Village Board

Village Board Meeting May 28, 2026 6:00 PM 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. OPEN FORUM Public Comment is subject to the public comment rules and procedures adopted by the Village. 5. REPORTS a. Board Reports i. Mayor ii. Clerk iii. Trustees 6. ITEMS TO BE REMOVED FROM CONSENT AGENDA 7. CONSENT AGENDA (OMNIBUS VOTE) a. Village Board Minutes i. Board Meeting Minutes Board to consider approving the minutes of the Village Board meeting held May 14, 2026. Background of Subject Matter Required Parliamentary Procedure Type Motion b. Finance Ordinance #11 Total will be announced at the meeting Type Budgeted c. Purchase Order(s) Page 1 of 172  i. There are no purchase orders at this time d. Total of Purchase Order(s) and Finance Ordinance(s) Total to be announced at the meeting Type Budgeted e. Proclamation - People's Resource Center Board to consider approving a proclamation honoring People's Resource Center for over fifty years of service to DuPage County. Type Consent Item Budgeted f. Proclamation - Gun Violence Awareness Board to consider approving a proclamation declaring June 5-7, 2026, to be National Gun Violence Awareness Weekend in the Village of Westmont. Type Consent Item Budgeted g. Reduce the Number of Available Class 2 Liquor Licenses Board to consider an ordinance reducing the number of available Class 2 liquor licenses by one (1) due to the sale of 15 W. Café, d/b/a Dolces,13 N. Cass Avenue, Westmont, Illinois. Background of Subject Matter The current owners of 15 W. Café, d/b/a, Dolces, are selling ownership of the business. A temporary license has already been issued to the new owner, Sofia Papageorge-Karvelas, and the background investigation has been completed. If a new liquor license is approved, the temporary license will automatically terminate. Recommendation Approve Type Consent Item Budgeted 8. UNFINISHED BUSINESS 9. NEW BUSINESS a. Increase in Class 2 Liquor Licenses by One Board to consider an ordinance increasing the number of available Class 2 liquor licenses by one for 15 W. Café, d/b/a/ Dolces, 13 North Cass Avenue, Westmont, Illinois. Page 2 of 172  Background of Subject Matter 15 W. Café, d/b/a, Dolces, 13 N. Cass Avenue, is currently operating under a temporary Class 2 liquor license pending the background investigation of the new liquor license applicant, Sophia Papageorge-Karvelas. A background investigation is complete, and the Liquor Commissioner found no reason to deny issuing the license. If the Board approves increasing the number of available Class 2 licenses, a permanent Class 2 liquor license will be issued to allow the restaurant to continue operating. Additional Background The temporary liquor license is valid through July 30, 2026, and the fee for temporary use has been paid in full. The temporary liquor license will terminate if a new Class 2 liquor license is made available and issued. Recommendation Approve Type Ordinance Budgeted b. Subdivision and Waiver - 1351 South Ridge Road Board to consider ordinances approving requests from Sonja Smilga for the property at 1351 South Ridge Road, Willowbrook, Illinois, 60527, for the following: 1. Preliminary Plan and Final Plat of Subdivision to create one (1) lot in the R-1(A) Single-Unit Residential District. 2. A waiver of the fee-in-lieu contribution for right-of-way improvements that are required by Sec. 5.05(d) of the Land Development Code. Background of Subject Matter In 2006, the Damjanoviches received preliminary approval to subdivide the lot but never obtained the required final plat approval because they were delayed due to engineering improvements, which resulted in the statutory one-year deadline being missed. Despite the lack of final approval, the preliminary plan was recorded with the County, creating two PIN numbers for one lot; therefore, the petitioner must now obtain both preliminary and final plat approval to legally create the second lot of record. Additional Background The Land Development Code mandates public sidewalk installation for subdivisions or a cash-in-lieu contribution, which the Village Engineer has set at $7,500.00 for this case, to be used for future right-of-way improvements. The petitioner requested a waiver of this $7,500.00 fee based on a repealed 1998 Comprehensive Plan recommendation and financial hardship, but Village Staff recommends denial to prevent establishing a problematic precedent. Furthermore, even if the Village Board approves the subdivision Page 3 of 172  waiver, any future developer would still be required under Chapter 70 of the Municipal Code to either install a sidewalk or seek a separate cash-in-lieu waiver during the building permit process unless the Village Board determines that requirement to be waived. Recommendation The Planning & Zoning Commission held a public meeting to consider the subdivision request on May 13, 2026. The Commission recommended approval of the preliminary plan of subdivision unanimously (7-0). The waiver request was not discussed at this meeting as it is not within their purview. Type Ordinance Budgeted c. Lot Coverage Variance - 326 South Washington Street Board to consider an ordinance approving a request from Richard and Carol Barclay, for the property at 326 South Washington Street, Westmont, for a Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single- Unit Residential District for a deck and pool. Background of Subject Matter The petitioners propose to construct a new larger deck at approximately 226 square feet and a pool at approximately 253 square feet. This construction would raise the property's lot coverage from 47% to approximately 52.75%, which exceeds the 35% maximum allowed in the R-3 Single-Unit Residential District for this property. Therefore, the petitioners are requesting a variance to a maximum lot coverage of 52.75%, rounded up to 53%. Additional Background This property is located within two sub-basins that contain low depressional areas (LDA). The front yard of the subject property is within one LDA, while the back half of the lot is within another larger LDA located between South Hudson Street and South Park Street to the west. The Village's engineering consultant does not foresee any negative impact on site drainage with these new improvements. This is because the proposed deck is classified as a pervious surface. Additionally, the Village's Public Works Department is scheduled to improve the alleyway this year by adding storm sewers and pavement. These improvements will enhance drainage and are sufficient to manage the increased impervious surfaces within this drainage sub-basin. If approved, this will be one of the highest variances granted to lot coverage, and would be precedent-setting. Recommendation The Planning & Zoning Commission held a public hearing on this request on May 13, 2026; the Commission recommended approval of the request with a split vote of 4-2, one abstaining, with the condition outlined in the attached Memorandum. Page 4 of 172  Type Ordinance Budgeted d. Special Use Permit - 10 West Burlington Avenue - Mahjong Studio Board to consider an ordinance approving 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, for a Special Use Permit to operate an Indoor Other Participant Entertainment business (mahjong studio) in the B-1 Downtown Edge District. Background of Subject Matter The petitioner proposes to operate a mahjong studio at 10 West Burlington Avenue. They describe their business operations as a structured and reservation-based mahjong studio open to players of all skill levels. The petitioner intends to lead instructional classes for beginners, multi-week classes at various difficulty levels, and host open play events. Occasionally, the space may be rented for small private events. Based on the floor plan submitted, the roughly 700 square foot space can accommodate up to 20 players across five tables. Additional Background The petitioner will typically be the only employee on-site, but may occasionally have other instructors join. The studio will host events primarily on weekday evenings from 6:00 p.m. to 9:00 p.m., but will also lead sessions on the weekend, and less classes during the weekday. Weekday sessions would typically be held between 9:00 a.m. and 5:00 p.m. Recommendation The Planning & Zoning Commission held a public hearing on this case during its regular meeting on May 13, 2026, where the Commission unanimously recommended approval of the request. Type Ordinance Budgeted e. Special Use Permit Amendment - 50 West Ogden Avenue - Tesla Board to consider a request from Tesla, Inc. and Ogden Avenue LLC for the property at 50 West Ogden Avenue, Westmont, 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. Background of Subject Matter Beginning in 2024, the Village observed a noticeable decline in sales tax revenues paid to the Village from the Tesla dealership. The Village met with Page 5 of 172  Tesla in March 2025 to discuss their vehicle sales activities on the property, and Tesla informed the Village that its business operations had shifted to a vehicle service and repair facility, and that it was only sporadically selling new Tesla vehicles. As a result of this information, on May 22, 2025, the Village sent the First Notice of Violation of Special Use Ordinance to Tesla asserting that Tesla had ceased operating as a new and used automobile dealership on the property, as its principal use, in violation of its 206 special use approval. Additional Background On December 3, 2025, after further discussions with Tesla, the Village sent a follow-up letter to Tesla Motors, Inc. that detailed the special use permit amendment that was needed to resolve the violation and to not subject Tesla to a Second Notice of Violation. The petitioner has complied with the request and submitted a zoning application seeking an amendment to its existing special use permit to specifically allow it to operate a vehicle service use on the property and to resume vehicle sales operations under specified conditions. Recommendation The Planning & Zoning Commission held a public hearing on this request on May 13, 2026. The Commission recommended approval of the request unanimously (7-0) with the recommended conditions 1-8 as listed in III(C) of the attached Memorandum. Type Ordinance Budgeted f. Subdivision - 300 West 60th Street Board to consider an ordinance approving a request from the Karen Bailey Meyer Trust and the David P. Meyer Trust for the property at 300 West 60th Street for a preliminary plan and final plat of subdivision to subdivide one (1) lot into two (2) lots in the R-3 Single-Unit Residential District. Background of Subject Matter The subject property is currently 35,640 square feet, and is proposed to be subdivided into two 17,820 square foot lots. Both lots exceed the minimum requirements for lots in the R-3 Single-Unit Residential District. Once subdivided, two detached homes (a.k.a. single-family homes) will be built. Detached homes are a permitted use in the R-3 district. Though this property has a Downers Grove zip code, it is fully under the jurisdiction of the Village of Westmont, having been annexed under Ordinance 03-109 in 2003. Additional Background The final plat of subdivision largely demonstrates substantial compliance with the regulations of Appendix B - Land Development. However, there are a handful of minor text errors in the signature blocks, as listed in the staff Page 6 of 172  comments in the attached memorandum. Should the Village Board approve the final plat, staff will not direct the petitioner to produce a mylar until all text errors have been rectified. No revisions to the preliminary plan of subdivision are necessary. Recommendation The Planning & Zoning Commission reviewed only the preliminary plan of subdivision at their regular meeting on May 13, 2026, where they unanimously recommended approval (7-0). Type Ordinance Budgeted g. Major Site Plan - 5628 South Cass Avenue - Town homes Board to consider an ordinance approving a request from 5628 SOUTH CASS LLC for the property at 5628 South Cass Avenue, Westmont for a Major Site Plan Approval for a Multi-Unit Building containing four (4) dwellings in the R- 4 General Residential District. Background of Subject Matter The proposed multi-unit building has a 5,267 square foot footprint and reaches a height of 29’ 10” at its peak. The building consists of four 3- bedroom units with individual exterior entrances fronting onto 56th Place to the north and a patio at the rear of each unit. A 6-foot-tall fence is proposed around the rear and a portion of the west side of the property. A PCBMP is proposed to be installed along the east facing Cass Avenue. The R-4 Zoning District allows multi-unit buildings as a permitted principal use. Additional Background The petitioner has requested approval of a major site plan for a Multi-Unit Building containing four (4) dwellings in the R-4 General Residential District. The proposed plans substantially comply with both the Village's Comprehensive Plan and Zoning Ordinance. Recommendation The Planning & Zoning Commission held a public hearing on this request on May 13, 2026. The Commission recommended approval of the request unanimously (7-0). Type Ordinance Budgeted h. Video Gaming Liquor License Amendment Board to consider an ordinance amending the Class 23 liquor license classification pertaining to video gaming contained in Chapter 10, Section 10-36 of the Westmont Village Code of Ordinances. Page 7 of 172  Background of Subject Matter With this amendment, a Class 23 liquor license for a premise with video gaming would be allowed in the downtown, provided all other criteria are met. Additionally, it waives the 365-day waiting period for businesses that purchase assets from or ownership in a current business in any zoning district with current video gaming at the same location. Current regulations allow video gaming within the downtown only at addresses that currently have it, and video gaming can continue after a change of ownership only if the new owner maintains the same motif and business model, in which case the waiting period is waived. Outside the downtown, the current regulations require the waiting period even when a new business buys an old business. This change to waive the waiting period when a business is purchased, regardless of location, provides a benefit to our businesses by increasing the value of the business for sale. However, waiving the waiting period reduces the ability of the Village to see the performance of the new business owner before allowing them to have video gaming. Additional Background All other protections remain in place, including the limits as to the types of liquor license that can hold a Class 23 license, a requirement that video gaming not generate more revenue than the sale of food/drink, and that any restaurants with a Class 23 license continue to meet all the definitions of restaurants including meals being regularly served, 75% of floor area for serving meals, and most meals served being prepared on premises. The Liquor Commissioner could still only issue new Class 23 licenses if the Village Board agrees to increase the number of available licenses. In making that decision, the Village Board can consider things such as the applicant's history, including compliance with law and ordinances, results of a background check, whether video gaming is an amenity or is requested primarily for the success of the business, the location and display of terminals within the premises, the geographic distribution, the need for more gaming establishments, and other items outlined in the code. Type Ordinance Budgeted i. Zoning Ordinance Text Amendments - Accessory Video Gaming Board to consider an ordinance approving requests from the Village of Westmont for the following: 1. Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinances, Section 6.01, regarding the addition of Video Gaming, Accessory as a permitted use in the B-1(A) Downtown Core and B-1 Downtown Edge Zoning Districts. 2. Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinance, Section 6.04, regarding the deletion of certain supplemental use regulations for Video Gaming, Accessory. Page 8 of 172  Background of Subject Matter At the April 2nd Administration and Finance Committee (“AFC”) meeting, staff was directed to prepare text amendments to the Zoning Ordinance regarding video gaming regulations. The attached staff report solely focuses on the Zoning regulations as they relate to accessory video gaming. Municipal Code amendments to Chapter 10 are reviewed separately by the Village Board. The proposed text amendments do not alter any zoning regulations on video gaming cafés. New cafés will continue to not be allowed, and existing cafés will remain subject to existing zoning ordinance regulations. Additional Background Following the AFC’s direction, the first text amendment is to allow accessory video gaming as a permitted accessory use in both the B-1(A) Downtown Core and B-1 Downtown Edge districts. Any business seeking to add accessory video gaming must apply for the appropriate liquor license, which requires Village Board approval. The second text amendment is to amend parts of the supplemental use regulations for accessory video gaming so that a new owner of a busienss with video gaming can continue to offer video gaming in the B-1 and B-1(A) Business Districts. Recommendation The Planning & Zoning Commission held a public hearing for these requests on May 13, 2026. The Commission recommended approval of the requests unanimously (7-0). Type Ordinance Budgeted j. Engineering Agreement - Phase 2 Design Engineering Residential Alley Reconstruction Board to consider an ordinance approving an engineering agreement with Thomas Engineering Group, LLC for Phase 2 design engineering for Residential Alley 14N Reconstruction. Background of Subject Matter Request to approve the sum of $111,975.00 for Phase 2 design engineering for Residential Alley 14N Reconstruction. Additional Background This agreement will include topographic survey, soil boring, detailed design, plans, specifications and special provisions, cost estimates and bidding assistance for the residential alley located between Chicago Ave, Burlington Ave, Linden Ave and Warwick Ave. This project will be constructed in 2027. Recommendation Approve Page 9 of 172  Type Agreement/Contract Budgeted Yes k. Exercise of Option Year 1 - DuPage County Salt Bid Board to consider an ordinance exercising the first option year of the DuPage County Salt Bid with Compass Minerals. Background of Subject Matter The Village of Westmont was part of a joint bid with various other agencies, led by DuPage County, for the purchase of rock salt for winter operations. The DuPage County Board approved the original contract with Compass Minerals on June 24, 2025. Compass Minerals has agreed to renew the first option year for the 2026-27 season with a 5% price increase, as permitted by the contract, while maintaining all other existing terms and conditions. The new pricing will increase from $70.79 per ton to $74.33 per ton. The DuPage County Board passed the salt bid renewal on March 12, 2026. Each partner agency is responsible for making an independent determination on whether to renew the current contract. Additional Background The Village of Westmont has a standard buy of 800 tons with the ability to purchase 20% more (160 tons). Staff recommends exercising the first option year of the contract for an amount not to exceed $72,000.00. The new contract will be for the 2026-2027 season. Recommendation Approve Type Agreement/Contract Budgeted Yes l. Intergovernmental Agreement - South Westmont Fire Protection District Board to consider an ordinance approving an Intergovernmental Agreement with the South Westmont Fire Protection District for fire protection and ambulance services. Background of Subject Matter The Village has provided fire protection services and ambulance services to properties located within the South Westmont Fire Protection District in previous years pursuant to an IGA. The District is a “paper district” in that it does not own any fire or ambulance vehicles or equipment, and it does not provide fire protection and ambulance services to residents in the District. But it does have the power to levy taxes on residents within the District for such services. This new IGA continues these services for a 3-year period Page 10 of 172  (6/01/26 – 5/31/29). The previous IGA was for a 1-year period. Additional Background The IGA requires the District to pay $20,000.00 to the Village from its tax levy revenues. This annual payment amount is the same as the amount paid by the District last year to the Village. This payment amount is $5,000.00 less than the District paid in 2024-25 due to a loss of taxable property caused by recent annexations by the Village. The Fire Department reports that this annual payment amount is sufficient to cover its costs for providing these services. Recommendation Approve Type Ordinance Budgeted Yes m. Wintrust Bank Lock Box Account Board to consider a resolution authorizing the establishment of a new lock box account with Wintrust Bank for ambulance billing payments and authorizing signatories to that account. Background of Subject Matter Staff reached out to Wintrust Bank to set up a new lock box account for ambulance billing as we will have a new vendor. The signers on the account will be the same as all other accounts: Allen Altic, Jim Gunther, Steve Nero, and Amanda Szymski. Type Agreement/Contract Budgeted n. Surplus Property - Village Hall Board to consider an ordinance to declare outdated, unused items from the departments in Village Hall as surplus property. Background of Subject Matter The Village of Westmont Village Hall Departments request that the attached list of items that are outdated, unused and/or non-functioning be declared as surplus property. Surplus items are to be removed from the Village's inventory and disposed of by the Village Manager in the manner determined to be the most appropriate. Recommendation Approve Type Ordinance Page 11 of 172  Budgeted 10. MISCELLANEOUS 11. EXECUTIVE SESSION This Board may adjourn to closed session to discuss matters so permitted and may act upon such matters upon returning to open session. 12. 