When
the Comprehensive Plan was adopted in 2013, the Village’s Water Division and a Westmont Park
District yard were adjacent to 205 East Burlington. Through this designation, it appears that the Plan
saw the incorporation of this property into a larger institutional redevelopment project as appropriate.
However, 205 East Burlington was not included when the new Public Works building was constructed
and remains privately owned. The Village is proposing a zoning map amendment and a
comprehensive plan amendment for this property to establish uniformity along Burlington Avenue and
prevent the spot zoning of an individual property. While the existing non-conforming manufacturing
use of the property remains unaffected by the rezoning, these changes will ensure the property aligns
with the surrounding area.
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PZC 016-2026 Page 6 of 7
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● Comprehensive Plan Amendment to change the future land use designation from Single
Family Detached Residential to Single Family Attached Residential [remaining
properties in the Eastern Section].
The remaining properties in the Eastern Section have a future land use designation of Single Family
Detached Residential, despite being zoned for multiple residential building types. Approval of the
comprehensive plan amendment aligns the future land use with the current zoning, as well as aligning
the zoning and future land use with the Western Section.
IV. SUMMARY
The Village of Westmont seeks a Zoning Map Amendment to rezone the properties from the R-5
General Residential District to the R-7 Downtown Residential District. The Village also requests
Comprehensive Plan amendments for the Eastern Section to change the future land use designation
from Single Family Detached Residential and Public/Semi Public to Single Family Attached
Residential. If approved, greater consistency of the zoning and future land use designation will be
achieved across the proposal area.
V. LEGAL
A. Notification: A legal notice was published in Westmont Suburban Life on May 21, 2026.
B. Code References: Chapter 95, Section 4.01; Section 14.02
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 June 25, 2026.
VI. DOCUMENTS ATTACHED:
1. Publication notice appearing in the May 21, 2026 Westmont Suburban Life.
2. List of Allowable Uses in the Downtown Zoning Districts
3. Rezoning Proposal Maps:
a. Downtown Rezoning - R-7 (R-7 Downtown Residential only)
b. Combined Rezoning Proposal
4. Map Excerpts Focused on the Downtown Area:
a. Comprehensive Plan Proposed Land Use Plan Map (adopted 2013, edited to focus on the
Downtown)
b. Comprehensive Plan Residential Areas Plan Map (adopted 2013, edited to focus on the
Downtown)
c. Commercial Design Guidelines Map (adopted 2015)
5. Public Comments Received before 9:00 a.m. on Thursday, June 4, 2026.
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PZC 016-2026 Page 7 of 7
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Article VI “Principal Uses”, Table VI-1: Table of Allowed Uses
(edited to just the Downtown Zoning Districts)
R-7 B-1(A) B-1
Downtown Downtown Downtown
Residential Core Edge
P = Permitted Use | S = Special Use Approval Required | – = Prohibited Use
RESIDENTIAL
Household Living
Detached House S – –
Semi-detached House – – –
Attached House P – –
Two-unit House – – –
Mixed-Use Residential – P [2] P
Multi-Unit Building P – P
Assisted Living Residence – – –
Group Living
Community Residence, Family – – –
Community Residence, Group – – –
Nursing Home – – –
Other Group Living S – –
COMMERCIAL
Animal Service
Boarding or Shelter – – –
Grooming Service – S S
Veterinary – S [5] S [5]
Other Animal Service – – –
Consumer Service
Business Support Service – P P
Maintenance and Repair Service – P P
Personal Improvement Service – P [10] P
Health and Fitness Service – P P
Instructional Service – S P
Business Training – – –
Tattoo or Body Piercing Service – – –
Other Consumer Service – S S
Day Care Center – S P
Day Care Home P [6] P [6] P [6]
Eating and Drinking Place
Bar or Tavern – S [8] S [8]
Craft Alcoholic Beverage Dispenser – P P
Restaurant – P P
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Tobacco or Vape Lounge – – –
Other Eating and Drinking Place – S S
Entertainment, Participant
Arcade (non-video gaming) – – –
Video Gaming, Accessory – P P
Video Gaming Cafe – – –
Other Participant Ent., Indoor – S S
Participant Ent., Outdoor – – –
Entertainment, Spectator
Indoor – S S
Outdoor – – –
Financial Service
Bank, Credit Union or Savings & Loan – S S
Alternative Financial Service Est. – S S
Funeral and Mortuary Service – – S
Lodging – S P
Office
Business or Professional Office – P P
Medical Office – P P
Research Service – – –
Parking, Non-Accessory S S S
Parking, Off-site Nonresidential S S S
Parking, Off-site Auto Dealer – – –
Retail Sales
Indoor – P P
Outdoor – S S
Firearms Sales – – –
Tobacco and Vape Product Sales – – –
Used Goods Sales – S S
Self-service Storage Facility – – –
Sexually Oriented Business – – –
Vehicle Sales and Service
Fueling Station – – S
Minor Repair and Maintenance – – S
Sales or Rentals – – –
Body and Paint Shop – – –
WAREHOUSE & DISTRIBUTION
Warehouse/Logistics – – –
Data Center – – –
MANUFACTURING & INDUSTRY
Building Service – – –
Catering Service – – –
Craft Alcoholic Beverage Producer – – –
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Crematorium – – –
Artisan Manufacturing – – –
Limited Manufacturing – – –
High-Impact Manufacturing & Industry – – –
Industrial Service – – –
Recyclable Material Drop-off Facility – – –
Recyclable Material Processing – – –
Junk or Salvage Yard – – –
PUBLIC & INSTITUTIONAL
College or University S – –
Community Assembly – – –
Community Garden – – –
Governmental Use S S S
Hospital – – –
Library or Cultural Exhibit – S S
Parks and Recreation
Community Park – – –
Neighborhood Park – – –
Religious Assembly – – –
Safety Service S S S
School – – –
Infrastructure or Utility, Major S S S
Infrastructure or Utility, Minor P P P
OTHER
Cannabis Business Establishment
Cannabis Cultivation Center – – –
Adult Use Cannabis Dispensary – – –
Medical Cannabis Dispensary – – –
Cannabis Craft Grower – – –
Cannabis Infuser – – –
Cannabis Processor – – –
Cannabis Transporter – – –
Drive-through Facility – – –
Off-premises Outdoor Advertising Sign – – –
Planned Unit Development S S S
Temporary Sales [15] – P P
Wireless Telecommunications Facility
Cell Tower – – –
Building-Mounted Cell Antenna P P P
Tower-Mounted Cell Antenna P P P
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Table VI‑1 Notes:
[1] Subject to the following:
(A) Proof of all required state licenses and certifications must be provided before occupancy;
(B) A separate bedroom is required for any support staff residing on the premises on a
full-time basis;
(C) All other applicable codes and ordinances must be met; and
(D) An initial building inspection is required before occupancy, and annual inspections are
required thereafter.