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 12 of 172  Clerk’s Office Village of Westmont ​ MINUTES OF THE BOARD MEETING HELD Thursday, May 14, 2026 Mayor Nero called the meeting to order at 6:00 P.M. WESTMONT VILLAGE BOARD MEETING ROLL CALL: PRESENT: ​ Mayor Nero​ ​ P​ ​ Clerk A. Szymski ​A TRUSTEES:​ Barker​​ ​ P​ ​ Parrilli​ ​ ​ P Guzzo​ ​ ​ P​ ​ Plowman ​ P​ Liddle​ ​ ​ P​ ​ Scales​​ ​ P ​ ​ ​ ​ ​ STAFF: Gunther​ ​ P​ Parker​​ ​ P​ Brainerd ​ ​ P (Village Manager)​ ​ ​ (Assistant Manager)​ ​ (H.R. Director)​ ​ Hennerfeind ​ P​ Mulhearn​ ​ P​ Liljeberg ​ A (CDD Director)​ ​ ​ (Deputy Liquor Commissioner)​ (I.T.) Chief Gruen​ ​ P​ D.C. Thompson​ A​ Altic​ ​ ​ P (Police Department)​​ ​ (Police Department)​​ ​ (Finance Director) Viscuso​ ​ A​ D.C. Frank​ ​ P​ Mielcarski​ ​ P (Public Works)​ ​ ​ (Fire Department)​ ​ ​ (Gov’t Services) Richards​ ​ P​ Babyar​ ​ P​ Ries​ ​ ​ P (Deputy Village Clerk )​ ​ (Communications)​ ​ ​ (Public Works Director) ATTORNEY:​ Zemenak P​ ​ ​ Lampariello A A QUORUM WAS PRESENT TO TRANSACT BUSINESS. PRESS: Bugle​ ​ ​ ​ A​ Westmont Chamber President: A​ THOSE PRESENT RECITED THE PLEDGE OF ALLEGIANCE. Mayor Nero welcomed everyone to the meeting. OPEN FORUM: ●​ None Page 13 of 172 VOTING KEY:​ A=ABSENT​ ​ AB=ABSTAIN​ N=NO W=Withdrawn ​ ​ ​ P=PRESENT​ Y=YES​ ​ R=RECUSE Note: The items listed in these minutes are summaries only and are not meant to be a direct transcript of the Mayor’s, Manager’s, Clerk’s and Trustees’ comments. For actual quotes of the referenced items please refer to the Archival video copy of this meeting. VOTING SUMMARY ​ ​ ​ ​ 1​ 2​ 3​ 4​ ​ ​ ​ ​ TRUSTEE BARKER​ ​ Y​ Y​ Y​ Y​ ​ ​ ​ ​ TRUSTEE GUZZO Y​ Y​ Y​ Y​ ​ ​ ​ TRUSTEE LIDDLE​ ​ Y​ Y​ Y​ Y​ ​ ​ ​ TRUSTEE PARRILLI​ ​ Y​ Y​ Y​ Y​ ​ ​ ​ ​ TRUSTEE PLOWMAN​ Y​ Y​ Y​ Y​ ​ ​ ​ TRUSTEE SCALES​ ​ Y​ Y​ Y​ Y​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ ​ REPORTS Mayor Nero ●​ The State of the Village presentation will be May 20th at BAMTheatre, 520 N Cass at 8am. Please RSVP thru the Chamber website - westmontchamber.com. There is no charge for this event. ●​ The annual Memorial Day Parade is Monday, May 25 at 10:30 a.m. in downtown Westmont. The parade will travel south on Cass Avenue through downtown Westmont before heading east on Richmond Street and ending at Veterans Memorial Park, 75 E. Richmond, for a Memorial Day Ceremony. ●​ Race to the Flag is scheduled for Sunday, May 24 - Info. and sign up is on the Race To The Flag website - racetotheflag.org. The Park District Co-ops with the Race to the Flag coordinators. It is a wonderful event. Deputy Clerk Richards ●​ Village Hall will be closed May 25th and June 19, 2026. ​ Trustee Guzzo ●​ The Fire Public Safety Committee meeting is on June 11, 2026 at Village Hall. Everyone is invited to attend. ●​ Invited everyone to attend the groundbreaking ceremony for the new Westmont Fire Department facility on Tuesday, May 26th, 8am, at 6015 S. Cass Ave Trustee Scales ●​ The next Community Development Committee meetings will be July 9 & September 17. ●​ Downtown rezoning notifications are up in and around downtown announcing the upcoming rezonings. A public hearing will be held at Village Hall on June 10th during the Planning and Zoning Commission meeting. ●​ The Planning and Zoning meeting will be at Village Hall, June 10th, at 6pm. Information regarding this meeting can be found on our Village website or you can scan the QR code on the public signs. VILLAGE BOARD MEETING MINUTES May 14, 2026 Page 14 of 172 Trustee Parrilli ●​ The next Public Works Committee meeting will be May 28th, 4:30pm at Village Hall. ●​ Construction season is here and residents are reminded that they can look up construction project information on the village website for the most current updates. ●​ E. Burlington Construction Update - Work on this project is expected to resume next week. Updates will be posted on the village website. ●​ Tree Planting Incentive - This program will reimburse residents for the cost of planting qualified trees up to a maximum of $599.00 per year. Reimbursable costs include: tree purchase, delivery, planting, and initial care for the tree such as mulching and watering. More information is on the village website. Trustee Plowman ●​ The next Police Public Safety Committee meeting will be August 6, 2026. ●​ Awards were given to 3 officers regarding a felony retail theft: Officer Kozielski, Officer Eisenbeis, Officer Arndt. ●​ 4 residents received a life saving award for pulling an unconscious man off of the tracks 30 seconds before a train arrived. Those 4 individuals are as follows: Greg Comption, Rosendo Valazco, Lemuel Reyes, and John Paul Alexander. ●​ Talked about a retail theft of Wrestlemania chairs that happened at Park’s Vintage. Due to cameras that were around in the area, our Police force was able to crack the case. Cameras and license plate readers are important to have around town. ●​ Residents can go online and register their cameras with the S.A.F.E.R. Program. This is a voluntary program that can help to better serve our community. This allows the Police to access the cameras to assist with police work. ●​ The Police Department has been busy with events such as, Paper Shredding, Drug Take Back, Police Appreciation Day, Citizens Police Academy Picnic, Car Show, etc. ●​ The Police Department came up with yard signs for residents who are sensitive to fireworks, such as veterans and animals. They can be picked up at the Police Department. ●​ Cop on a Rooftop is tomorrow morning. This is a fundraiser for the Special Olympics and it is between 5am - 12pm. For those that can not make it, there is a link online to donate. ●​ Lions Spring Fling Event will be in two weeks. The event will be right outside of Village Hall on Quincy Street. The event will be May 21 - 24. Volunteers are needed for Sunday. If you are interested in volunteering for this event please go to westmontlionsfoundation.org Trustee Liddle ●​ The next Administration / Finance Committee meeting will be June 25th, 4:30pm, at Village Hall. Everyone is welcome to attend. ●​ Petpawpalooza is this Saturday, May 16, 10am - 2pm at Veterans Memorial Park. Bring your feathered or furry friend down for lots of fun pet related activities. ●​ Westmont Cruisin’ Nights starts June 4 and there will be 12 events every Thursday through August. Westmont Special Events Corporation posted new themes, including All Village Vehicle Night on June 18. ●​ Taste of Westmont will be July 9 - 12th and there are many volunteer opportunities. More details can be found on westmontevents.com VILLAGE BOARD MEETING MINUTES May 14, 2026 Page 15 of 172  ●​ Businesses can sign up to have summer themed window murals to be painted on their windows. Sign up can be found on westmontevents.com Trustee Barker ●​ The Environmental Improvement Committee has been scheduled for June 8th. ●​ The Dark Sky Grants are still available for residents and businesses. Information is on the Village website. ●​ Vision and Vibe is scheduled for September 12-13. There is a call for artists to get involved. Information is also on the website. ITEMS TO BE REMOVED FROM CONSENT AGENDA: ●​ No items to be removed from the consent agenda. (1) CONSENT AGENDA [Omnibus Vote]: Village Manager Gunther addressed the Board on this agenda item. (A) VILLAGE BOARD MINUTES Board Meeting Minutes ●​ Board to consider approving the following: ○​ Minutes of the Village Board held on April 30, 2026. Executive Session Minutes ●​ Board to consider a motion to accept, approve and release the following Executive Session minutes with the exceptions as noted: Meeting Date Exception Paragraph # June 29, 2023 Paragraph 3, 4, 5 November 30, 2023 Paragraph 3, 4 March 21, 2024 June 26, 2025 October 30, 2025 January 22, 2026 Paragraph 2 ​ ​ ​ (B) FINANCE ORDINANCE ●​ Finance Ordinance # 10 $ 2,993,796.50 (C) PURCHASE ORDERS: West Central Municipal Conference $ 89,397.55 (D) TOTAL OF PURCHASE ORDER(S) AND FINANCE ORDINANCE(S): $3,083,194.05 VILLAGE BOARD MEETING MINUTES May 14, 2026 Page 16 of 172 (E) HOTEL / MOTEL GRANTS - WESTMONT PARK DISTRICT Board to consider motion awarding six (6) hotel/motel grants to the Westmont Park District totaling $15,975. The six grants consists of the following: 1.​ American Legion Memorial Day Parade (grant request: $750) 2.​ 4th of July Celebration (grant request: $2,725) 3.​ Performing Arts Musical (grant request: $2,500) 4.​ Holly Days (grant request: $5,000) 5.​ Haunted Forest (grant request: $2,500) 6.​ Concerts in the Park (grant request: $2,500) (F) PROCLAMATION - MOTORCYCLE AWARENESS MONTH Board to consider approving a proclamation declaring the month of May 2026 as Motorcycle Awareness Month in the Village of Westmont. (G) PROCLAMATION - EMS WEEK Board to consider approving a proclamation declaring May 17-23, 2026 as EMS Week in the Village of Westmont. (H) PROCLAMATION - NATIONAL PUBLIC WORKS WEEK Board to consider approving a proclamation declaring May 17-23, 2026 as National Public Works Week in the Village of Westmont. Motion by Trustee Liddle to consider the consent agenda. Seconded by Trustee Scales and the motion passed. VOTE ON MOTION #1 Ayes: Barker, Guzzo, Liddle, Parrilli, Plowman, Scales Nays: None Absent: None UNFINISHED BUSINESS - None NEW BUSINESS (2) INCREASE IN CLASS 26 LIQUOR LICENSE BY ONE Deputy Liquor Commissioner Mulhearn and Jennifer Cafferty addressed the Village Board. Motion by Trustee Plowman to consider an ordinance increasing the number of available Class 26 liquor licenses by one (1) Jennifer Cafferty d/b/a 111 Elm Workshop and Store, 17 North Cass Avenue, Westmont, Illinois Seconded by Trustee Liddle and the motion passed. VOTE ON MOTION #2 Ayes: Barker, Guzzo, Liddle, Parrilli, Plowman, Scales Nays: None Absent: None VILLAGE BOARD MEETING MINUTES May 14, 2026 Page 17 of 172 (3) 2026 PERMIT HOLIDAY PROGRAM Community Development Director Hennerfiend addressed the Village Board Motion by Trustee Plowman to consider an ordinance approving the 2026 Permit Holiday Program involving the temporary waiver of $100.00 online building permit application fees for certain improvement projects in September and October 2026. Seconded by Trustee Liddle and the motion passed. VOTE ON MOTION #3 Ayes: Barker, Guzzo, Liddle, Parrilli, Plowman, Scales Nays: None Absent: None MISCELLANEOUS ●​ None (4) ADJOURNMENT - 6:30 pm Motion by Trustee Liddle to adjourn the regular meeting. Seconded by Trustee Guzzo and the motion passed. VOTE ON MOTION #4 Ayes: Barker, Guzzo, Liddle, Parrilli, Plowman, Scales Nays: None Absent: None MEETING ADJOURNED AT 6:30 P.M. ATTEST: ​ ​ APPROVED:​ ​ ​ ​ __________________________________ ​ ___________________________________ Amanda Szymski, Village Clerk ​ ​ ​ Steven T. Nero, Mayor Dated this 28th day of May, 2026 VILLAGE BOARD MEETING MINUTES May 14, 2026 Page 18 of 172  ​P26 - _____________, Village of Westmont​ ​Celebrating Over 50 Years of Neighbor Helping Neighbor​ ​WHEREAS,​​in 1975 from a small house in Wheaton a food​​pantry began;​​and,​ ​WHEREAS,​​the goal was to create social justice for poverty stricken residents in​ ​DuPage County;​​and,​ ​WHEREAS,​​that first year 125 families were given assistance​​while in 2025 over 22,500​ ​were served;​​and,​ ​WHEREAS​, DuPage PADs began as an outgrowth of this​​program, ten years later is now a​ ​separate nonprofit organization;​​and,​ ​WHEREAS,​​in 2008 a location in Westmont was created​​to successfully service the​ ​southern section of DuPage County to address vital needs and create a compassionate​ ​community,​​and,​ ​WHEREAS,​​in 2015 the Westmont location had grown and a new location in Westmont​ ​was found and has since serviced over 162,000​​pantry visits, 18,000 clothes closet visits​ ​and clocked over 287,000 volunteer hours;​​and,​ ​WHEREAS,​​poverty has doubled in DuPage County in the past decade, the PRC has a​ ​legacy to ease the struggles of families in need;​​and,​ ​NOW THEREFORE, I,​​Steven T. Nero, by virtue of the authority vested in me as​ ​Mayor of the Village of Westmont, do hereby announce and proclaim to all citizens and​ ​set seal hereto, honor the work of the People’s Resource Center of Westmont on this​ ​“World Hunger Day” as PRC celebrates 50 years of service to DuPage County.​ ​PASSED AND APPROVED​​by the Mayor and Board of Trustees​​of the Village of​ ​Westmont, DuPage County, Illinois this 28th Day of May, 2026.​ ​Ayes: _____ Nays: ____ Absent: ____​ ​Approve: _____________________________​ ​Attest:__________________________​ ​Steven T. Nero - Mayor​ ​Amanda Szymski, Village Clerk​ Page 19 of 172  ​Proclamation No. 26- _____​ ​NATIONAL GUN VIOLENCE AWARENESS WEEKEND​ ​WHEREAS​, each year in the United States nearly 46,0000​​individuals are killed and 97,000​ ​wounded by gunfire​ ​WHEREAS​, more than 26,000 , with an average of more​​than 19,000 gun homicides every​ ​year; and​ ​WHEREAS​, cities across the nation, including the Village​​of Westmont, are working to end​ ​gun violence with evidence-based solutions; and​ ​WHEREAS​, support for the Second Amendment rights of​​law-abiding citizens can go​ ​hand-in-hand with keeping guns away from people with dangerous histories; and​ ​WHEREAS,​​gun violence prevention is more important​​than ever as we see an increase in​ ​firearm homicides, suicides, and nonfatal shootings across the country, increased calls to​ ​domestic violence hotlines, and an increase in city gun violence;​ ​WHEREAS​, anyone can join this campaign by pledging​​to wear orange on the first Friday in​ ​June in 2025, to help raise awareness about gun violence; and​ ​WHEREAS​,​ ​we​ ​renew​ ​our​ ​commitment​ ​to​ ​reduce​ ​gun​ ​violence​ ​and​ ​encourage​ ​responsible​ ​gun ownership to help keep our families and communities safe.​ ​NOW, THEREFORE BE IT RESOLVED​, that I, Steven T. Nero,​​as Mayor, do hereby declare​ ​June 5-7, 2026, to be National Gun Violence Awareness Weekend in the Village of Westmont;​ ​and encourages all citizens to support their local communities’ efforts to prevent the tragic​ ​effects of gun violence and to honor and value human lives.​ ​PASSED AND APPROVED​​by the Mayor and Board of Trustees​​of the Village of Westmont,​ ​DuPage County, Illinois, this 28th day of May, 2026.​ ​Ayes: _____ Nays: ____ Absent: ____​ ​Approve: _____________________________​ ​Steven T. Nero - Mayor​ ​Attest: ______________________________​ ​Amanda Szymski, Village Clerk​ Page 20 of 172  ​ ​ ​ VILLAGE OF WESTMONT Board of Trustees Memorandum May 28, 2026 Item for Board of Trustees Consideration: Board to consider an ordinance approving requests from Sonja Smilga for the property at 1351 South Ridge Road, Willowbrook, Illinois, 60527, for the following: 1.​ Preliminary Plan and Final Plat of Subdivision to create one (1) lot in the R-1(A) Single-Unit Residential District. 2.​ A waiver of the fee-in-lieu contribution for right-of-way improvements required by Sec. 5.05(d) of the Land Development Code. Planning & Zoning Commission recommendation: The Planning & Zoning Commission held a public meeting to consider the subdivision request on May 13 2026, The Commission recommended approval of the preliminary plan of subdivision unanimously (7-0). The waiver request was not discussed at this meeting as it is not within their purview. I.​ BACKGROUND OF ITEM A.​ Location: 1351 South Ridge Road is located in the southwest corner of the Village, between 64th and 65th Streets. The subject parcel measures 75 feet by 156 feet, for an area of 11,700 square feet. The vacant parcel is surrounded by detached houses on all sides, many of which have been subdivided and rezoned since annexing into the Village within the last 30 years. Though this property has a Willowbrook zip code, it is fully under the jurisdiction of the Village of Westmont, having been annexed under Ordinance 02-113 in 2002. Aerial Map - 1315 South Ridge Road (source: DuPage County Parcel Viewer) Page 21 of 172  Zoning Map - 1351 South Ridge Road B.​ Zoning Designations: SUBJECT PROPERTY​ R-1(A) Single-Unit Residential NORTH & EAST​ ​ R-3 Single-Unit Residential WEST​ ​ ​ R-1 Single-Unit Residential SOUTH​ ​ ​ R-1(A) Single-Unit Residential C.​ Neighborhood Characteristics The parcel is located in the Resubdivision of Lots 1-8 & 36-43 of Highview Estates subdivision, which was recorded in 1941. At the time of subdivision, all lots were at least 1.17 acres in size. Over the last 85 years, these lots have been subdivided into two to four lots while under the jurisdiction of DuPage County or when annexing into the Village of Westmont. More often than not, lots were subdivided and rezoned to the R-1(A) or R-3 districts at the time of annexation, although larger lots to the southwest of the subject property remained in the R-1 district. Street View - 1351 South Ridge Road ____________________________________________________________________________________ PZC 006-2026​ ​ Page 2 of 5 Page 22 of 172 II.​ PETITIONER REQUESTS: The petitioner has requested approval of a Preliminary Plan and Final Plat of Subdivision to create one (1) lot in the R-1(A) Single-Unit Residential District. The Petitioner has also requested a waiver of the fee-in-lieu requirement for required right-of-way improvements, namely a public sidewalk.​ III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is R-1(A) Single-Unit Residential District, which is intended to provide larger “estate” lots than more traditional residential lots that occupy most of the Village. The Comprehensive Plan designates the future land use in this area as Single Family Detached Residential, which should “... consist of one detached single household per lot, organized into neighborhoods or subdivisions. The design and construction of new homes should take into consideration the established character of surrounding single-family areas.” B.​ Previous Approvals​ In 2006, the Damjanoviches (owners at the time and the petitioner’s parents) requested approval to subdivide 1351 South Ridge from one lot into two lots. At the time, only the preliminary plan was approved by the Village Board (Ord. 06-123). The Damjanoviches opted to delay final plat approval due to the required engineering improvements. Since then, final plat approval has not been obtained. Per Appendix B, Section 2.04(a), the applicant has one year after preliminary plan approval to obtain final plat approval by the Village Board, which in this case never occurred. However, it appears that the preliminary plan from 2006 was recorded with the DuPage County Recorder’s Office, creating two separate PIN numbers for one lot. To rectify this issue and create a second lot, the petitioner must obtain preliminary plan approval and final plat approval to officially create this lot of record and to record the subdivision with the County. C.​ Requests The petitioner seeks approval of 2 requests. Request #1: The petitioner has provided a project narrative and supporting documentation for the following request: ●​ Preliminary Plan and Final Plat of Subdivision to create one (1) lot in the R-1(A) Single-Unit Residential District. Appendix B requires preliminary plan approval prior to final plat approval by the Village Board. The proposed preliminary plan provided by Landmark Engineering, LLC substantially complies with the requirements of Appendix B, therefore the requests for preliminary plan and final plat of subdivision approval have been processed together as a single request. The proposed subdivision meets all of the minimum requirements of the Zoning Ordinance for the R-1(A) Zoning District, including lot width at 75 feet, a depth of 156 feet and an area of 11,700 square feet. The petitioner anticipates selling the vacant property to a prospective home builder to develop a single-unit detached house, which is a permitted use in the R-1(A) Zoning District. Village staff recommends approval of this request for preliminary plan and final plat of subdivision approval. Lot and Building Regulations R-1(A) ____________________________________________________________________________________ PZC 006-2026​ ​ Page 3 of 5 Page 23 of 172  Lot Width (Feet) Lot Depth (Feet) Lot Area (Square Feet) Minimum Requirements 75 ft 125 ft 11,250 sqft Proposed 75 ft 156 ft 11,700 sqft Request #2: ●​ Waiver of the fee-in-lieu contribution for right-of-way improvements required by Sec. 5.05(d) of the Land Development Code. Appendix B of the Village Municipal Code (the Land Development Code) outlines the requirements for property subdivisions. Specifically, Section 5.05(c) mandates the installation of public sidewalks for all residential and commercial subdivisions, constructed according to Village standards. However, Section 5.05(d) authorizes the Public Works Director to waive certain public improvements, such as sidewalk installation, if they are deemed impractical or undesirable. In such instances, Section 5.05(d) requires a cash-in-lieu contribution at a rate of $100.00 per linear foot of right-of-way width. For this case, the Village Engineer has determined that the sidewalk installation may be waived, requiring a cash-in-lieu payment of $7,500.00. These funds would be utilized for future improvements of the right-of-way. The petitioner submitted a letter from her attorney supporting this request. This letter relies on a recommendation contained in the 1998 Comprehensive Plan that suggested that “streetlights, curbs and gutters” should not be required when properties in this area are annexed and developed. However, this recommendation did not suggest waiving the sidewalk installation requirement, and this recommendation was removed in the 2013 Comprehensive Plan. Additionally, the letter asserts financial hardship as a justification for this waiver. Village Staff, however, does not recommend approval of this waiver request of the fee-in-lieu contribution requirement. Granting such a request could establish a problematic precedent, potentially allowing future applicants to seek similar waivers and undermining the minimum standards set by the Land Development Code. It should be noted that while this waiver request pertains to the subdivision process, other requirements exist within the Municipal Code regarding sidewalk installation. Chapter 70, Section 70-202(c) requires sidewalk installation whenever a building permit is sought to build a new building on a lot, even where no subdivision is involved. In this case, even if petitioner’s waiver request is approved by the Village Board related to this subdivision, any future developer or home builder is still required to either install the public sidewalk or to make a request to the Village Board for a waiver to allow a cash-in-lieu contribution instead of sidewalk installation during the permitting phase. ____________________________________________________________________________________ PZC 006-2026​ ​ Page 4 of 5 Page 24 of 172  Options for Village Board to consider regarding this waiver request: 1.