[2] Household living is permitted in the B-1(A) district only if located above the
ground-floor:
[3] Requires minimum lot area of 20,000 square feet in R districts.
[4] Buildings and outdoor areas associated with such use are prohibited within 100
feet of an R-zoned lot.
[5] Permitted by right if no more than 1,000 square feet (gross floor area) and if all
buildings and outdoor areas associated with such use are located at least 100
feet from any R-zoned lot. Otherwise, special use approval is required.
[6] Subject to the following:
(A) Proof of all required state licenses and certifications must be provided before occupancy;
and
(B) A certificate of zoning compliance must be obtained before occupancy; and
(C) All other applicable codes and ordinances must be met.
[7] The indoor seating areas of such businesses are limited to no more than 50% of
the total floor area of the premises, and outdoor seating areas are limited to no
more than 50% of the total floor area of the interior seating area. Any outdoor
seating areas must comply with applicable regulations of Sec. 7.20(B) and
Chapter 10 of the village code.
[8] Buildings and outdoor areas associated with such use are prohibited within 1,000
feet of a school.
[9] May not occupy more than 30% of the total floor area of the building in which it is
located. The building must have a gross floor area of at least 15,000 square feet
and no more than 19,000 square feet. The lot on which it is located must have an
area of at least 60,000 square feet.
[10] Permitted by-right only when located above the ground-floor of the building.
Otherwise, special use approval is required.
[11] Only when accessory to a retail or sporting goods store containing at least
45,000 square feet of gross floor area.
[12] Only when located on lot contiguous with existing vehicle sales use under same
ownership. Not allowed within 300 feet of R-zoned lot.
[13] Buildings and outdoor areas associated with such use are prohibited within 500
feet of R-zoned lot.
[14] Not allowed within 300 feet of R-zoned lot. All operations must be screened from
view of abutting lots and rights-of-way in accordance with Sec. 10.07.
[15] Permit required in accordance with village code Chapter 22, Article XI.
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Scott Williams <swilliams@westmont.il.gov>
rezoning
Laurel Rugen Thu, Jun 4, 2026 at 5:51 AM
To: swilliams@westmont.il.gov
Hello Scott, just wondering when mailings are sent out about these important items, the WHOLE town is not included. Alot
of people don't live on their computers, like me. Life is too busy. Also, whose idea was all this downtown mess in the first
place? Straightening the Burlington curve? Seriously? The water tanks would need to be removed to truly make it
straight? Tearing down 1 Quincy? It isn't that old of a construction and now removing it, another huge waste of money by
this village! This isn't D.G , who this town seems to want to compete with. And the rezoning of the surrounding streets?
Sounds like the village is in on a land grab, to force people out of AFFORDABLE single family homes! With yards! And I
have yet to hear about controlling the traffic patterns this over crowding is contributing to, especially in the downtown
area. It is already a mess, waiting at the tracks. All I hear about is the greedy contractors and how much tax revenue it will
bring in! And in whose pockets? Thank you for your time.- Sincerely, Laurel Rugen
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Scott Williams <swilliams@westmont.il.gov>
Downtown zoning Downtown
Karen McCurrie Thu, Jun 4, 2026 at 8:29 AM
To: "swilliams@westmont.il.gov" <swilliams@westmont.il.gov>
Hi,
I am writing to submit several questions regarding the proposed downtown re-zoning. If you are unable to address these
directly, I request that they be added to the agenda for the meeting on June 10.
1. Traffic Impact: Has a traffic survey been conducted to assess the impact of increased multi-family residential density,
specifically regarding the areas crossing the train tracks? Based on recent experience, mid-day delays at these crossings
can already reach ten minutes due to train freight and traffic signals. My concern is that increased density could extend
these delays significantly.
2. Zoning Designations: The re-zoning map indicates Quincy Station is designated as B-1(A) Downtown Core. Does this
designation for all areas marked in red allow for potential mixed-use retail and multi-family residential properties?
3. Density and Infrastructure: The current proposal includes twelve blocks designated for multi-family residential use.
Was consideration given to reducing this area or limiting the number of additional residents to manage density? Beyond
traffic concerns, has the impact on local resources, such as potential flooding, been evaluated? Neighboring
municipalities have faced significant burdens due to increased density, in some cases requiring high-cost infrastructure
projects like the Belmont underpass.
4. Re-zoning Procedures: What are the current regulations governing re-zoning? Does the board have final authority on
these changes, or do the bylaws allow for a residential vote on the matter?
I look forward to your response and the upcoming discussion.
Best Regards,
Karen McCurrie
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