​ Deny this waiver request; 2.​ Approve this waiver request, but require any future developer of the lot to either install a sidewalk pursuant to Sec. 70-202 or request a waiver from the Village Board to allow a cash-in-lieu contribution instead of installing the required public sidewalk pursuant to Sec. 70-204; or 3.​ Approve this waiver request and allow this waiver to serve as a waiver of the sidewalk installation requirements or the payment of a cash-in-lieu contribution requirement contained in Chapter 70 for any future development of this property. IV.​ SUMMARY The petitioner is requesting preliminary plan and final plat of subdivision approval to create one (1) additional lot in the R-1(A) Single-Unit Residential District. Apart from a requested waiver regarding right-of-way improvements, the proposal is in substantial alignment with the Land Development and Zoning Ordinance. Additionally, the application contains a formal request to waive the required cash-in-lieu contribution for sidewalk improvements. V.​ LEGAL A.​ Notification: No notification is required for these requests. B.​ Code References: Chapter 95 and Appendix B VI.​ DOCUMENTS ATTACHED: 1.​ Petitioner Attachments received February 18, 2026 (Edited for VB): a.​ Planning & Zoning Development Application b.​ Project Narrative and Cover Letter c.​ Proposed Preliminary Plan Prepared by Landmark Engineering, LLC (for approval) d.​ Proposed Final Plat Prepared by Landmark Engineering, LLC undated (for approval) ____________________________________________________________________________________ PZC 006-2026​ ​ Page 5 of 5 Page 25 of 172 Page 26 of 172 Page 27 of 172 Page 28 of 172 Page 29 of 172 Page 30 of 172 Page 31 of 172 Page 32 of 172 Page 33 of 172 Page 34 of 172  ​ ​ ​ VILLAGE OF WESTMONT Board of Trustees Memorandum May 28, 2026 Item for Board of Trustees Consideration: Board to consider an ordinance approving a request from Richard and Carol Barclay, for the property at 326 South Washington Street, Westmont, Illinois, 60559, for the following: 1.​ Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Unit Residential District for a deck and pool. Planning & Zoning Commission recommendation: The Planning & Zoning Commission held public hearings for these requests on May 13, 2026, The Commission recommended approval of the request with a split vote of 4-2, one abstaining, with the following conditions: 1.​ In the event that the deck and pool are removed from the property, the variance shall automatically terminate. In such an event, the allowable lot coverage for the property shall return to 47%, which was the legal nonconforming lot coverage that existed on the property at the time the variance application was submitted. If only one of these improvements is removed (i.e., the pool), the remaining improvement (i.e., the deck) may remain, and the lot coverage allowed by this variance shall automatically be reduced based on the square footage of the improvement that is removed. 2.​ The installation of the in-ground swimming pool and deck by Applicant shall substantially conform to the plans submitted to the Village by the Applicant in conjunction with this variance request. You, or a subsequent owner, may replace the deck and/or the pool with a new deck and/or pool provided that the new deck and/or pool (a) are replaced with similar materials at the same dimensions, and (b) the overall lot coverage remains at 53% or less. I.​ BACKGROUND OF ITEM A.​ Location: 326 South Washington Street is located midblock between West Des Moines Street and West 55th Street. The property is improved with a single-unit detached home and detached garage. The lot is approximately 60’ by 150’, with a total area of approximately 9,000 square feet. Aerial Map - 326 South Washington Street (source: DuPage County Parcel Viewer) Page 35 of 172  Zoning Map - 326 South Washington Street B.​ Zoning Designations: SUBJECT PROPERTY:​ ​ ​ R-3 Single-Unit Residential District ADJACENT PROPERTIES: North, South, East, and West:​ ​ R-3 Single-Unit Residential District C.​ Neighborhood Characteristics The property is located in the Westmont Subdivision, which was recorded in 1921. This subdivision includes an overwhelming majority of the lots in the southwest quadrant of the Village’s Downtown area. A majority of the lots in this subdivision are around 9,000 square feet in area, except for the lots in the western 1/3, which are around 8,400 square feet. II.​ PETITIONER REQUEST: The petitioners propose to construct a new larger deck approximately 226 square feet and a pool at approximately 253 square feet. This construction would raise the property's lot coverage from 47% to approximately 52.75%, which exceeds the 35% maximum allowed in the R-3 Single-Unit Residential District for this property. Therefore, the petitioners are requesting a variance to a maximum lot coverage of 52.75%, rounded up to 53%. III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The Comprehensive Plan designates the current and future land use in this area as single-family detached residential, with an appropriate zoning designation of R-3 Single-Unit Residential District. This variance request does not directly conflict with either the land use plan or overall vision of the Comprehensive Plan. ____________________________________________________________________________________ PZC 009-2026​ ​ Page 2 of 4 Page 36 of 172 B.​ Entitlement Requests The petitioners have provided project narratives and supporting documentation for the following request, including the necessary responses to the Variance Standards. Any corresponding standards for entitlement approval consideration can be referenced in item V(B). ●​ Zoning Ordinance Variance to the maximum lot coverage in the R-3 Single-Unit Residential District for a deck. Lot coverage is defined as the following per Chapter 95, Section 16.08: Lot coverage: Lot coverage is measured as the percentage of a lot covered by buildings, structures and permanent impervious surfaces. Total lot coverage is calculated by taking the total combined footprint of these improvements, dividing it by the total lot area, and then multiplying the result by 100 to express it as a percentage. Chapter 95, Section 2.05 - Lot and Building Regulations Maximum Lot Difference Difference Existing Lot Proposed Lot Coverage (Proposed - (Proposed - Coverage Coverage Permitted Existing) Permitted) ~ 53% 35% ~ 47% (rounded up from ~ 6% ~ 18% 52.75%) 3,500 ~ 4,233 ~ 4,747.74 ~ 514.59 ~ 1,247.74 Square Feet Square Feet Square Feet Square Feet Square Feet The proposed deck and pool are shown to be located at the rear of the home. Due to the existing location of the detached garage at the rear of the lot, a large portion of the backyard is covered by a driveway that connects directly to South Washington Street rather than the unimproved alley to the rear. Chapter 95, Section 2.05 states that detached residences in the R-3 district have a 35% lot coverage maximum. Additionally, if a proposed project results in lot coverage between 35% and 40%, it may qualify for administrative approval rather than requiring a formal variance—so long as the property is not located within a designated building moratorium area, a known drainage problem zone, or a defined drainage sub-basin. This property is located within two sub-basins that contain low depressional areas (LDA). The front yard of the subject property is within one LDA, while the back half of the lot is within another larger LDA located betweenSouth Hudson Street and South Park Street to the west. Therefore, the property is not permitted to exercise the administrative approval of up to 40%. The proposed deck complies with all zoning bulk and development regulations outlined in Chapter 95 - Zoning with the exception of the total lot coverage. If the variance is approved, the Village's engineering consultant does not foresee any negative impact on site drainage. This is because the proposed deck is classified as a pervious surface. Additionally, the Village's Public Works Department is scheduled to improve the alleyway this year by ____________________________________________________________________________________ PZC 009-2026​ ​ Page 3 of 4 Page 37 of 172  adding storm sewers and pavement. These improvements will enhance drainage and are sufficient to manage the increased impervious surfaces within this drainage sub-basin. Consequently, no modifications to the plans have been recommended. The full engineering comments are attached to this report. IV.​ SUMMARY The petitioners propose the construction of a new deck, expanding the size to approximately 226 square feet, and a pool of approximately 253 square feet. This proposed construction would increase the property's lot coverage from approximately 47% to approximately 52.75%, which exceeds the 35% maximum permitted within the R-3 Single-Unit Residential District for this property. Consequently, the petitioners are seeking a variance to permit a maximum lot coverage of 52.75%, rounded up to 53%. V.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on April 23, 2026. B.​ Code References: Chapter 95, Sections 2.05 and 14.06. VI.​ DOCUMENTS ATTACHED: 1.​ Findings of Fact 2.​ Publication notice appearing in the April 23, 2026 Westmont Suburban Life. 3.​ Engineering PZC Review comments from EZA Engineering, dated April 28, 2026 4.​ Petitioner Attachments (Edited for VB): a.​ Planning and Zoning Development Application including responses to the Variance Standards, received March 9, 2026. b.​ Cover Letter c.​ Site Plans d.​ Plat of Survey dated November 26, 2025. e.​ Neighbor Petition Letter ____________________________________________________________________________________ PZC 009-2026​ ​ Page 4 of 4 Page 38 of 172  VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION FINDINGS OF FACT PUBLIC HEARING OF MAY 13, 2026 PZC 009-2026: Richard and Carol Barclay, regarding 326 S. Washington Street, Westmont. Request for a variance to exceed the maximum lot coverage in the R-3 Single-Unit Detached Residential District for a residential pool and deck. (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. FINDINGS: The existing lot coverage of 47% was specifically allowed by the Village when it previously approved permits for the reconstruction of the house on the property following a fire, which also included a detached garage, large driveway, patio, and walkways. Requiring strict compliance with the 35% lot coverage requirement would pose a particular hardship because it would require the removal of a portion of the existing house, or removal of the existing driveway, or removal of the detached garage, all of which are essential to the use and enjoyment of the property. A denial of this variance request would deny the owner the right to make minor improvements to the property which would enhance its usability and appeal. (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. FINDINGS: This property is unique compared to other R-3 properties in that the owner previously suffered a fire to its house and was forced to rebuild the house, driveway, and detached garage. This reconstruction was approved by the Village and resulted in a compliant lot coverage based on the Village’s methodology for calculating lot coverage at the time. Under the current methodology of the Village, the lot coverage is 47%. Additionally, the property is unique in that it backs onto an unimproved alley, which does not provide useable access. As a result, the owner was forced to place its detached garage in the rear of its property, with a long driveway extending from the front yard, all of which resulted in a unique amount of lot coverage compared to other properties. Page 39 of 172 (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. FINDINGS: The existing lot coverage of 47% was not created by the owner as a matter of personal preference or convenience, but it instead resulted from the reconstruction of the property, with the Village’s approval, following a fire to the house on the property. This reconstruction met the lot coverage requirements of the Village at the time based on the Village’s methodology for determining lot coverage. (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. FINDINGS: Requiring strict compliance with the Village’s lot coverage requirement would deprive the owner of substantial rights enjoyed by other owners of similar lots. The proposed deck and small swimming pool are common, Code-permitted accessory structures for a residential house. The proposed deck and pool comply with all setback requirements and other Zoning Ordinance requirements, except for lot coverage. Development patterns in the immediate neighborhood suggest that numerous other properties exceed the 35% lot coverage requirement, and many of these properties contain decks and/or swimming pools. (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. FINDINGS: The owner is seeking to install a modest-sized, standard deck and swimming pool in their rear yard, which is similar to the type of deck and small pool that many owners can install by right and which is similar to other decks and pools in the immediately-surrounding area. The owner is not seeking to install oversized luxury items; the owner is not seeking to make more money from this proposed deck and pool; and the owner is not seeking to enjoy some special privilege not enjoyed by other Page 40 of 172 property owners. This variance is necessitated by the property’s preexisting lot coverage arising after a fire destroyed the house on the property and the owner was forced to rebuild the house and associated improvements with the approval of the Village. The variance is sought so that the owner can enjoy their property and their backyard like other residential owners throughout the Village are allowed to do. (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. FINDINGS: The proposed deck and swimming pool are authorized residential accessory structures that comply with all setbacks. Decks of this nature are commonly found on other, similar single-family properties. The proposed deck and pool are consistent with the single-family residential designation of the property in the Village’s Comprehensive Plan, and these proposed improvements are generally harmonious with the Village’s Zoning Ordinance. (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 and facilities in the area; or (e) Would endanger the public health or safety. FINDINGS: The proposed deck and pool will not result in any of the impacts listed in this Item (7)(a) through (e). Based on the planned paving and stormwater improvements by the Village to the adjacent alley, and based on the fact that the deck is considered a pervious surface, the Village Engineer has opined that the proposed deck and pool will not create stormwater impacts to surrounding properties. The deck and pool comply with all setback requirements, and these proposed improvements will not impair light and air to surrounding properties or increase the risk of fire. The proposed deck and pool are common residential improvements that will have no other adverse impacts on the public health or safety. (8) No Other Remedy Page 41 of 172  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. FINDINGS: There are no other means, other than through this requested variance, by which the owner can construct the proposed deck and pool. In order to meet the 35% lot coverage requirement with these proposed improvements, the owner would have to remove essential improvements on the property, such as the detached garage, or the driveway, or a portion of the residential house. The removal of such essential improvements is not feasible. Page 42 of 172 Page 43 of 172 March 24, 2026 VILLAGE OF WESTMONT – PZC ENGINEERING REVIEW PROJECT CASE NO. REVIEW NO. STATUS 326 S. Washington Street – Variance PZC 009 2026 1 - EZA Engineering received the following permit submittal documents on March 9, 2026: DOCUMENT PREPARED BY SHEETS DATE - - - - The above documents have been 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. Per 11-2(6) “Lot coverage of up to 40 percent may be approved if the subject lot is…(b) not located within any known drainage problem area or identifiable drainage sub-basin area, as determined by the village engineer.” Although there is a documented Low Depressional Area (LDA) in S Washington Street, the proposed improvements will not drain towards this LDA. The alley between S Washington and S Hudson will be paved and storm sewers added this spring, which will significantly improve the drainage and can handle additional impervious surfaces within this area. Therefore, there is no concern that the minor increase in impervious surface being proposed will exacerbate downstream flooding. EZA Engineering PLLC | 318 W. Half Day Road, #253 | Buffalo Grove, Illinois 60089 | 847 257 5414 | jamie@ezaeng.com Page 44 of 172 Page 45 of 172 Page 46 of 172 Page 47 of 172 Page 48 of 172 Page 49 of 172 Page 50 of 172 Page 51 of 172 Page 52 of 172 Page 53 of 172 Page 54 of 172 Page 55 of 172 Page 56 of 172 Page 57 of 172 Page 58 of 172 Page 59 of 172 Page 60 of 172 Page 61 of 172 Page 62 of 172 Page 63 of 172 Page 64 of 172 Page 65 of 172 Page 66 of 172 Page 67 of 172 Page 68 of 172 Page 69 of 172 Page 70 of 172 Page 71 of 172 Page 72 of 172 Page 73 of 172 Page 74 of 172 Page 75 of 172 Page 76 of 172 Page 77 of 172 Page 78 of 172 Page 79 of 172  ​ ​ ​ VILLAGE OF WESTMONT Board of Trustees Memorandum May 28, 2026 Item for Board of Trustees Consideration: Board to consider an ordinance approving a request from Hinsdale Mahjong Society, LLC, d/b/a HMS Mahjong Society (Petitioner), and Westmont Downtown LLC (Owner) for the property at 10 West Burlington Avenue, Westmont, Illinois, 60559, for the following: 1.​ Special Use Permit to operate an Indoor Other Participant Entertainment business (mahjong studio) in the B-1 Downtown Edge District. Planning & Zoning Commission Recommendation: The Planning & Zoning Commission held a public hearing on this case during its regular meeting on May 13, 2026, where the Commission unanimously recommended approval of the request. I.​ BACKGROUND OF ITEM A.​ Location: 10 West Burlington Avenue is located northwest of the intersection of Burlington Avenue and North Cass Avenue. The subject property is about 0.33 acres in area, and is improved with a two-story mixed-use building. The ground floor hosts a variety of commercial uses along Cass and Burlington, with apartments on the upper story. The subject unit is located between Artistic Grooming (dog groomer) and Escritorio Publico (office). Aerial Map - 10 West Burlington Avenue (source: DuPage County Parcel Viewer) Page 80 of 172  Zoning Map - 10 West Burlington Avenue B.​ Zoning Designations: SUBJECT PROPERTY​ B-1 Downtown Edge District NORTH, EAST, & WEST​ B-1 Downtown Edge District SOUTH​ ​ ​ R-5 General Residential District/Unzoned (Metra Station) C.​ Neighborhood Characteristics​ The lot is located in the A.T. McIntosh & Co.’s Fairmont Heights subdivision, which was recorded in 1920. The lot is in the northwest corner of Cass and Burlington Avenues, at the heart of the Village’s downtown. The subject property contains three buildings, with the subject unit being one of the westernmost units. Most businesses facing Cass Avenue are restaurants, retail, and some office and service uses. Burlington Avenue features many small commercial spaces, like the subject unit, typically occupied by offices or service uses. Street View - 10 West Burlington Avenue (source: Google Street View) ____________________________________________________________________________________ PZC 017-2026​ ​ Page 2 of 4 Page 81 of 172 II.​ PETITIONER REQUEST: The petitioner has requested a Special Use Permit to operate HMS Mahjong Society, an indoor other participant entertainment establishment (mahjong studio), in the B-1 Downtown Edge District.​ III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is B-1 Downtown Edge District, which is intended to provide for a mix of supporting uses in the downtown area. The Comprehensive Plan designates the future land use in this area as Downtown Mixed-Use, which should “...provide for an appropriate variety of land uses.” The Plan further recommends that businesses near the Westmont Metra Station should “...foster an active pedestrian oriented node.” B.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request, including the necessary responses to the Special Use Standards. Any corresponding standards for entitlement approval consideration can be referenced in item V(B) below. ●​ Special Use Permit to operate an Indoor Other Participant Entertainment business in the B-1 Downtown Edge District. Chapter 95, Section 6.01 requires that all indoor other participant entertainment businesses obtain a Special Use Permit in the B-1 District to assess impacts like traffic, activities, number of employees, and operating hours. The petitioner proposes to operate HMS Mahjong Society at 10 West Burlington Avenue. They describe their business operations as a structured and reservation-based mahjong studio open to players of all skill levels. The petitioner intends to lead instructional classes for beginners, multi-week classes at various difficulty levels, and host open play events. Occasionally, the space may be rented for small private events. Based on the floor plan submitted, the roughly 700 square foot space can accommodate up to 20 players across five tables. The petitioner will typically be the only employee on-site, but may occasionally have other instructors join. The studio will host events primarily on weekday evenings from 6:00 p.m. to 9:00 p.m., but will also lead sessions on the weekend, and less classes during the weekday. Weekday sessions would typically be held between 9:00 a.m. and 5:00 p.m. In order to participate in game play events or one of the guided play sessions, one must register for a slot ahead of time. The sessions are typically two hours long, where mahjong is played in a calm and strategic manner. As opposed to other entertainment businesses like arcades or billiards halls, the petitioner explains in their cover letter that the mahjong studio offers an alternative nightlife activity that would not produce excessive noise, parking, or similar negative impacts. Chapter 95, Section 9.04(B)(1) states that proposed uses in buildings zoned B-1 that existed before December 17, 2020 are not required to provide off-street parking. There are multiple on-street parking spaces available along Burlington Avenue, and the Lincoln Street public parking lot is just up the alley from the subject property. The petitioner has provided a traffic impact statement, asserting that the small group sizes should not overly-burden available public parking. The use must be considered to the Special Use standards, which are listed below: ____________________________________________________________________________________ PZC 017-2026​ ​ Page 3 of 4 Page 82 of 172  Special Use Permit Review and Approval Criteria (Sec. 14.04(H)): No special use may be recommended for approval or approved unless the respective review or decision-making body determines that the proposed special use is consistent with and in substantial compliance with all village ordinances and regulations and that the applicant has presented evidence to support each of the following conclusions: (1)​ That the proposed use or activity is expressly authorized in this zoning ordinance as a special use; (2)​ That the proposed use at the proposed location is necessary or desirable to provide a service or a facility that is in the interest of public convenience and will contribute to the general welfare of the neighborhood or community; (3)​ That the proposed use will not, in the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity or be injurious to property values or improvements in the vicinity; (4)​ That approval of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district; (5)​ That the proposed special use will be served by adequate utilities, access roads, parking, drainage and other important and necessary facilities, infrastructure and community services; and (6)​ That the proposed special use complies with all applicable regulations of this zoning ordinance except as expressly approved in accordance with the procedures of this zoning ordinance.​ IV.​ SUMMARY The petitioner has requested a Special Use Permit to operate HMS Mahjong Studio, an indoor other participant entertainment business, in the B-1 Downtown Edge District. The request complies with both the requirements of the Zoning Ordinance and the recommendations from the Comprehensive Plan, and is subject to the standards of Special Use Permit approval. V.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on April 23, 2026. B.​ Code References: Chapter 95, Sections 6.01; 14.04 VI.​ DOCUMENTS ATTACHED: 1.​ Findings of Fact 2.​ Publication notice appearing in the April 23, 2026 Westmont Suburban Life. 3.​ Petitioner Attachments received April 9, 2026 (Edited for PZC): a.​ Planning & Zoning Development Application b.​ Project Narrative, with responses to the Special Use Standards c.​ Proposed Floor Plan d.​ Traffic Impact Statement e.​ Signed Lease ____________________________________________________________________________________ PZC 017-2026​ ​ Page 4 of 4 Page 83 of 172  VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION FINDINGS OF FACT PUBLIC HEARING OF MARCH 13, 2026 PZC 017-2026: Hinsdale Mahjong Society, LLC, d/b/a HMS Mahjong Society, regarding property located at 10 West Burlington Avenue, Westmont, Illinois 60559 Request for a special use to allow an indoor other participant entertainment business (mahjong studio) in the B-1 Downtown Edge District. CRITERIA NO. 1: That the proposed use or activity is expressly authorized in this zoning ordinance as a special use. FINDINGS OF FACT: Article VI – Principal Uses, Table VI-1, of the Westmont Zoning Ordinance specifically authorizes the operation of an “Entertainment, Participant” use, and it specifically allows an “Other Participant Entertainment, Indoor” use, within the category of Commercial Services, as a special use in the B-1 Downtown Edge District. Article VI, Section 6.04(F)(d) describes the types of commercial use that constitute an “Other Participant Entertainment, Indoor” use, and the Petitioner’s proposed indoor mahjong studio qualifies as an “Entertainment, Participant” use and an “Other Participant Entertainment, Indoor” use that is eligible for a special use permit. CRITERIA NO. 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. FINDINGS OF FACT: The proposed mahjong gaming studio will provide a structured, low-pressure, appointment-based entertainment use for the public. It will offer accessible programming for adults who seek a community-oriented activity outside of traditional nightlife activities. This use will serve the public convenience and will contribute to the general welfare of the community as evidenced by the studio’s other location which has high demand and which has sold-out classes and sessions. The use will involve small-group mahjong instruction and guided gameplay, and all sessions will be scheduled and supervised. CRITERIA NO. 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. FINDINGS OF FACT: The proposed use will be a low volume, lawful use that will be conducted completely indoors in an existing tenant space. The proposed use will involve seated gaming activities, without amplified sound and without late night hours. Due to the small class size and the scheduled sessions, the proposed use is not expected to generate adverse noise, odors, light, traffic, or parking concerns. The proposed use will promote the well-being of its participants, and the proposed use is not expected to be detrimental to the health, safety, or Page 84 of 172 general welfare of people living or working in the area or be harmful to surrounding property values. CRITERIA NO. 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. FINDINGS OF FACT: Surrounding properties are fully-developed, and this use will occur within an existing tenant space of an existing building. The proposed use will not generate adverse impacts on surrounding properties and will compliment surrounding businesses. As a result, allowing this use will not impede the development or redevelopment of surrounding properties. CRITERIA NO. 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. FINDINGS OF FACT: The proposed use will occur within an existing tenant space of an existing building, and this tenant space is currently served by adequate utilities, access roads, public parking, drainage, and other necessary facilities. This proposed use is not expected to place any strain on community services such as police, fire, or public works, and this proposed use is not expected to unduly burden existing utility facilities, stormwater facilities, or other facilities. Adequate public parking is located in the immediate vicinity of the property. Due to the limited class size and due to the advance scheduling of classes, this use is not expected to generate adverse traffic in the area or create public parking concerns. CRITERIA NO. 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. FINDINGS OF FACT: The proposed use meets all requirements for a special use permit in the B-1 Downtown Edge Business District, and the proposed use meets all other relevant regulations of the Zoning Ordinance. Page 85 of 172  VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION FINDINGS OF FACT PUBLIC HEARING OF MAY 13, 2026 PZC 008-2026: Tesla Motors, Inc., regarding 50 W. Ogden Avenue, Westmont Request for an amended special use permit to allow the Petitioner, as an automobile dealership, to operate a vehicle sales use and a vehicle service use on the property as principal uses. CRITERIA NO. 1: That the proposed use or activity is expressly authorized in this zoning ordinance as a special use. FINDINGS OF FACT: Both of the principal uses of the property by Petitioner are authorized as special uses in the Zoning Ordinance. Section 6.04(R)(2)(c) of the Zoning Ordinance allows for the sale or rental of new and used motor vehicles as a special use. Section 6.04(R)(2)(b) of the Zoning Ordinance allows uses engaged in the minor repair and maintenance of motor vehicles as a special use. CRITERIA NO. 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. FINDINGS OF FACT: There is consumer demand for a Tesla automobile dealership at this location that is engaged in both vehicle sales and vehicle service. Tesla received a Zoning Ordinance special use permit in Year 2016 to operate an automobile dealership on the property, with the principal activity being the selling and servicing of new and used vehicles. Petitioner has operated it’s automobile dealership on the property since Year 2016. In order to continue meeting public demand and in order to comply with the special use permit approved in 2016, this amended special use permit is necessary to clarify and refine the Petitioner’s vehicle sales operations on the property. The continuation of these uses pursuant to an amended special use permit will serve the public convenience and contribute to the general welfare of the community. CRITERIA NO. 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. FINDINGS OF FACT: Petitioner has operated its automobile dealership on the property since Year 2016 without any detrimental impacts on the health, safety, or general welfare of surrounding properties, residents, or employees in the surrounding area. This proposed amended special use permit will not introduce new uses or improvements to the property and will not dramatically alter Petitioner’s existing uses of and operations on the Property. As a result, this amended special use permit is not expected to cause any detrimental impacts to the health, safety, or general welfare of surrounding properties or improvements or to persons living and working in the area. Page 86 of 172  CRITERIA NO. 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. FINDINGS OF FACT: Surrounding properties are fully developed. This amended special use permit will not expand Petitioner’s automobile dealership to additional properties and will not significantly alter Petitioner’s existing use of and operations on the property. As a result, this amended special use will not impede the development, redevelopment, or improvement of surrounding properties. CRITERIA NO. 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. FINDINGS OF FACT: Petitioner’s existing automobile dealership on the property is currently served by and improved with adequate utilities, access roads/curb cuts, parking, stormwater detention and drainage facilities, and other important and necessary facilities. This amended special use permit will not alter or further burden such utilities and facilities. This special use permit does not involve any new improvements to or uses of the property, and it will not strain or result in further demands on the Village’s infrastructure and community services. CRITERIA NO. 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. FINDINGS OF FACT: This proposed special use permit does not allow or involve any new improvements to the property, new uses of the property, or an expansion of uses onto additional properties. Instead, this proposed special use permit will clarify and refine the Petitioner’s vehicle sales operations on the property. It will not result in new encroachments into required setbacks, reduce the amount of off-street parking spaces below that which is required, or otherwise result in the noncompliance with any regulations of the Zoning Ordinance. The proposed special use permit does not trigger the need for any Zoning Ordinance variances or other zoning approvals. Page 87 of 172 Page 88 of 172 Page 89 of 172 Page 90 of 172 Page 91 of 172 Page 92 of 172 Page 93 of 172 Page 94 of 172 Page 95 of 172 Page 96 of 172 Page 97 of 172 Page 98 of 172 Page 99 of 172 Page 100 of 172  ​ ​ ​ VILLAGE OF WESTMONT Board of Trustees Memorandum May 28, 2026 Item for Board of Trustees Consideration: Board to consider an ordinance approving a request from Tesla, Inc. (Petitioner), and Ogden Avenue LLC (Owner) for the property at 50 West Ogden Avenue, Westmont, Illinois, 60559, for the following: 1.​ Special Use Permit amendment to allow modified operations and conditions for an existing Vehicle Sales or Rentals business engaged in vehicle sales and minor vehicle repair and maintenance in the B-2 General Business District. Planning & Zoning Commission recommendation: The Planning & Zoning Commission held public hearings for these requests on May 13 2026, The Commission recommended approval of the request unanimously (7-0) with the recommended conditions 1-8 as listed in III(C) of this Memorandum. I.​ BACKGROUND OF ITEM A.​ Location: Situated between North Adams Street and North Lincoln Street, 50 West Ogden Avenue covers approximately 2.85 acres and features a commercial building, a parking lot, and stormwater management systems. The business on the property is owned and operated by Tesla, Inc. (“Tesla”), who received a special use permit in 2016 to operate an automobile dealership. This special use permit allowed Tesla to sell new and used automobiles and to perform related automobile repair and maintenance. Although Tesla initially operated an automobile dealership from the property that was primarily engaged in the sale of Tesla vehicles, Tesla changed the scope of its operations in recent years and converted its use of the property to a service and repair business. The property is bordered by Ogden Lincoln of Westmont to the east and Americash Jewelry and Coin Buyers (located in unincorporated DuPage County) to the west. Residential townhomes in the Village of Westmont are adjacent to the north, while portions of the eastern border adjoin single-unit detached residences within unincorporated DuPage County. Aerial Map - 50 West Ogden Avenue (source: DuPage County Parcel Viewer) Page 101 of 172  Zoning Map - 50 West Ogden Avenue B.​ Zoning Designations: SUBJECT PROPERTY​ B-2 General Business District NORTH​ ​ ​ R-4 General Residential District EAST​ ​ ​ Unincorporated DuPage County WEST​ B-2 General Business District, R-3 Single Family Residential, and Unincorporated DuPage County. SOUTH​ ​ ​ B-2 General Business District C.​ Neighborhood Characteristics​ The lot is located in the Grant Street Resubdivision, which was recorded in 2016. The property has 2 points for vehicular access on Ogden Avenue, and its rear yard abuts the North Grant Street Cul-de-sac. The property includes one building, a parking lot, and a stormwater facility. Surrounding businesses in the immediate area that front onto Ogden Avenue include a mix of restaurants, retail, office and service uses. Street View - 50 West Ogden Avenue (source: Google Street View) ____________________________________________________________________________________ PZC 008-2026​ ​ Page 2 of 6 Page 102 of 172  Street View - 50 West Ogden Avenue (source: Google Street View) II.​ PETITIONER REQUEST: The petitioner requests an amendment to its 2016 Special Use Permit to facilitate its modified operations as a vehicle service use, and with new and amended conditions related to its vehicle sales use within the B-2 General Business District.​ III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is B-2 General Business, which is intended to provide for a mix of supporting uses in the downtown area. The Comprehensive Plan designates the future land use in this area as Corridor Commercial, which should “... provide for businesses to both serve the daily needs of Westmont residents as well as a destination for the larger market.” The Plan further recommends, “Development within the Corridor Commercial areas can consist of both standalone buildings/sites such as big box retail and auto dealers or a multitenant building in a mall or plaza. B.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request, including the necessary responses to the Special Use Standards. Any corresponding standards for entitlement approval consideration can be referenced in item V(B) below. ●​ Special Use Permit amendment to allow modified operations and conditions for an existing Vehicle Sales or Rentals business engaged in vehicle sales and minor vehicle repair and maintenance in the B-2 General Business District. On May 26, 2016 the Village approved a special use permit which allowed Tesla Motors, Inc. (now Tesla, Inc.) to operate a new automobile sales dealership on the property. During the public hearing before the Planning and Zoning Commission and during the Village Board meeting to consider Tesla’s special use request, Tesla represented that its principal business on the property would be an automobile dealership that sold Tesla automobiles. Tesla further represented that it would list the Village as the point of sales for sales tax purposes for all automobile sales. Notably, the Zoning Ordinance in effect in 2016 required a different special use permit for a business that was primarily engaged in vehicle service and repairs. Tesla did not apply for such a special use permit, and it did not represent that its primary business would be vehicle service and repairs. The Village’s approval of Tesla’s special use permit for an automobile dealership was subject to the following special conditions per Or. No. 2016-085 (attached): A.​ The landscaping and fencing shown on the approved Landscaping Plan shall be maintained at all times by Applicant or its successor in interest; ____________________________________________________________________________________ PZC 008-2026​ ​ Page 3 of 6 Page 103 of 172  B.​ No loud speakers shall be used on the Subject Property; C.​ No automobile racks or other forms of elevation shall be permitted to display automobiles for sale; D.​ No streamers, balloons or other promotional devices shall be permitted upon the Subject Property, and any owner or operator shall restrain from painting or affixing oversized letter or numbering (such as year or price information) on the vehicles for sale, other than standards dealer-issued stickers and information; E.​ No test driving of automobiles shall be permitted on residential streets. F.​ Parking and display of automobiles shall be limited in number to the parking spaces shown on the previously-approved Site Plan of the former Lamborghini dealership upon the Subject Property, except that Applicant may double-stack vehicle inventory along the rear (south) line of parking stalls only. G.​ Applicant shall not perform or permit an automobile body work or painting to occur on the Subject Property. H.​ No employee parking on residential or public streets is allowed in or around the area of the dealership. I.​ The primary activity of the Applicant upon the Subject Property shall be the selling and servicing of new and used vehicles. As a condition of receiving a certificate of occupancy from the Village for this use, the Applicant must provide proof that it has obtained an automobile dealer new car license from the State of Illinois for the Subject Property. J.​ Upon a violation of any of these special conditions, the Village shall provide notice to the Applicant with a reasonable time period to cure the violation. In the event that Applicant fails to timely cure the violation, or in the event there are a total of three separate incidences of violations by Applicant of these special conditions, the Village Board shall hold a hearing upon notice to the Applicant and an opportunity for Applicant to be heard to determine whether this special use permit should be revoked. Beginning in 2024, the Village observed a noticeable decline in sales tax revenues paid to the Village from the Tesla dealership. The sales tax revenues that were paid to the Village by Tesla in 2024 and thereafter originated almost entirely from the sales of vehicle parts related to Tesla’s vehicle service activities rather than from vehicle sales. The Village met with Tesla in March 2025 to discuss their vehicle sales activities on the property, and Tesla informed the Village that its business operations had shifted to a vehicle service and repair facility, and that it was only sporadically selling new Tesla vehicles. As a result of this information, on May 22, 2025, the Village sent the First Notice of Violation of Special Use Ordinance to Tesla asserting that Tesla had ceased operating as a new and used automobile dealership on the property, as its principal use, in violation of Ord. No. 2016-085 and in violation of its representations to the Village. Instead, Tesla’s principal use of the Property was for vehicle maintenance and repairs. This Notice threatened that the ultimate remedy available to the Village for this violation was the revocation of Tesla’s special use permit. On December 3, 2025, after further discussions with Tesla, the Village sent a follow-up letter to Tesla Motors, Inc. that detailed the special use permit amendment that was needed to resolve the violation and to not subject Tesla to a Second Notice of Violation. The petitioner has complied with the request and submitted a zoning application seeking an amendment to its existing special use permit to specifically allow it to operate a vehicle service use on the property and to resume vehicle sales operations under specified conditions. ____________________________________________________________________________________ PZC 008-2026​ ​ Page 4 of 6 Page 104 of 172 C.​ Recommended Conditions Consistent with the Village’s 12/03/25 letter to Tesla, Village Staff recommends including the following special conditions: 1.​ Tesla must continuously keep on the property an inventory of at least ten (10) new Tesla vehicles that it offers for sale to customers. 2.​ For all sales of new Tesla vehicles from the inventory kept on the property, Tesla must finalize the sales documentation/customer payment from the Property, and it must designate/list the Village of Westmont as the point of sales for sales tax purposes for all such vehicles that are sold. 3.​ Tesla must allow this dealership to accept the delivery to the property of newly-purchased Tesla vehicles when purchased on-line, where the customer designates the property as the pick-up location, or when ordered from another Tesla location and delivered to Westmont, and Tesla must allow customers to finalize the sale and pick-up of such Tesla vehicles from the property. In finalizing such sales of delivered vehicles, Tesla must designate/list the Village of Westmont as the point of sales for sales tax purposes. 4.​ Tesla must employ or retain at least one (1) vehicle salesperson who regularly operates from the property and who is able to and does finalize the sales of Tesla vehicles from the property (including both the sale of Tesla vehicles from the inventory kept on the property and the sale of Tesla vehicles that are delivered to the property). 5.​ Tesla shall not allow the final sale of any new Tesla vehicle that is stored on or delivered to the property to take place at any other Tesla dealership location or other off-site location. 6.​ Tesla shall modify its website, other means of advertising, and other internal operating systems to designate and advertise the property as (a) a location where new Tesla vehicle inventory is maintained and available for sale, and (b) a location where newly-purchased Tesla vehicles can be delivered for final sale and pick-up by customers. 7.​ Tesla must adhere to its Parking Plan for the property that it submitted with its zoning application showing the following: (a)​the location of the parking spaces where the minimum of 10 new Tesla vehicles will be stored on the Property (note: we previously discussed designating 10 parking spaces along the west property line of the Property); (b) the location of the parking spaces where demo vehicles will be displayed and parked on the Property; (c) the location of the parking spaces where vehicles awaiting service/repairs and pick-up following service/repairs will be parked on the Property; (d) the location of the parking spaces where customers will park on the Property; (e) the location of the parking spaces where Tesla employees will park on the Property; and (f) ​the location of parking spaces that will be used for other purposes not identified above, including a description of such other purpose/use. 8.​ Tesla shall comply with other standard conditions that are typically imposed by the Village in conjunction with automobile dealerships, such as prohibiting the use of external loud speakers, prohibiting the use of promotional sales balloons or inflatables, etc. ____________________________________________________________________________________ PZC 008-2026​ ​ Page 5 of 6 Page 105 of 172  The petitioner has provided a marked-up version of the existing site plan that is to be included as an exhibit to the amended special use. The marked-up site plan currently depicts the location and use of each parking space as follows updated per the provided parking plan: ●​ Demo Vehicles - 18 Spaces ●​ Customer Parking - 12 Spaces ●​ Vehicles Available for Purchase - 15 Spaces ●​ Vehicles Awaiting Pick Up - 27 Spaces ●​ Vehicles Awaiting Service - 51 Spaces ●​ Employee Parking - 25 Spaces ●​ Charging - 14 Spaces IV.​ SUMMARY The petitioner requests a Special Use Permit amendment to facilitate modified operations and updated conditions for the existing Vehicle Sales or Rentals establishment, which now specializes in minor vehicle repair and maintenance services, along with accessory automotive sales within the B-2 General Business District. To facilitate these modifications, Village Staff and the Village Attorney have provided recommended special conditions to be placed on the amended special use permit, and the petitioner has agreed to those conditions. V.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on April 23, 2026. B.​ Code References: Chapter 95, Sections 6.01; 14.04 VI.​ DOCUMENTS ATTACHED: 1.​ Findings of Fact 2.​ Publication notice appearing in the April 23, 2026 Westmont Suburban Life. 3.​ Petitioner Attachments received March 4, 2026 (Edited for PZC): a.​ Planning & Zoning Development Application, with responses to the Special Use Standards b.​ Project Narrative and Letter c.​ Proposed Marked-Up Parking Plan d.​ Existing Site Plan ____________________________________________________________________________________ PZC 008-2026​ ​ Page 6 of 6 Page 106 of 172 Page 107 of 172 Page 108 of 172 Page 109 of 172 Page 110 of 172 Page 111 of 172  LOCATION MAP PRELIMINARY PLAN - EXISTING CONDITIONS PLAN ITEM UNITS UNIT PRICE QUANTITY COST KAREN BAILEY MEYER TRUST DAVID P. MEYER TRUST SCALE: 1" = 10' DEMO EXISTING STRUCTURES L.S. $8000 1 $8000 123 HUDSON STREET FOR EROSION CONTROL L.S. $5000 1 $5000 WESTMONT, IL 60559 GRADING L.S. $5000 1 $5000 Sanitary Sewer 300 WEST 60TH STREET SUBDIVISION TOPSOIL SEEDING & BLANKET S.Y. S.Y. $3 $2 1500 1500 $4500 $3000 Storm Sewer 300 60th ST. - WESTMONT, IL STREET SWEEPING L.S. $1000 1 Watermain TOTAL COST $26500 310 60TH STREET: NOEL & MARK ALBIAN HOEKSTRA Contour Lines 704 290 60TH STREET: RADAVAN & DUSICA IVANOVIC 705.00 Spot Elevations 325 59TH STREET: GRANT & LAURA SMITH LOT 15 IN BLOCK 2 IN FAIRVIEW ACRES, BEING A SUBDIVISION OF THE NORTH 1/2 OF THE SOUTHWEST 1/4 (ALSO 321 59TH STREET: LTC MDD06-018 Fence SITE KNOWN AS LOT 6) OF SECTION 16, TOWNSHIP 38 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, 301 59TH STREET: KRISTINE CURRIER ACCORDING TO THE PLAT THEREOF RECORDED APRIL 9, 1936 AS DOCUMENT 368165, IN DUPAGE COUNTY, ILLINOIS. BENCHMARK INFORMATION Fire Hydrant Manhole DUPAGE COUNTY BENCHMARK #DGN17001: LOCATED AT THE SOUTHWEST CORNER SUBDIVISION AREA: 35640 S.F. ( 0.818 ACRES) OF THE INTERSECTION OF MAIN STREET AND 55TH STREET. STATION IS 26.5 FEET Light Pole SOUTH OF THE CENTERLINE OF 55TH STREET, 51.0 FEET WEST OF THE CENTERLINE ADDRESS: ZONING DISTRICT OF MAIN STREET, AND 15.0 FEET EAST OF A POWER POLE "V0-75 SP 6 4 40". Power Pole MONUMENT IS A BRONZE DISK IN THE SOUTHEAST SIDE OF A CONCRETE TRAFFIC 300 60TH STREET: R-3 B-Box NEW SIGNAL BASE. ELEVATION = 756.72 (NAVD 88) 310 60TH STREET: R-3 B-BOX 290 60TH STREET: R-3 San. Cleanout SAN. CLEANOUT SITE BENCHMARK: STORM MANHOLE LOCATED ON THE NORTHWEST CORNER OF 325 59TH STREET: R-3 Tree SUBJECT PROPERTY. 321 59TH STREET: R-3 RIM ELEVATION = 738.87 (NAVD 88) 301 59TH STREET: R-3 Shrubs Drainage Pattern SITE PLAN PREPARED BASED ON TOPOGRAPHIC SURVEY Silt Fence S PREPARED BY NEKOLA SURVEY, INC . 744.10 743.32 742.83 743.83 DRY WELL CULVERT INV.=742.30 CONCRETE (ASPHALT PAVEMENT) 744 PAVEMENT 743.67 744.87 744.92 744.80 "S 74 744.79 744.67 12 4 744.27 744 0 739.80 9 RM 743.58 744.68 74 73 TO 744.37 310 60TH STREET 1 743.61 743 74 60TH ST. 743.84 OWNER: 744.11 737.69 NOEL & MARK ALBIAN HOEKSTRA 742 738.63 CULVERT 744 INV.=742.58 9 738.29 STORM MH 73 8"-W 48" 744.36 744.44 BRICK RET. WALL 743.89 743.72 742.28 738.94 RIM=738.87 740.42 743 T/W=743.39 T/W=744.95 T/W=744.46 T/W=743.96 739.93 INV.=734.97 742.61 743.60 743.48 743.27 743.49 743.14 743 742.72 742.39 742 8" 742.05 741.32 741 741.25 740.76 740 297.00' 739 739.22 744.12 12" 20" 739.00 14" 30" 12" 740.00 738.89 12 "S TO 743.25 739.22 RM 743.38 10" 743.51 744.44 743.48 743.26 743.03 CULVERT INV.=742.58 741.87 744 741.48 739 743.81 744 8" 10" 740.61 739.21 739.79 120.00' 743.75 745.15 74 743.89 744.87 745.63 3 744.87 743.80 744.07 16" 5 74 74 2 745 120.00' 12" OVERHANG 746.25 74 1 743.25 8"-W 16" 300 74 12" 742.93 0 POND T/F - 746.28 745.33 744.44 744.55 746.09 744.38 745.34 740.04 741.83 744.81 739.61 CULVERT 745 746.16 10" INV.=743.28 745.70 745.53 745.84 4 CULVERT 744.87 74 CONC. INV.=743.67 6 74 745.78 74 CONC. 745.58 5 20" 745.83 746.13 745.93 745.55 745.63 74 745.67 746 743.50 3 745.65 745.03 SANITARY SEWER 746.07 745.01 746.02 746.13 746.12 746.26 74 ASPHALT 46 CONC. 6 PAVEMENT 7 12" 14" 12" 14" 16" 16" 14" GARAGE 12" 740.29 FLOOR=746.34 16" 746.02 745.99 746.30 28" 746.33 745.16 CULVERT 746.34 16" 746.35 INV.=744.22 (ASPHALT PAVEMENT) 745.83 744.48 746.58 746.23 746.39 CULVERT INV.=744.61 746.35 297.00' CULVERT INV.=744.20 746.03 60TH ST. 8"-W 746 74 6 745 746 74 74 1 5 74 290 60TH STREET 2 743.11 741.50 740.90 747.50 7 745.05 4 7 747.30 OWNER: 74 74 746.67 74 RADAVAN & DUSICA IVANOVIC 3 74 746.64 745.07 SheetPage 1 /1122of 172  PRELIMINARY PLAN - GRADING & UTILITY PLAN SCALE: 1" = 10' FOR 0 10 20 30 40 300 60TH STREET SUBDIVISION 300 60TH ST. - WESTMONT, IL 743.21 CULVERT INV.=742.44 743.76 744.10 743.32 742.83 743.83 DRY WELL CULVERT INV.=742.30 CONCRETE (ASPHALT PAVEMENT) 744 PAVEMENT 743.67 744.87 744.92 744.80 "S 74 744.79 744.67 12 4 744.27 744 0 739.80 9 RM 743.58 744.68 74 73 TO 744.37 310 60TH STREET 1 743.61 743 74 60TH ST. 743.84 OWNER: 744.11 737.69 NOEL & MARK ALBIAN HOEKSTRA 742 738.63 CULVERT 744 INV.=742.58 NEW 5' WIDE CONC. 9 SIDEWALK (5" PCC & 738.29 STORM MH 73 8"-W 48" 744.36 744.44 BRICK RET. WALL 743.89 743.72 742.28 738.94 4" AGG. BASE, 6" PCC & RIM=738.87 740.42 CONNECT TO STORM SEWER 743 4" AGG. BASE AT DRIVEWAY) T/W=743.39 T/W=744.95 T/W=744.46 T/W=743.96 739.93 INV.=734.97 743.60 743.48 743.27 5.5 743.49 743.14 743 742.72 742.39 742 8" 742.05 741.32 741 741.25 740.76 740 297.00' (N00° 36' 41" W) 739 739.22 W/CORE & BOOT INV.=735.5 +/- 744.12 742.61 743.3 743 740 12" 20" 6" PVC SDR26 @ 3.0% 30" 739.00 743 CONNECT TO 14" 743.3 5' P.U.E. TO BE GRANTED 741 12" 742 738.89 744 12" INLET 743 60.00' (S 89° 18' 21" W) WATERMAIN RIM=742.8 6"-18" TALL RETAINING 747.0 743.5 INV.=741.8 WALL 12 "S 60.00' (N89° 18' 21" E) DRY WELL PER TO 745 739.22 RM BMP REQUIREMENTS NEW 74 0 B-BOX NE 35.0 3 74 1.5"-W (TY W 1.5 10" 744.44 PE "W 10' P.U.E. TO BE GRANTED K C AT 306 35' FRONT SETBACK LINE OP ER PE SER R) VIC E GARAGE 74 CULVERT 6 FLOOR = 746.75 74 4 744 5 74 INV.=742.58 (AT GARAGE DOOR) 74 PROPOSED 1 STOOP=748.1 165.6 T/F = 747.50 739 743.2 1.5"-W 74 746 (PROVIDE BRICK LEDGE / DROP SIDING 2 744 746.6 744.8 SANITARY CLEANOUT AS NECESSARY TO MAINTAIN 6"-8" FOUNDATION REVEAL) PAVER LOT #1 739.21 CONNECT TO PATIO 12" PVC SDR26 @ 1.0% S A N. S (250 S.F.) 745.07 SDR ERVICE 6 26-24 " 41 @ PVC 1.0 % M IN. SANITARY SEWER 24.0 5 6" P.C.C. SANITARY 744.87 74 18.0 4" CA-6 CLEANOUT 746.8 16" 2.5% 747.0 747.0 745.1 746.4 745 10.2 12" 745.3 746.5 5' P.U.E. TO BE GRANTED 746 297.00' (N00° 36' 41" W) 743 746 8"-W CONNECT TO 16" SANITARY SEWER 74 5' P.U.E. TO BE GRANTED 7.5 5 12" REMOVE TREE 743.5 747.0 60.00' (N89° 18' 21" E) 744 SANITARY 744 745 SAN. SERVICE 6" PVC CLEANOUT SDR 26-2441 @ 1.0% MIN. 745.33 747.0 740 74 7 COVERED CONNECT TO 743.7 PORCH=748.6 739.61 183.2 NEW WATERMAIN CULVERT B-BOX NEW 1.5" WATER SERVICE DRY WELL PER 10" INV.=743.28 745.7 1.5"-W (TYPE K COPPER) 1.5"-W 302 BMP REQUIREMENTS 741 10' P.U.E. TO BE GRANTED 745.53 745.63 55.0 (S 89° 18' 21" W) 74 12" PVC SDR26 @ 1.0% 745.3 7 35' FRONT SETBACK LINE 6 6" P.C.C. PROPOSED LOT #2 74 4" CA-6 T/F = 748.00 60.00' 24.0 18.0 742 20" 745.83 2.1% (PROVIDE BRICK LEDGE / DROP SIDING 747.5 GARAGE AS NECESSARY TO MAINTAIN 6"-8" SANITARY SEWER FLOOR = 747.25 FOUNDATION REVEAL) 745.7 (AT GARAGE DOOR) 747.3 PAVER PATIO 6" FLARED END 746.0 746.07 (250 S.F.) SECTION 74 6 746 12" 14" 12" 14" INV.=744.5 16" 16" 14" 12" 747 747.5 740.29 743 744.0 16" 747.5 745 28" 74 5 CULVERT 746.34 16" 747 INV.=744.22 746.4 (ASPHALT PAVEMENT) 5.5 746.3 6" PVC SDR26 @ 0.5% 744.48 744 5' P.U.E. TO BE GRANTED 745.83 746 746.58 746.23 746.39 CULVERT INV.=744.61 746.35 745.63 745.7 12" INLET 297.00' (S 00° 36' 41" E) NEW 5' WIDE CONC. RIM=746.0 746.03 SIDEWALK (5" PCC & INV.=745.0 60TH ST. 8"-W 4" AGG. BASE, 6" PCC & 4" AGG. BASE AT DRIVEWAY) 746 74 6 745 746 74 74 1 5 74 290 60TH STREET 2 743.11 741.50 740.90 747.50 7 745.05 4 7 747.30 OWNER: 74 74 746.67 74 RADAVAN & DUSICA IVANOVIC 3 74 745.07 746.64 746.49 This is to certify that I, Alecs C. Hur, a registered Professional Engineer of Illinois hereby certify that these plans and specifications PR OF E S S ION A L have been prepared under my personal direction and supervision. D E ER SE GIN L I C EN Dated this 10th day of March, 2026 at Elmhurst, Illinois. ALECS C. HUR EN 062-054937 ST AT IS E O IN OF I LL UPDATED 4/24/26 PER VILLAGE COMMENTS UPDATED 5/06/26 PER VILLAGE COMMENTS Illinois Professional Engineer Number 062-054937 My License Expires on November 30, 2027 Sheet 2 / 2 Page 113 of 172  TO BE GRANTED TO BE GRANTED TO BE GRANTED TO BE GRANTED SECRETARY Page 114 of 172 Page 115 of 172 Page 116 of 172 Page 117 of 172 PROPERTY ADDRESS: GENERAL SURVEYORS NOTES: SURVEYORS LEGEND: 300 60TH STREET, DOWNERS GROVE, ILLINOIS 60516 1. The Legal Description used to perform this survey was supplied by others. This survey does not determine ABBREVIATIONS FIP - Found Iron Pipe Surveyor LINETYPES SURVEY NUMBER: 2511.2020 nor imply ownership of the lands or any fences shown hereon. Unless the Title Commitment Number and (C) - Calculated FIPC - Found Iron Pipe & Cap PLT - Planter Date is referenced on this survey, an examination of the abstract of title was NOT performed by the signing Boundary Line (D) - Deed FIR - Found Iron Rod POB - Point of Beginning CERTIFIED TO: VALBON & MEREME DERVISHI; LANDTRUST; CASH surveyor to determine which instruments, if any, are affecting this property. Center Line (F) - Field FIRC - Found Iron Rod & Cap POC - Point of Chain Link or Wire (M) - Measured FN - Found Nail Commencement 2. The purpose of this survey is to establish the boundary of the lands described by the legal description Fence (P) - Plat FN&D - Found Nail & Disc PRC - Point of Reverse provided and to depict the visible improvements thereon for a pending financial transaction. Underground Curvature footings, utilities, or other service lines, including roof eave overhangs were not located as part of this survey. Easement (R) - Record FRRSPK - Found Rail Road Spike PRM - Permanent Reference Unless specifically stated otherwise the purpose and intent of this survey is not for any construction activities Edge of Water (S) - Survey Monument or future planning. A/C - Air Conditioning GAR - Garage Iron Fence PSM - Professional Surveyor & AE - Access Easement GM - Gas Meter DATE OF SURVEY: 11/14/25 3. If there is a septic tank or drain field shown on this survey, the location depicted hereon was either shown to Mapper Overhead Lines ANE - Anchor Easement ID - Identification the surveyor by a third party or it was estimated by visual above ground inspection. No excavation was PT - Point of Tangency BUYER: Valbon & Mereme Dervishi ASBL - Accessory Setback Line IE/EE - Ingress/Egress performed to determine its location. Structure PUE - Public Utility Easement Easement B/W - Bay/Box Window R - Radius or Radial LENDER: CASH 4. This survey is exclusively for a pending financial transaction and only to be used by the parties to whom it is Survey Tie Line ILL - Illegible BC - Block Corner R/W - Right of Way certified. Vinyl Fence BFP - Backflow Preventer INST - Instrument TITLE COMPANY: LANDTRUST RES - Residential INT - Intersection 5. Alterations to this survey map and report by other than the signing surveyor are prohibited. Wall or Party Wall BLDG - Building RGE - Range IRRE - Irrigation Easement COMMITMENT DATE: NOT REVIEWED CLIENT FILE NO: 6. Dimensions are in feet and decimals thereof. Wood Fence BLK - Block ROE - Roof Overhang L - Length BM - Benchmark Easement LEGAL DESCRIPTION: 7. Any FEMA flood zone data contained on this survey is for informational purposes only. Research to obtain SURFACE TYPES LAE - Limited Access Easement BR - Bearing Reference RP - Radius Point LOT 15 IN BLOCK 2 IN FAIRVIEW ACRES, BEING A SUBDIVISION OF THE said data was performed at www.fema.gov and may not reflect the most recent information. Asphalt BRL - Building Restriction Line LB# - License No. (Business) S/W - Sidewalk NORTH 1/2 OF THE SOUTHWEST 1/4 (ALSO KNOWN AS LOT 6) OF LBE - Limited Buffer Easement SECTION 16, TOWNSHIP 38 NORTH, RANGE 11, EAST OF THE THIRD 8. Unless otherwise noted “SIR” indicates a set iron rebar, 5/8 inch in diameter and twenty-four inches long. Brick or Tile BSMT - Basement SBL - Setback Line PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED LE - Landscape Easement C - Curve SCL - Survey Closure Line APRIL 9, 1936 AS DOCUMENT 368165, IN DUPAGE COUNTY, ILLINOIS. 9. The symbols reflected in the legend and on this survey may have been enlarged or reduced for clarity. The Concrete LME - Lake/Landscape symbols have been plotted at the approximate center of the field location and may not represent the actual C/L - Center Line SCR - Screen Covered Area Maintenance Easement shape or size of the feature. C/P - Covered Porch SEC - Section LS# - License No. (Surveyor) Water C/S - Concrete Slab SEP - Septic Tank 10. Points of Interest (POI’s) are select above-ground improvements, which may appear in conflict with MB - Map Book Wood CATV - Cable TV Riser SEW - Sewer boundary, building setback or easement lines, as defined by the parameters of this survey. These POI’s may ME - Maintenance Easement CB - Concrete Block SIRC - Set Iron Rod & Cap not represent all items of interest to the viewer. There may be additional POI’s which are not shown or called- SYMBOLS MES - Mitered End Section CH - Chord Bearing SMWE - Storm Water out as POI’s, or which are otherwise unknown to the surveyor. Benchmark MF - Metal Fence Management Easement CHIM - Chimney MH - Manhole 11. Utilities shown on the subject property may or may not indicate the existence of recorded or unrecorded Center Line CLF - Chain Link Fence SN&D - Set Nail and Disc MHWL - Mean High Water Line utility easements. Central Angle or CME - Canal Maintenance SQFT - Square Feet NR - Non-Radial 12. The information contained on this survey has been performed exclusively by and is the sole responsibility of Delta Easement STL - Survey Tie Line NTS - Not to Scale Exacta Land Surveyors, LLC. Additional logos or references to third party firms are for informational purposes Common Ownership CO - Clean Out STY - Story NAVD88 - North American only. CONC - Concrete SV - Sewer Valve Control Point Vertical Datum 1988 COR - Corner SWE - Sidewalk Easement 13. Due to varying construction standards, building dimensions are approximate and are not intended to be NGVD29 - National Geodetic Catch Basin CS/W - Concrete Sidewalk TBM - Temporary Bench Mark used for new construction or planning. Vertical Datum 1929 Elevation CUE - Control Utility Easement OG - On Ground TEL - Telephone Facilities 14. Surveyor bearings are used for angular reference and are used to show angular relationships of lines only and CVG - Concrete Valley Gutter ORB - Official Records Book TOB - Top of Bank Fire Hydrant are not related or orientated to true or magnetic north. Bearings are shown as surveyor bearings, D/W - Driveway ORV - Official Record Volume TUE - Technological Utility and when shown as matching those on the subdivision plats on which this survey is based, they are to Find or Set Easement Monument DE - Drainage Easement O/A - Overall be deemed no more accurate as the determination of a north orientation made on and for those original DF - Drain Field TWP - Township Guywire or Anchor O/S - Offset subdivision plats. North 00 degrees East is assumed and upon preparation of this plat, the resulting bearing DH - Drill Hole TX - Transformer OFF - Outside Subject between found points as shown on this survey is the basis of said surveyor bearings as defined and required Manhole DUE - Drainage & Utility Property TYP - Typical to be noted by Illinois Administrative Code Title 68, Chapter VII, Sub-Chapter B, Part 1270, Section 1270.56, Easement UE - Utility Easement Tree OH - Overhang Paragraph B, Sub-Paragraph 6, Item k. ELEV - Elevation UG - Underground Utility or Light Pole OHL - Overhead Utility Lines 15. THIS SURVEY IS A PROFESSIONAL SERVICE IN COMPLIANCE WITH THE MINIMUM STANDARDS OF THE STATE EM - Electric Meter OHWL - Ordinary High Water UP - Utility Pole OF ILLINOIS. NO IMPROVEMENTS SHOULD BE MADE ON THE BASIS OF THIS PLAT ALONE. PLEASE REFER ALSO Well ENCL - Enclosure Line UR - Utility Riser TO YOUR DEED, TITLE POLICY AND LOCAL ORDINANCES. THIS DOCUMENT MAY ONLY BE USED BY THE ENT - Entrance ON - Inside Subject Property VF - Vinyl Fence PARTIES TO WHICH IT IS CERTIFIED. EOP - Edge of Pavement P/E - Pool Equipment W/C - Witness Corner EOW - Edge of Water PB - Plat Book W/F - Water Filter FLOOD ZONE INFORMATION: ESMT - Easement PC - Point of Curvature WF - Wood Fence EUB - Electric Utility Box PCC - Point of Compound WM - Water Meter/Valve Box F/DH - Found Drill Hole Curvature WV - Water valve FCM - Found Concrete PCP - Permanent Control Point Monument PI - Point of Intersection FF - Finished Floor PLS - Professional Land JOB SPECIFIC SURVEYOR NOTES: SEE PAGE 1 OF 2 FOR MAP OF PROPERTY PAGE 2 OF 2 - NOT VALID WITHOUT ALL PAGES Page 118 of 172  ​ ​ ​ VILLAGE OF WESTMONT Board of Trustees Memorandum May 28, 2026 Item for Board of Trustees Consideration: Board to consider an ordinance approving a request from the Karen Bailey Meyer Trust and the David P. Meyer Trust for the property at 300 West 60th Street, Downers Grove, Illinois, 60516, for the following: 1.​ Preliminary Plan and Final Plat of Subdivision to subdivide one (1) lot into two (2) lots in the R-3 Single-Unit Residential District. Planning & Zoning Commission Recommendation: The Planning & Zoning Commission only reviews the preliminary plan of subdivision. At their regular meeting on May 13, 2026, the Commission unanimously recommended approval of the preliminary plan (7-0). The final plat of subdivision is not reviewed by the Planning & Zoning Commission. I.​ BACKGROUND OF ITEM A.​ Location: 300 West 60th Street is located on the northside of 60th Street between Fairview Avenue and Cumnor Road. The subject property is currently improved with a detached house and separate garage. If the subdivision request is approved, both buildings will be demolished to allow for two new detached houses to be built. The lot is currently 120 feet wide by 297 feet deep, for an area of 35,640 square feet, or 0.82 acres. Though this property has a Downers Grove zipcode, it is fully under the jurisdiction of the Village of Westmont, having been annexed under Ordinance 03-109 in 2003. Aerial Map - 300 West 60th Street (source: DuPage County Parcel Viewer) Page 119 of 172  Zoning Map - 300 West 60th Street B.​ Zoning Designations: SUBJECT PROPERTY​ ​ ​ R-3 Single-Unit Residential District ALL ADJACENT PROPERTIES​ ​ R-3 Single-Unit Residential District C.​ Neighborhood Characteristics​ ​ ​ ​ The lot is located in the Fairview Acres Subdivision, which was recorded in 1936. At the time of subdivision, the prominent lot size in this subdivision is 120 feet wide by 297 feet deep, like the subject property. Over the last 90 years, a majority of the properties to the south and east were subdivided into two 60 foot wide lots. All adjacent properties are zoned R-3 and improved with detached houses, although there are multi-unit residential complexes within a quarter-mile.​ Street View - 300 West 60th Street II.​ PETITIONER REQUEST: The petitioner has requested a Preliminary Plan of Subdivision to subdivide one (1) lot into two (2) lots in the R-3 Single-Unit Residential District. ____________________________________________________________________________________ PZC 011-2026​ ​ Page 2 of 4 Page 120 of 172 III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is R-3 Single-Unit Residential District, which is intended to create, maintain, and promote detached houses (f.k.a. single-family homes). The Comprehensive Plan designates the future land use in this area as Single Family Detached Residential. Through this designation, the plan recommends that the design of new detached homes “...consider the established character of surrounding single-family areas.” The plan also recommends preserving and enhancing the Village’s housing stock through appropriately designed and scaled new construction. B.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request. Any corresponding code sections for entitlement approval consideration can be referenced in item V(B) below. ●​ Preliminary Plan of Subdivision to subdivide one (1) lot into two (2) lots in the R-3 Single-Unit Residential District. The submitted preliminary plan demonstrates substantial compliance with the applicable requirements of Appendix B - Land Development. The table below lists the minimum lot width, depth, and area requirements for lots in the R-3 district, and shows that the proposed preliminary plan exceeds all minimums. Chapter 95, Sec. 2.05: Lot and Building Regulations R-3 Single-Unit Residential Minimum Required Proposed (both lots) Compliance Lot Width 50 ft. 60 ft. Minimum met Lot Depth 125 ft. 297 ft. Minimum met Lot Area 7,800 sq. ft. 17,280 sq. ft. Minimum met The preliminary plan contains draft designs of two detached homes, both of which largely meet the applicable zoning setbacks and bulk regulations. The designs shown on the plan are not final, so the homes built may be different. When a property is subdivided, impact fees are collected for the new lot(s) and are paid to the Westmont Park District, Westmont Library District, and the school districts serving the subject property. In this case, only one new lot is created, so only one set of impact fees must be paid. Each lot will pay ½ of the fee. The dollar amount is dependent on the bedroom count, and will be determined when a building permit is applied for. Although stormwater detention is not required for a subdivision of this size, Best Management Practices (BMPs) will be required. To meet this requirement, the petitioner proposed to build a dry well on each property. Further details on the dry well and BMPs will be worked out when a building permit is submitted. The Planning & Zoning Commission unanimously recommended approval of the preliminary plan, as the plan complies with the applicable Village codes. ____________________________________________________________________________________ PZC 011-2026​ ​ Page 3 of 4 Page 121 of 172  ●​ Final Plat of Subdivision to subdivide one (1) lot into two (2) lots in the R-3 Single-Unit Residential District. The final plat of subdivision is reviewed by the Village Board only, hence no recommendation on the final plat from the Planning & Zoning Commission. This document gets signed by various governmental entities before being recorded with the DuPage County Recorder’s Office. The plat largely demonstrates substantial compliance with the regulations of Appendix B - Land Development. However, there are a handful of minor text errors in the signature blocks, as listed in the staff comments attached to this memorandum. Should the Village Board approve the final plat, staff will not direct the petitioner to produce a mylar until all text errors have been rectified. IV.​ SUMMARY The petitioner has requested approval of a preliminary plan and final plat of subdivision to subdivide 300 West 60th Street from one (1) lot into two (2) lots. The proposed plan meets the zoning and land development requirements for lots in the R-3 Single-Unit Residential district, and is consistent with the recommendations of the Comprehensive Plan. In accordance with the attached staff comments, the petitioner will need to work with staff to address minor text errors in a few signature lines on the final plat of subdivision. If approved, staff will direct the petitioner to produce the mylar after the outstanding comments are resolved. V.​ LEGAL A.​ Notification: No notification is required for subdivisions. B.​ Code References: Appendix B VI.​ DOCUMENTS ATTACHED: 1.​ Staff Comments dated May 20, 2026 2.​ Petitioner Attachments received March 24, 2026 (Edited for VB): a.​ Planning & Zoning Development Application b.​ Project Narrative c.​ Preliminary Plan of Subdivision d.​ Final Plat of Subdivision e.​ Proof of Ownership f.​ Plat of Survey ____________________________________________________________________________________ PZC 011-2026​ ​ Page 4 of 4 Page 122 of 172 May 20, 2026 Eric Bailey Karen Bailey Meyer & David Meyer RE: ​ PZC 011-2026 - 300 West 60th Street - Comments 03 via email Eric, Karen, and David, The Village of Westmont has received a zoning application for a request related to the property at 300 West 60th Street. Village staff and our outside consultants have reviewed your submission and based on the submitted documents received have provided comments below in Part 1 and as attached. Part 1--Review Comments Items in Part 1 are broken out into two types: Action items and recommendation/notes. Action items are underlined below. Community Development Department Planning and Zoning (Adam Walsh) & Community Development Engineering (James Patterson) Entitlements Required: 1.​ Request for a Preliminary Plan of Subdivision 2.​ Request for a Final Plat of Subdivision​ 1.​ General Comments a.​ Please note a tree survey and tree preservation plan will be required prior to issuance of the required demolition permit. A response to this comment is not necessary. b.​ Village Code requires right-of-way improvements along the front property line of subdivisions on roads with rural cross-sections (drainage ditches, no curbs, etc.). A fee-in-lieu of construction of the right-of-way improvements will be assessed. The fee-in-lieu is calculated as the product of the length of the front property line and $100/LF. Therefore, the fee-in-lieu of right-of-way improvements to be assessed will be $12,000.00 prior to the final plat being recorded.​ 2.​ Request for a Preliminary Plan of Subdivision a.​ No comments.​ 3.​ Request for a Final Plat of Subdivision a.​ Sec. 3.02(c)(3) – Add the FEMA statement into the Surveyor’s Certificate. Page 123 of 172  b.​ Sec. 3.02(c)(4) – Replace “Director of Community Development“ with “Chairman“ in the PZC Certificate signature line. c.​ Sec. 3.02(c)(7) – Replace “Treasure“ with “Treasurer“ in the Special Assessments Certificate signature line. d.​ Sec. 3.02(c)(9) – Replace “Secretary” with “Village Clerk” in the Village Clerk Certificate signature line. e.​ These comments are minor in nature, and must be rectified prior to producing a mylar of the final plat of subdivision for recording with DuPage County. The final plat may proceed to a Village Board agenda. Part 2--Next Steps Based on the submitted documents and staff review: 1.​ Revisions to all documents and plans as requested (electronic files may be accepted) 2.​ Response letters to all items noted above and in the attached reviews. 3.​ Please note that additional fees may be incurred for reviews by our third-party consultants. 4.​ All revisions must be submitted as a single package, staff will not accept incomplete submittals. Should the Village Board approve both plats, a revised final plat of subdivision will need to be resubmitted for staff to review against comments (3)(a-d) above. Once all text on the final plat is compliant with Appendix B, staff will direct the petitioner to produce a mylar and obtain non-Village signatures and provide direction on next steps. All commenters' phone numbers have been included above if there is any specific clarification needed on comments. Regards, Adam Walsh, Planner awalsh@westmont.il.gov (630) 981-6262 Community Development Department Village of Westmont Page 124 of 172 Page 125 of 172 Page 126 of 172 Page 127 of 172 MAJDI DARWISH M I DARWISH ARCHITECT, LLC 18400 GREENLEAF CT TINLEY OARK, IL 60487 Date: [Insert Date] To: SCOTT WILLIAMS Village of Westmont Planning & Zoning Department 31 W. Quincy Street Westmont, IL 60559 Subject: Proposal for Approval of 4-Unit Townhome Subdivision Dear [Planning & Zoning Department], On behalf of THE OWNER 5628 LLC, we respectfully submit this proposal for the development of a 4-unit townhome subdivision at 5628 S CASS AVE. Each unit is approximately 1,800 square feet. The project has been designed to comply with the Village of Westmont’s zoning and development standards, as summarized below: We are not seeking any variances, the design meets all requirements under the current village of Westmont zoning ordinance Site Data / Requirement Required Proposed / Actual Zoning District R-4 R-4 Minimum Land Area 12,000 SF 19,200 SF Minimum Lot Width 60' 104' Floor Area Ratio (FAR) 0.75 / 14,400 SF 8,892 SF Number of Dwellings 3-BR units per 4,500 SF 4 units Height 35' 29'-10½" Lot Coverage No restriction N/A Parking 2 per townhouse + 0.5 guest Compliant Front Setback 30' Compliant Rear Setback 30' Compliant Side Setback 15' Compliant The proposed development conforms to all applicable zoning regulations, lot coverage, height, and setback requirements, while providing adequate parking. The project will provide high- quality residential units and positively contribute to the neighborhood. We respectfully request the Village’s review and approval of this 4-unit townhome subdivision. We are happy to provide additional plans, renderings, or documentation to facilitate the approval process. Page 128 of 172 Thank you for your consideration. Sincerely, MAJDI DARWISH M I DARWISHH ARCHITECT Page 129 of 172 pat o pat o pat o pat o Page 130 of 172 Page 131 of 172  PAT O PAT O PAT O PAT O Page 132 of 172 Page 133 of 172 Page 134 of 172 Page 135 of 172 Page 136 of 172  ​ ​ ​ VILLAGE OF WESTMONT Board of Trustees Memorandum May 28, 2026 Item for Board of Trustees Consideration: Board to consider an ordinance approving a request from 5628 SOUTH CASS LLC for the property at 5628 South Cass Avenue, Westmont, Illinois, 60559, for the following: 1.​ Major Site Plan Approval for a Multi-Unit Building containing four (4) dwellings in the R-4 General Residential District. Planning & Zoning Commission recommendation: The Planning & Zoning Commission held public hearings for this request on May 13, 2026, The Commission recommended approval of the request unanimously (7-0). I.​ BACKGROUND OF ITEM A.​ Location: 5628 South Cass Avenue is located at the southwest corner of Cass Avenue and 56th Place. The subject property is 104 feet wide by 185 feet deep, for an area of 19,240 square feet or 0.44 acres. Currently, the property is improved with a roughly 1,200 square foot detached home and a detached garage. Aerial Map - 5628 South Cass Avenue (source: DuPage County Parcel Viewer) Page 137 of 172  Zoning Map - 5628 South Cass Avenue B.​ Zoning Designations: SUBJECT PROPERTY R-4 General Residential NORTH​ ​ R-4 General Residential & R-3 Single-Unit Residential EAST​ ​ R-4 General Residential & R-4 General Residential/Planned Development WEST​ ​ R-3 Single-Unit Residential SOUTH​ ​ R-4 General Residential C.​ Neighborhood Characteristics​ The lot is located in Nicholas’ Subdivision, which was recorded in 1921. Properties adjacent to Cass Avenue from Dallas Street to 59th Street are almost completely zoned R-4 General Residential. Housing types range in this corridor from detached homes to multi-unit residential buildings, which serves as a buffer from Cass Avenue to the adjacent detached homes. Most multi-unit developments have around four to six dwelling units, except for larger condominium developments southeast of the subject property. Street View - 5628 South Cass Avenue (view from 56th Place) ____________________________________________________________________________________ PZC 021-2025​ ​ Page 2 of 5 Page 138 of 172  Street View - 5628 South Cass Avenue (view from Cass Avenue) II.​ PETITIONER REQUEST: The petitioner has requested approval of a major site plan for a Multi-Unit Building containing four (4) dwellings in the R-4 General Residential District.​ III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is R-4 General Residential District, which is intended to create, maintain, and promote a variety of housing opportunities for individual households and to maintain and promote the desired physical character of residential neighborhoods in accordance with the comprehensive plan. The Comprehensive Plan designates the future land use in this area as Single Family Attached Residential, which should “...provide for single-family homes that share a common wall such as duplexes, townhomes, and rowhomes.” The Plan further recommends in the “Residential Land Use Policies” section that “...a range of quality housing types that serve residents in all stages of life…” be provided. B.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request. Any corresponding standards for entitlement approval consideration can be referenced in item V(B) below. ●​ Major Site Plan for a Multi-Unit Building containing four (4) dwellings in the R-4 General Residential District. Site Plan approval is mandated by Chapter 95, Section 14.05 when certain thresholds are met. This specific application requires a major site plan review because the total gross floor area of the building and outdoor area exceeds 10,000 square feet. Site plans involve the adoption of the site plan, landscaping plan, and building elevations by the Village Board. Final action to approve or deny a major site must be based on whether the new or modified improvements shown on the site plan, as proposed, comply with the regulations of the zoning ____________________________________________________________________________________ PZC 021-2025​ ​ Page 3 of 5 Page 139 of 172  ordinance and all other applicable village ordinances and regulations. In reviewing and acting on major site plans, review and decision-making bodies may also consider and be guided in the reasonable exercise of their discretion by the following standards and criteria (Ch. 95, Sec. 14.05(G)(1)): (a) Whether the proposed plans will protect the public health, safety, and welfare; (b) Whether the proposed plans will avoid substantial injury to the value of other property in the area; (c) Whether the proposed plans will provide for protection of community appearance and the function of the natural environment, including floodplains, soil and geologic characteristics, and preservation of vegetation; (d) Whether the proposed plans comply with all applicable village and county stormwater regulations; and (e) Whether the proposed plans comply with adopted building and site design guidelines Principal Use: The proposed Multi-Unit Residential building is a permitted use in the R-4 General Residential District. The building type is considered Multi-Unit due to more than 3 dwelling units that share a common wall. However, the more commonly acknowledged housing style is townhomes. Building and Site: The proposed building features a 5,267 square foot footprint and reaches a height of 29’ 10” at its peak. The building consists of four 3-bedroom units with individual exterior entrances fronting onto 56th Place to the north. The property boundaries are defined with the Cass Avenue frontage to the east serving as the front, 56th Street as the street side to the north, the rear to the west, and an interior side to the south.The zoning ordinance defines the front lot line as the lot line having the shortest length abutting a street line (Ch. 95, Sec. 17.05), regardless of which direction the building faces. The proposed development complies with all applicable bulk standards, including setbacks and height requirements. The building utilizes a mixed palette of materials, including red face brick, vertical board cementitious siding, and insulated metal panels. Additional building elements feature aluminum clad casement windows, and asphalt roof shingles, with additional architectural details along street facing facades. The proposed site plan also includes a rear patio that complies with the minimum setbacks for the district. Additionally, the site plans include a 630 square foot drywell to satisfy DuPage County’s Post Construction Best Management Practices (PCBMP) requirement in the front yard, along Cass Avenue. During rounds of staff review, the petitioner revised the building location, but did not provide a revised photometric plan. All outdoor lighting must meet the Village's standards, and will be verified when building permits are submitted. Parking: The site consists of a single vehicular access point on 56th Place and a shared drive aisle connecting a parking area and individual garages. The single access point currently has a guyed wires and a utility pole that may need to be relocated or buried to provide access driveway apron. ____________________________________________________________________________________ PZC 021-2025​ ​ Page 4 of 5 Page 140 of 172  Minimum off-street parking requirements are calculated based on the number of bedrooms in the unit. For a 3 bedroom unit, 2 parking spaces are required per dwelling unit. The proposed floor plans indicate two parking spaces being provided in each garage and three additional “guest” parking spaces for a total 11 parking spaces being provided when only 8 are required. Landscaping: The proposed landscape plan provides substantial screening to visible rights-of-way and the rear property line providing a landscape buffer to the single family home to the west. The landscape plan substantially complies with the minimum requirements. The developer and owner will need to create a homeowners association and provide details related to the declaration of Covenants, Conditions, and Restrictions documents at the time of permitting. A draft has been provided by the petitioner and is attached for reference, but is subject to change. IV.​ SUMMARY The petitioner has requested approval of a major site plan for a Multi-Unit Building containing four (4) dwellings in the R-4 General Residential District. The proposed plans substantially complies with both the Village's Comprehensive Plan and Zoning Ordinance. V.​ LEGAL A.​ Notification: No notification is required for this request. B.​ Code References: Chapter 95, 14.05 VI.​ DOCUMENTS ATTACHED: 1.​ Petitioner Attachments (Edited for VB): a.​ Planning & Zoning Development Application b.​ Project Narrative c.​ Proposed Landscape Plan prepared by SIM Development Group(For Approval d.​ Proposed Site Plan Prepared by MI Darwish Architects (For Approval) e.​ Proposed Engineering Site Plan prepared by Fluenta Consulting (For Approval) f.​ Proposed Building Elevations by MI Darwish Architects (For Approval) g.​ Plat of Survey ____________________________________________________________________________________ PZC 021-2025​ ​ Page 5 of 5 Page 141 of 172  ​ ​ ​ VILLAGE OF WESTMONT Board of Trustees Memorandum May 28, 2026 Item for Board of Trustees Consideration: Board to consider an ordinance approving requests from the Village of Westmont for the following: 1.​ Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinances, Section 6.01, regarding the addition of Video Gaming, Accessory as a permitted use in the B-1(A) Downtown Core and B-1 Downtown Edge Zoning Districts. 2.​ Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinance, Section 6.04, regarding the deletion of certain supplemental use regulations for Video Gaming, Accessory. Planning & Zoning Commission recommendation: The Planning & Zoning Commission held public hearings for these requests on May 13, 2026, The Commission recommended approval of the request unanimously (7-0). I.​ BACKGROUND OF ITEM A.​ Background: Village staff began to re-examine the regulations regarding accessory video gaming in the downtown area due to increased interest from potential new businesses. Currently, accessory video gaming is not permitted in the B-1 and B-1(A) zoning districts per Section 6.04(F)(3)(a) of the zoning ordinance. Similarly, Chapter 10 - Alcoholic Beverages of the municipal code prohibits the issuance of new Class 23 liquor licenses (for video gaming) to businesses in the B-1 district. The Village regulates accessory video gaming through two separate sets of regulations: Licensing (Municipal Code Chapter 10 - Alcoholic Beverages) and the Zoning Ordinance. At the April 2nd Administration and Finance Committee (“AFC”) meeting, staff was directed to prepare text amendments to both codes. This staff report solely focuses on the Zoning regulations as they relate to accessory video gaming. Municipal code amendments to Chapter 10 are solely reviewed by the Village Board. B.​ Previous Zoning Regulations on Accessory Video Gaming​ Zoning regulations on video gaming have been amended a few times since initially being allowed in 2015. Below is a summary of the various amendments: ●​ Ord. 15-156 (October 2015): The first text amendment allowed for accessory video gaming in the B-1, B-2, B-3, C-1, M, and O/R districts with a 500 foot distance separation requirement. ●​ Ord. 16-036 (March 2016): Following a Community Development Committee discussion, the 500 foot separation distance requirement was removed. ●​ Ord. 18-176 (December 2018): This amendment allowed for video gaming cafes to be a principal use in the B-2 district, subject to Special Use Permit approval. Video gaming Page 142 of 172  cafes are when the principal use of the property is video gaming, whereas accessory video gaming is an accessory use to a principal use, often a restaurant. ●​ Ord. 2022-166 (December 2022): This ordinance prohibited new video gaming cafes in the B-2 district and prohibited new accessory video gaming in the B-1 district. Specific allowances were made for existing businesses affected by this amendment to continue their operations. ●​ Ord. 2025-105 (August 2025): A part of the comprehensive zoning ordinance updates, this amendment kept the regulations found in Ordinance 2022-166, and expanded on them to clarify that video gaming is not allowed in the B-1(A) Downtown Core district. C.​ Proposed Text Amendments The following provides an overview of the proposed text amendments. The complete documentation, which includes the precise language (with all additions and deletions), is attached for a detailed review. ●​ Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinances, Section 6.01, regarding the addition of Video Gaming, Accessory as a permitted use in the B-1(A) Downtown Core and B-1 Downtown Edge Zoning Districts. Following the AFC’s direction, the first text amendment is to allow accessory video gaming as a permitted accessory use in both the B-1(A) Downtown Core and B-1 Downtown Edge districts. Like establishments in the B-2, B-3, C-1, O/R, and M districts, any business seeking to add accessory video gaming must apply for the appropriate liquor license, which requires Village Board approval. ●​ Zoning Ordinance text amendments to Chapter 95 – Zoning, of the Westmont Code of Ordinance, Section 6.04, regarding the deletion of certain supplemental use regulations for Video Gaming, Accessory. The second text amendment is to remove parts of the supplemental use regulations for accessory video gaming from Sec. 6.04(F)(3)(a). These supplemental regulations were created to allow businesses in the downtown that already offered accessory video gaming the ability to sell their business with the gaming and make adjustments to the location and number of gaming terminals within their business, while prohibiting new businesses from offering accessory gaming. These regulations are applicable only to the B-1(A) and B-1 districts. For new businesses in the downtown to offer accessory video gaming, these supplemental regulations must be removed. The proposed text amendments do not alter any zoning regulations on video gaming cafes. New cafes will continue to not be allowed, and existing cafes will remain subject to existing zoning ordinance regulations. II.​ SUMMARY After being approached by a restaurant looking to open in the downtown area and offer accessory video gaming, staff was directed by the Administration & Finance Committee to prepare text amendments to the zoning ordinance. The proposed amendments allow for accessory video gaming as a permitted accessory use in the B-1(A) Downtown Core and B-1 Downtown Edge districts.​ A separate municipal code amendment to Chapter 10 - Alcoholic Beverages may be proposed by the Administration Department to allow accessory video gaming liquor licenses to be available to businesses. Municipal code amendments are not reviewed by the Planning & Zoning Commission, instead being reviewed solely by the Village Board. ____________________________________________________________________________________ PZC 013-2026​ ​ Page 2 of 3 Page 143 of 172 III.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on April 23, 2026. B.​ Code References: Chapter 95 - Zoning, Sections 6.01, 6.04, and 14.02. IV.​ DOCUMENTS ATTACHED: 1.​ Legal notice was published in Westmont Suburban Life on April 23, 2026. 2.​ Proposed Text Amendment Additions & Strikethroughs ____________________________________________________________________________________ PZC 013-2026​ ​ Page 3 of 3 Page 144 of 172 Page 145 of 172  Proposed Language Amendments are indicated by underlined and shaded text; deletions are indicated by strikeouts Sec. 6.01 Allowed Uses ✳✳✳ Sec. Video Gaming, Accessory – – – – – – – – P P P P P – P – P – 6.04(F)(3)(a) Sec. Video Gaming Cafe – – – – – – – – – – – – – – – – – – 6.04(F)(3)(b) Sec. 6.04 Commercial Use Group ✳✳✳ (3) Supplemental Use Regulations (a) Video Gaming, Accessory ​ Video gaming is allowed only as an accessory use to an allowed principal use Despite any nonconformity provisions to the contrary contained in Article XIII or elsewhere in this zoning ordinance: provided all other requirements of the Westmont Code of Ordinances for video gaming are met. i. A new owner of an existing establishment in a B-1(A) and B-1 zoning district with video gaming as an accessory use may continue to operate that accessory use if the new owner otherwise qualifies for and receives a village liquor license for that accessory use and qualifies for and receives a state video gaming license, and ii. An existing establishment in a B-1(A) and B-1 zoning district with video gaming as an accessory use may expand its structure, expand its interior area where video gaming terminals are located, change the interior area where video gaming terminals are located and/or expand the number of video gaming terminals on the premises, provided that such actions comply with all other village ordinances and regulations and comply with all state laws and regulations. (b) Video Gaming Cafe Despite any nonconformity provisions to the contrary contained in Article XIII or elsewhere in this zoning ordinance: Page 146 of 172 i. A new owner of an existing video gaming cafe may continue to operate that use if the new owner otherwise qualifies for and receives a village liquor license for the use and qualifies for and receives a state video gaming license, and ii. An existing video gaming cafe may expand its structure, expand its interior area where video gaming terminals are located, change the interior area where video gaming terminals are located, and/or expand the number of video gaming terminals on the premises, provided that such actions comply with all other village ordinances and regulations and comply with all state laws and regulations. Page 147 of 172 May 19, 2026 2625 Butterfield Road Mr. Greg Ulreich, P.E., CFM Suite 209W Village of Westmont Oakbrook, Illinois 60523 155 E. Burlington Avenue Westmont, Illinois 60559 Re: Professional Engineering Services Proposal Residential Alley 14N Reconstruction Project Dear Mr. Ulreich: Thomas Engineering Group, LLC (TEG) respectfully submits the following Proposal to the Village of Westmont for the Residential Alley 14N Reconstruction Project. TEG is excited about the opportunity to continue working with Village staff on this project. TEG has already assisted the Village with previous CBD and residential alley sections making TEG an excellent fit for this continued assignment. We will continue to investigate and evaluate best design and management practices to ensure that the Village’s infrastructure investments are sustainable and cost effective. PROJECT UNDERSTANDING The Village of Westmont’s Public Works Department is seeking professional engineering services for design services to review and survey current conditions, make recommendations, and provide a detailed design plan and profile, associated details and specifications, and a cost estimate for improvements to the alley section located between Chicago Avenue, Warwick Avenue, Burlington Avenue, and Linden Avenue. The Village desires to utilize HMA pavement with flush PCC edge curbs. The Village desires to install limited storm sewer as appropriate. It is our understanding that the alley is located in rights-of-way that are 16 ft. wide, with the north-south alley being approximately 2,150 ft. in length and the east-west alley being approximately 350 ft. in length. The design drawing(s) will be incorporated into a plan set for a project scheduled for construction in spring 2027. Page 148 of 172  Village of Westmont May 19, 2026 Page 2 The scope of engineering services includes the preparation of construction plans and specifications. Specific elements of the Project are listed below to convey a clear understanding of the target Project and required services. 1. A full topographic survey of the residential alleys, bound by Chicago Avenue, Warwick Avenue, Burlington Avenue, and Linden Avenue. Additional topographic survey is anticipated on Norfolk Street and Irving Street for new storm sewer connections and outlets. Hours for topographic survey and Right-of-way plotting are included in the detailed estimate of Design Fees provided herein. 2. Subconsultant costs for drilling and backfilling ten (10) pavement cores/soil borings along the alley are included in the detailed estimate of Design Fees provided herein. These will assist in the design and cost estimate of reconstructing the alley. 3. Where there are existing utility structures located within pavement (sanitary), existing structures will need to be adjusted to revised grades, removed, or abandoned along with associated infrastructure piping. Hours are included in the detailed estimate of Design Fees provided herein for manhole inspections and engineering of any necessary storm sewer. 4. TEG anticipates that the primary challenges of the project will include carefully planning coordination of construction activities with residents, garage access, and routine trash collection. 5. Another important challenge of this alley reconstruction program includes preserving the adjacent structures and preventing damage to private property. 6. Consideration has also been given to coordination with the adjacent residents, Flagg Creek Water Reclamation District, Nicor, ComEd, AT&T, and other utility owners that may be impacted by the proposed improvements. PROJECT APPROACH TEG will initially engage Village staff to determine the specific concerns of the Project. TEG will compile this information and subsequently use our expertise to make recommendations that will best serve the Village. The TEG Team will perform the topographic field survey and begin developing alley improvement plans, specifications, and estimates in accordance with applicable standards and criteria based on the funding type. The following scope applies to an improvement funded entirely with local funds and is an overview of the typical scope of services that are anticipated for professional design engineering services for the Residential Alley 14N Reconstruction Project. 1. Data Collection/Project Initiation 2. Data Analyses 3. Development of Concept Plans and Estimates (30%) 4. Preliminary Plans, Specifications, and Estimates (PS&E) Submittal (60%) and Village Review 5. Pre-Final PS&E Submittal (90%) and Village Review 6. Project Advertisement/Bid Assistance Page 149 of 172  Village of Westmont May 19, 2026 Page 3 PHASE I – PRELIMINARY ENGINEERING The goal of the preliminary engineering is to gain an understanding of the Village’s preferred alternative and to evaluate the most cost-effective and context-appropriate improvements that meet the Village’s desires and budgetary needs. Our process will use the following steps of Data Collection, Project Initiation, and Data Analysis. STEP ONE – Data Collection/Project Initiation. Before beginning the project design process, TEG will attend a preliminary meeting with the Village to discuss the purpose and need of the Project, decisions made during the Phase I process, the Project context, and to refine the scope as necessary to develop a shared understanding of the Project. Data will be obtained from various Village Departments for development of the base drawings for the Project. The TEG Team will evaluate the conditions of relevant features and collect the necessary data required for determining the scope of construction for the existing conditions. TEG will use available surveys, aerials, as-builts, etc. and conduct any additional surveys necessary to prepare the required level of base mapping. The topographic survey will be performed throughout the alley ROW during this STEP. Other types of data that may have to be gathered include: a. As-builts/Record Drawings (if available) b. ROW plats c. Previous Studies d. Property Specific Data e. Utility Information f. Water and sewer main atlases Upon TEG’s completion of base mapping, we will assist the Village with early utility coordination beginning at this stage by sending a notice and base mapping plans to all utilities located within the limits of the affected ROW. STEP TWO – Data Analyses. The TEG Team will evaluate construction details with Village staff using the data collected in STEP ONE to identify several cost-effective strategies for the preferred alternative. Stormwater conveyance issues will also be identified in this STEP and shared with Village staff to identify the preferred scope of improvements. PHASE II – DEVELOPMENT OF CONSTRUCTION DOCUMENTS Construction documents will be developed following decisions made in the preliminary STEPS listed above. Review comments obtained from utility notices will be included in the plans for affected facilities. Estimates of cost and time will be prepared and maintained to track construction costs and schedules. STEP THREE – Development of Concept Plans and Estimates (30%). TEG will advance the Project’s design to a 30% completion level and base drawings will be prepared in the CAD format of the Village’s preference. Sheet scales will be determined during their creation. The Project will be designed in English units. Following finalization of preliminary plans, a plan-in-hand review will be performed to verify their accuracy. Page 150 of 172  Village of Westmont May 19, 2026 Page 4 A standard set of construction plans and contract documents will be prepared for this Project and are anticipated to include the following items. a. Cover Sheet: Includes location map, index of drawings, index of IDOT highway standards, contact information, seal and signature blocks. b. General Notes, Summary of Quantities, Schedules: Includes all general notes applicable to this Project, list of all calculated quantities of construction materials with specialty item designations, IDOT pay code numbers, IDOT pay item descriptions, units, and total quantities. c. Alignment, Ties, and Benchmarks: Includes proposed alley alignment and side street alignments and necessary survey information to construct the improvements. d. Typical Sections: Includes existing and proposed typical sections with IDOT pay items and any other necessary details. e. Plan & Profile Sheets: Includes all details necessary for construction such as removals, restoration, geometry, and drainage. f. Cross Sections: Existing and proposed, plotted at 25 foot intervals and at driveways, including all details necessary for construction of proposed improvements within the existing ROW. g. IDOT and Westmont Details: Includes details applicable to the Project. h. Special Provisions: Includes the necessary IDOT and Village standard language for construction. STEP FOUR – Preliminary Plans, Specifications, and Estimates (PS&E) Submittal (60%) and Village Review. With comments received from the field checks described in STEP THREE, TEG will advance the Project’s design to a 60% completion level. STEP FIVE – Pre-Final PS&E Submittal (90%) and Village Review. Once all preliminary review comments have been received, TEG will prepare plans, specifications, and estimates for the Pre-Final Submittal. During the 30% and 60% submittals, the various permits will be submitted in accordance with resource agency requirements and design schedule. STEP SIX – Project Advertisement/Bid Assistance. Once all final review comments have been cleared and approved, TEG will engage the Village prior to advertisement. This proposed task will include the preparation of contract documents including plans and bid packages. TEG will duplicate and transmit all bid documents as necessary. The TEG Team will attend required meetings including the pre-bid conference and bid opening as required by the Village. DESIGN SCHEDULE TEG has an excellent record of designing Projects within budget and scope as well as ensuring that Projects are delivered/completed on time. The proposed design schedule is as follows: • Data Collection / Project Initiation June 2026 • Data Analysis July 2026 • Development of Concept Plans and Estimate (30%) August 2026 • Preliminary PS&E Submittal (60%) and Village Review September 2026 • Pre-Final PS&E Submittal (90%) and Village Review October 2026 • Project Advertisement November 2026 Page 151 of 172  Village of Westmont May 19, 2026 Page 5 DESIGN FEES We have utilized a direct labor multiple (DLM) contract type and a factor of 3.0 to calculate our cost estimate of consultant services (CECS) based on the actual Hourly Rate of Pay for the individuals assigned to the Project. Our geotechnical subconsultant will provide geotechnical soil testing. The geotechnical scope of services includes determining the existing subgrade rating in addition to investigating the soil environmental conditions. The total hours and costs associated with the project are summarized below: Scope Item Job Hours Total Cost Base Scope (Excluding Geotechnical Analysis) 620 Hours $100,530.00 Geotechnical Soil Analysis N/A $11,445.00 TOTAL $111,975.00 Additional details of our estimates can be found in the Schedule of Estimate of Hours and Schedule of Services and Fees in Exhibits “A” and “B”. Please reference the following pages for greater detail of our estimate. While we believe that this estimate accurately reflects our best effort at understanding the scope of work as described in our proposal, we understand that the Village of Westmont may interpret the scope differently and may seek to add, subtract, or modify the scope or level of effort contained herein. TEG is excited to serve the Village of Westmont again and can negotiate the scope and effort to meet the expectations of the Village. Please note that the hours and fee included above for this project are the total for the full Residential Alley 14N Reconstruction Phase I and II engineering design scope. If funding for the project is provided from one or more sources, the total amount necessary is the above regardless of the funding source and can be provided from multiple sources if needed. If you have any questions or require additional information, please e-mail at vincem@thomas engineering.com or call me at (630) 441-3761. Sincerely, thomas engineering group, llc Vincent J. Micek, P.E., CFM Project Manager Page 152 of 172 EXHIBIT “A” Estimate of Hours Base Scope Project: Village of Westmont - Residential Alley 14N Recon Prepared By: Thomas Engineering Group, LLC Date: 05/19/26 SHEET WORK Plan Sheet Plan Sheet Description Scale Number of Hours Per Total Task (- Clarification) (If Applicable) Sheets Sheet Hours 1 Cover Sheet, Index of Sheets 1 2 2 2 General Notes, Summary of Quantities, Schedules 6 2 12 3 Alignment, Ties, and Benchmarks 2 4 8 4 Typical Sections 1 4 4 - Includes proposed typical sections - Sections extend from existing ROW to ROW 5 Design Plan Sheets 1 in = 10 ft 25 8 200 - Includes Removal Items (Plan-Plan Sheets) - Includes Proposed Geometry (Plan-Profile) - Includes Drainage and Utilities (Plan-Profile) - Includes Erosion Control Plan/Landscaping 6 Cross Sections - 25' spacing and driveways 25' Intervals 66 1 66 - Includes existing and proposed elements 7 IDOT and Village Details 4 0.5 2 Plan Sheet Subtotal 105 294 NON-SHEET WORK Non-Sheet Submittals, Total Non-Sheet Description Task Duration, Etc. Hours 1 Data Collection/Eval of Ex. Conditions/Survey 1 150 2 Special Provisions/Opinion of Probable Cost 1 40 3 Drainage and Utilities 1 40 4 Utility Coordination/Nicor Relocation/FCWRD Repairs 1 40 5 Bid Opening, Bid Assistance, Pre-Con Meeting 1 8 6 QA/QC (4% of Total) Entire Project 24 7 Administration and Management (4% of Total) Entire Project 24 Non-Sheet Subtotal 326 Total 620 The TEG Team will attend required meetings including the pre-bid conference and bid opening as required by the Village. TEG will also attend the pre-construction meeting and provide complete bid assistance following with Request for Information (RFI) assistance during the construction of the Project. Page 153 of 172 EXHIBIT “B” Schedule of Services and Fees Base Scope TO: Greg Ulreich, P.E., CFM Village of Westmont Public Works Department Thomas Engineering Group, LLC Residential Alley 14N Design Services SHEET WORK TOTAL TASK 1 TASK 2 TASK 3 TASK 4 TASK 5 TASK 6 TASK 7 HOURS HOURS HOURS HOURS HOURS HOURS HOURS JOB DIRECT TITLE RATE HOURS LABOR PROJECT MANAGER $ 80.00 1 24 8 1 34 $ 2,720.00 PROJECT ENGINEER $ 45.00 8 2 2 88 34 1 135 $ 6,075.00 CHIEF SURVEYOR $ 90.00 0 $ - SURVEY/CADD TECHNICIAN $ 45.00 1 4 6 2 88 24 125 $ 5,625.00 QA/QC $ 75.00 0 $ - TASK SUBTOTAL 2 12 8 4 200 66 2 294 SUBTOTAL (SHEET WORK) $ 14,420.00 Thomas Engineering Group, LLC Residential Alley 14N Design Services NON-SHEET WORK TOTAL TASK 1 TASK 2 TASK 3 TASK 4 TASK 5 TASK 6 TASK 7 HOURS HOURS HOURS HOURS HOURS HOURS HOURS JOB DIRECT TITLE RATE HOURS LABOR PROJECT MANAGER $ 80.00 6 16 16 16 4 4 24 86 $ 6,880.00 PROJECT ENGINEER $ 45.00 6 24 24 24 4 82 $ 3,690.00 CHIEF SURVEYOR $ 90.00 18 18 $ 1,620.00 SURVEY/CADD TECHNICIAN $ 45.00 120 120 $ 5,400.00 QA/QC $ 75.00 20 20 $ 1,500.00 TASK SUBTOTAL 150 40 40 40 8 24 24 326 SUBTOTAL (SHEET WORK) $ 19,090.00 TOTAL DIRECT LABOR $ 33,510.00 MULTIPLIER 3 $ 100,530.00 DIRECT COSTS (SUBCONSULTANT - GEOTECHNICAL) $ 11,445.00 TOTAL $ 111,975.00 BASE SCOPE PROPOSAL $ 111,975.00 Page 154 of 172 May 19, 2026 To: Vince J. Micek, P.E., CFM Re: Proposal - Geotechnical Exploration Thomas Engineering Group Proposed Residential Alley 14N P: 630.441.3761 Reconstruction in Westmont, Illinois Proposal No. Q26.277g_REV1 Via email: VinceM@thomas-engineering.com Dear Mr. Micek, Rubino Engineering, Inc. (Rubino) is pleased to submit the following proposal to provide geotechnical engineering services for the above referenced project. Rubino received a request for proposal from Vince J. Micek, P.E., CFM of Thomas Engineering Group via email on May 14th, 2026. PROJECT UNDERSTANDING Rubino understands that Thomas Engineering Group is planning to aid in the reconstruction of residential alley 14N in Westmont, Illinois. The project location is the north/south and east/west alley bounded by Chicago Avenue, Warwick Avenue, Burlington Avenue, and Linden Avenue. Reconstruction of the alley will include new HMA pavement and PCC edge restraints. Information received: • RFP email from Vince J. Micek, P.E., CFM of Thomas Engineering Group on May 14th, 2026. • Project Location Drawing : “2026.05.13_DW_TEG_Res Alley 14N_Location Map.pdf” – Included in RFP email (shown below) • Email from Vince J. Micek on May 19, 2026 requesting additional CCDD testing Rubino Engineering, Inc. ● 425 Shepard Drive ● Elgin, IL 60123 ● 847-931-1555 ● 847-931-1560 (Fax) Page 155 of 172 Proposed Residential Alley 14N Reconstruction in Westmont, Illinois May 19, 2026 Rubino Proposal No. Q26.277g_REV1 Page 2 of 11 Field Services Scope of Services Summary Additional Scope discussion can be found in subsequent pages of this proposal Client Notification Needed prior to Please notify Rubino if this is needed upon project mobilization authorization Site Access Open site – Gravel Alley Field Equipment Proposed Track-mounted Geoprobe Drill Rig & Core Machine SPT Borings • Drilling/SPT: 2 ½ ft to 10 feet o Full Analytical at B-01, B-07, and B-10 Soil Sampling and Purpose o pH on one sample per boring (IEPA Lab) o Moisture content on each sample (In- House) Soil Sampling Intervals SPT – 2 ½ ft to 10 feet Backfill Needs Cuttings, excess spoils remain on site Patching Cold Patch Site Protection or Restoration included None Groundwater Readings During drilling and upon auger removal 663 – Wash spoons and bag extra sample samples at CCDD B-01, B-07, and B-10. pH at all other borings Boring Depths To obtain data to evaluate subsurface conditions within the proposed development/construction areas. Rubino proposes the drilling scope of work as detailed below: DEPTH SPT SOIL NUMBER OF (FEET LOCATION SAMPLING CLASSIFICATION BORINGS BEG*) INTERVALS METHOD Alley 14N** 10 10 2 ½ ft to 10 ft USCS (B-01 thru B-10) 10 Total 100 Total Lineal Feet Borings **Final boring locations to be verified by Thomas Engineering Group prior to mobilization and layout CCDD Soil Sampling NUMBER SAMPLES FOR CCDD TARGET DEPTH ANALYTICAL TESTS TESTING (FEET BEG*) 7 Total: B-02, B-03, B-04, B- 1–5 pH 05, B-06, B-08, and B-09 3 Total: B-01, B-07, and B-10 1–5 VOC’s, SVOC, RCRA, Metals, pH *BEG = below existing grade Rubino Engineering, Inc. Page 156 of 172 Proposed Residential Alley 14N Reconstruction in Westmont, Illinois May 19, 2026 Rubino Proposal No. Q26.277g_REV1 Page 3 of 11 Should any of the information on which this proposal has been based, including as described above, be inconsistent with the planned construction, Rubino requests to be contacted immediately in order to make any necessary changes to this proposal and scope of work. SCOPE OF SERVICES DISCUSSION The following sections outline the scope of services developed based on the information provided by the client and the information listed above in order to provide a geotechnical exploration the planned project. The exploration will be performed in general accordance with both the requested proposal information and Rubino’s current understanding of the project. Site Access Based on current site topography, surface conditions, and project discussions, Rubino anticipates that the project site will be accessible to track-mounted Geoprobe drilling equipment. Boring Locations The approximate proposed boring locations are shown below. Rubino recommends that the borings be located and surveyed for elevation by others prior to drilling. If the borings cannot be surveyed, Rubino will locate the borings in the field by measuring distances from known, fixed site features. SPT - Soil Sampling Soil sampling will include split-barrel samples (ASTM D 1586) or thin-walled tube samples on cohesive soils (ASTM D 1587) at 2 ½ - foot intervals to a depth of 10 feet. Completion of Borings Upon completion of drilling, the borings will be backfilled with soil cuttings and capped with asphalt cold patch. Some damage to ground surface may result from the drilling operations near the work areas and along ingress/egress pathways. Rubino will attempt to minimize such damage, but no restoration other than backfilling the soil test borings is included. It should be noted that over time, some settlement may occur in the bore hole. If Rubino is requested to return to the site for the purpose of filling any bore holes that may have settled, additional time and material charges may apply. Geotechnical Laboratory Testing Rubino Engineering, Inc. Page 157 of 172 Proposed Residential Alley 14N Reconstruction in Westmont, Illinois May 19, 2026 Rubino Proposal No. Q26.277g_REV1 Page 4 of 11 The soil samples obtained during the field exploration program will be transported to the laboratory for classification and a limited number of laboratory tests. The nature and extent of the laboratory testing program is at the discretion of Rubino Engineering, Inc. and will depend upon the subsurface conditions encountered during drilling. Laboratory testing will be performed in accordance with ASTM procedures and may include examination of selected samples to evaluate the soils’ index properties and relative strength characteristics. Based on the proposed quantity of soil borings, anticipated depths, and project type, a list of the anticipated laboratory tests is summarized below. Estimated Laboratory Test Sample Type Quantity Natural Moisture Content 40 Split spoon Atterberg Limits 2 Split spoon Organic Content 2 Split spoon CCDD TESTING – LPC 663 ONLY Rubino will obtain a “Potential Impacted Property” (PIP) evaluation of the area near the proposed improvements. Rubino will perform PID testing on the soil samples and soil analytical testing in general compliance with the IEPA CCDD requirements. Laboratory testing will be at the discretion of the environmental professional based on knowledge of the location of the borings. LPC 663 Testing Scope • PIP Evaluation (Historical & Regulatory) o 2 Eris Reports • pH Only Tests (7 estimated) • Soil Analytical Tests (3 estimated, B-01, B-07, and B- 10): o Volatile Organic Compounds (VOCs), Semi-Volatile Organic Compounds (SVOCs) Resource Conservation Recovery Act (RCRA) Metals, pH o TCLP / SPLP RCRA Metal (only if necessary) • P.E. / P.G. Review & Certification (LPC #663) • LPC-663 CCDD Certification, as applicable If the analytical testing indicates the soils are contaminated, additional testing and an additional disposal source may be necessary (Composite Non-Hazardous Non-Special Waste Analytical for landfill disposal if necessary). Please note that CCDD certification requirements vary depending on the dump site. The above scope should be reviewed by the proposed dump site to determine compliance with the site’s specific requirements. Rubino Engineering, Inc. Page 158 of 172 Proposed Residential Alley 14N Reconstruction in Westmont, Illinois May 19, 2026 Rubino Proposal No. Q26.277g_REV1 Page 5 of 11 GEO REPORT Upon completion of field and laboratory work, Rubino will prepare a geotechnical engineering report using the collected data. The geo report will include the following: • Summary of client-provided project information and report basis • Overview of encountered subsurface conditions • Overview of field and laboratory tests performed including results • Geotechnical recommendations pertaining to: • Subgrade preparation and stability in accordance with the IDOT subgrade stability manual An electronic copy of the report will be provided. The report will be addressed to Thomas Engineering Group. PROJECT SCHEDULE Rubino proposes to initiate work on this project within 5 working days after receiving written authorization to proceed and we will follow the schedule below in order to complete the project: Task Number of Working Days Utility clearance and rig mobilization 5 – 10 Field work including site layout and drilling 2 Geo Laboratory Testing 5 – 10 CCDD Lab Testing 8 – 12 CCDD and Geo Reporting 5 - 10 Project schedules can be affected by weather conditions and changes in scope. If the report needs to be delivered by a specific day, please notify us as soon as possible. Preliminary verbal recommendations can be made to appropriate parties upon completion of the field investigation and laboratory testing. Rubino will need to receive a signed copy of this proposal intact prior to mobilizing the drill rig. UTILITY LOCATE AND OUTSIDE SERVICES Rubino will coordinate contacting the Utility “One-Call” for public utility clearance prior to the start of drilling activities. It is Rubino’s experience that this service does not mark the locations of privately owned utilities. This proposal is based on privately owned utility locates being coordinated by the owner prior to drill rig mobilization. FEES Rubino proposes to charge the fee for performance of the outlined scope of services on a lump- sum basis. Based on the scope of services outlined above, the lump-sum fee will be: Rubino Engineering, Inc. Page 159 of 172 Proposed Residential Alley 14N Reconstruction in Westmont, Illinois May 19, 2026 Rubino Proposal No. Q26.277g_REV1 Page 6 of 11 Subsurface Boring Layout / Utility / PM $ 1,050.00 Lump sum Exploration Drill Rig Mobilization and Drilling $ 4,200.00 Lump sum Lab Geotechnical Lab Tests as described above $ 520.00 Lump sum Reporting Preparation of the Geotechnical Report $ 2,350.00 Lump sum pH ($25 each) $ 175.00 Lump sum CCDD 663 Lab VOC’s, SVOC’s, RCRA Metals, pH ($650 each): $1,950.00 Lump sum CCDD 663 Rpt Form LPC 663 and Report: $ 1,200.00 Lump sum $11,445.00 Grand Total Please see the attached fee schedule for additional unit rates for services requested after issuing the geotechnical report (drawing / spec review, scope or site layout change, etc.). Scope Limitations Project services do not include a site evaluation to determine the presence or absence of wetlands, hazardous substances, or toxic materials. Rock coring is not included in the scope of this exploration, therefore, the character and continuity of refusal materials, if encountered, can be determined only with a more comprehensive scope of services. Therefore, the borings will be advanced to the depths referenced above, or to refusal, whichever is shallower. Boring, sampling and testing requirements are a function of the subsurface conditions encountered. The proposed lump-sum fee is based on the existence of adequate bearing materials being encountered within the proposed boring depths. Should conditions be encountered which require a deepening of borings or additional investigation, Rubino will notify you to discuss modifying the outlined scope of services. Additional work beyond the lump-sum fee will not be performed without your prior authorization. AUTHORIZATION If this proposal is acceptable to you, Rubino will perform the work in accordance with the attached General Conditions that are incorporated into and made a part of this proposal. Please sign below as notice to proceed and return one copy of this proposal intact to our office. Rubino will proceed with the work upon receipt of authorization. Rubino appreciates the opportunity to offer our services for this project and we look forward to working with your company. Please contact Rubino with questions pertaining to this proposal or requests for additional services. Respectfully submitted, RUBINO ENGINEERING, INC. Rubino Engineering, Inc. Page 160 of 172 Proposed Residential Alley 14N Reconstruction in Westmont, Illinois May 19, 2026 Rubino Proposal No. Q26.277g_REV1 Page 7 of 11 Michelle A. Lipinski, PE Anthony T. Tomaras, PG President Project Manager michelle.lipinski@rubinoeng.com anthony@rubinoeng.com Prepared By: Jonathan Ignarski, jonathan@rubinoeng.com RUBINO ENGINEERING, INC. IS: AN AASHTO-ACCREDITED LABORATORY IDOT PREQUALIFIED IDOT DBE-CERTIFIED (100% WOMAN-OWNED) MAL/file Attachments: Proposal Acceptance and Data Sheet Schedule of Services and Fees General Conditions **This is an electronic copy. Hard Copies of this proposal are available upon request. Rubino Engineering, Inc. Page 161 of 172 Proposed Residential Alley 14N Reconstruction in Westmont, Illinois May 19, 2026 Rubino Proposal No. Q26.277g_REV1 Page 8 of 11 PROPOSAL ACCEPTANCE: AGREED TO, THIS _________ DAY OF _____________________ , 202__. BY (please print): ___________________________________________________ TITLE: ___________________________________________________ COMPANY: ___________________________________________________ SIGNATURE: ___________________________________________________ PROJECT INFORMATION: 1. Project Name: _____________________________________________________________ 2. Project Location: ___________________________________________________________ 3. Your Job No: _____________________ Purchase Order No.: _____________________ 4. Project Manager: _______________________ Telephone No.:_____________________ 5. Site Contact:___________________________ Telephone No.:_____________________ 6. Number and Distribution of Reports: ( ) Copies To: _________________________ ( ) Copies To: _____________________ _____________________________________ ________________________________ _____________________________________ ________________________________ Attn: _________________________________ Attn: _____________________________ Email: _______________________________ Email: ___________________________ ( ) Copies To: _________________________ ( ) Copies To: _____________________ _____________________________________ ________________________________ _____________________________________ ________________________________ Attn: _________________________________ Attn: _____________________________ Email: _______________________________ Email: ___________________________ 7. Invoicing Address: __________________________________________________________ _________________________________________________________ _________________________________________________________ Attn: _____________________________________________________ Email: ___________________________________________________ 8. Other Pertinent Information Or Previous Subsurface Information Available: _________________________________________________________________________ _________________________________________________________________________ Rubino Engineering, Inc. Page 162 of 172  Proposed Residential Alley 14N Reconstruction in Westmont, Illinois May 19, 2026 Rubino Proposal No. Q26.277g_REV1 Page 9 of 11 Rubino Engineering, Inc. 2026 Schedule of Geotechnical Services & Fees ENGINEERING Professional and Technical Services for site evaluation, field supervision, analysis of test data and engineering recommendations and consultation: Principal Engineer Per Hour $ 185.00 Project Engineer/Manager Per Hour $ 140.00 Engineering Field Technician / Field Engineer / Field Geologist Per Hour $ 120.00 SUBSURFACE EXPLORATION Mobilization and moving of truck-mounted drilling equipment and crew (50-mile radius) Per Trip $ 650.00 Hourly Rate Drilling Per Hour $ 475.00 Thin Wall Tubes (ASTM D-1587) Each $ 50.00 LABORATORY TESTING Moisture Content Test / Visual Classification Each $ 8.90 Atterberg Limits Determination (LL, PL) Each $ 65.00 Combined Hydrometer & Sieve Analysis Each $ 150.00 Sieve Analysis (washed) Each $ 95.00 Unconfined Compression Test, with Stress-Strain Curve Each $ 95.00 Density Determination Each $ 15.00 Specific Gravity Determination Each $ 65.00 Organic Content Determination Test (loss on ignition) Each $ 15.00 One-Dimensional Consolidation Test (ASTM D-2435) Each $ 750.00 Triaxial Testing (TXC-CIU) 3-Point Envelope Each $ 1,800.00 EQUIPEMENT CHARGES Vehicle Charge – Round Trip Per Day $ 95.00 FEE REMARKS 1) All fees and services are provided in accordance with the attached Rubino General Conditions. 2) Unit prices/rates are in effect for 12 months from the date of this proposal and are subject to change without notice thereafter. Overtime rates are applicable for services performed in excess of 8 hours per day Monday through Friday, before 8:00 AM or after 5:00 PM, and 3) for all hours worked on Saturdays, Sundays and holidays. The overtime rate is 1.5 times the applicable hourly rate. 4) All rates are billed on a portal-to-portal basis. 5) Standby time due to delays beyond Rubino's control will be charged at the applicable hourly rate. 6) Transportation and per diem are charged at the applicable rates. Rates involving mileage (including transportation, mobilization, vehicle and trip charges) are subject to change based upon increases in the 7) national average gasoline price. 8) A minimum charge of 4 hours applies to field testing and observation services. Scheduling or cancellation of field testing and observation services is required no less than the working day prior to the date the services are to 9) be performed. Services cancelled without advance and/or inadequate notice will be assessed a minimum charge of 4 hours. For all Rubino services, a project management/engineering review charge will be billed for all reports issued for the scheduling/supervision of 10) personnel and the evaluation/review of data and reports. 11) The minimum billing increment for time is a half hour. 12) A project set-up charge of a minimum of two hours applies to all projects. 13) Professional services rates are exclusive of expert deposition or testimony time. 14) Drilling and field service rates are based on OSHA Level D personnel protection. For sites where drilling is to occur that are not readily accessible to a truck mounted drill rig, rates for rig mobility, site clearing, crew stand-by 15) time, etc. will be charged as applicable. If applicable the prevailing wage fees charged under this agreement will be adjusted if there is any change in the applicable prevailing wage rate 16) established by the Illinois Department of Labor. 17) Services and fees not listed on this schedule may be quoted on request. Rubino Engineering, Inc. Page 163 of 172 Proposed Residential Alley 14N Reconstruction in Westmont, Illinois May 19, 2026 Rubino Proposal No. Q26.277g_REV1 Page 10 of 11 Rubino Engineering, Inc. Page 164 of 172 Proposed Residential Alley 14N Reconstruction in Westmont, Illinois May 19, 2026 Rubino Proposal No. Q26.277g_REV1 Page 11 of 11 GENERAL CONDITIONS 1. PARTIES AND SCOPE OF SERVICES: Rubino Engineering, Inc. shall include said company or its particular division, subsidiary or affiliate performing the services. “Services” means the specific geotechnical, analytical, testing or other service to be performed by Rubino Engineering, Inc. as set forth in Rubino Engineering, Inc.’s proposal, Client’s acceptance thereof and these General Conditions. Additional services ordered by Client shall also be subject to these General Conditions. “Client” refers to the person or business entity ordering the services to be done by Rubino Engineering, Inc. If Client is ordering the services on behalf of another, Client represents and warrants that it is the duly authorized agent of said party for the purpose of ordering and directing said services. Unless otherwise stated in writing, Client assumes sole responsibility for determining whether the quantity and the nature of the services ordered by the client is adequate and sufficient for Client’s intended purpose. Client shall communicate these General Conditions to each and every third party to whom Client transmits any part of Rubino Engineering, Inc.’s services. Rubino Engineering, Inc. shall have no duty or obligation to any third party greater than that set forth in Rubino Engineering, Inc.’s proposal, Client’s acceptance thereof and these General Conditions. The ordering of services from Rubino Engineering, Inc., or the reliance on any of Rubino Engineering, Inc.’s work, shall constitute acceptance of the terms of Rubino Engineering, Inc.’s proposal and these General Conditions, regardless of the terms of any subsequently issued document. 2. TESTS AND INSPECTIONS: Client shall cause all tests and inspection of the site, materials and work performed by Rubino Engineering, Inc. or others to be timely and properly performed in accordance with the plans, specifications and contract documents and Rubino Engineering, Inc.’s recommendations. No claims for loss, damage or injury shall by brought against Rubino Engineering, Inc. by Client or any third party unless all tests and inspections have been so performed and unless Rubino Engineering, Inc.’s recommendations have been followed. Client agrees to indemnify, defend and hold Rubino Engineering, Inc., its officers, employees and agents harmless from any and all claims, suits, losses, costs and expenses, including, but not limited to, court costs and reasonable attorney’s fees in the event that all such tests and inspections are not so performed or Rubino Engineering, Inc.’s recommendations are not so followed except to the extent that such failure is the result of the negligence, willful or wanton act of omission of Rubino Engineering, Inc., its officers, agents or employees, subject to the limitation contained in paragraph 9. 3. SCHEDULING OF SERVICES: The services set forth in Rubino Engineering, Inc.’s proposal and Client’s acceptance will be accomplished in a timely, workmanlike and professional manner by RUBINO ENGINEERING, INC. personnel at the prices quoted. If Rubino Engineering, Inc. is required to delay commencement of the services or if, upon embarking upon its services, Rubino Engineering, Inc. is required to stop or interrupt the progress of its services as a result of changes in the scope of the services requested by Client, to fulfill the requirements of third parties, interruptions in the progress of construction, or other causes beyond the direct reasonable control of Rubino Engineering, Inc., additional charges will be applicable and payable by Client. 4. ACCESS TO SITE: Client will arrange and provide such access to the site as is necessary for Rubino Engineering, Inc. to perform the services. Rubino Engineering, Inc. shall take reasonable measures and precautions to minimize damage to the site and any improvements located thereon as the result of its services or the use of its equipment; however, Rubino Engineering, Inc. has not included in its fee the cost of restoration of damage which may occur. If Client desires or requires Rubino Engineering, Inc. to restore the site to its former condition, upon written request Rubino Engineering, Inc. will perform such additional services as is necessary to do so and Client agrees to pay Rubino Engineering, Inc. for the cost. 5. CLIENT’S DUTY TO NOTIFY ENGINEER: Client represents and warrants that it has advised Rubino Engineering, Inc. of any known or suspected hazardous materials, utility lines and pollutants at any site at which Rubino Engineering, Inc. is to perform services hereunder, and unless Rubino Engineering, Inc. has assumed in writing the responsibility of locating subsurface objects, structures, lines or conduits. Rubino Engineering, Inc. may use such information in performing its services and is entitled to rely upon the accuracy and completeness thereof. Client agrees to defend, indemnify and save Rubino Engineering, Inc. harmless from all claims, suits, loses costs and expenses, including reasonable attorney’s fees as a result of personal injury, death or property damage occurring with respect to Rubino Engineering, Inc.’s performance of its work and resulting to or caused by contact with subsurface of latent objects, structures, lines or conduits where the actual or potential presence and location thereof were not revealed to Rubino Engineering, Inc. by Client and/or by any of Client’s subcontractors or sub consultants 6. RESPONSIBILITY: Rubino Engineering, Inc.’s services shall not include determining, supervising or implementing the means, methods, techniques, sequences or procedures of construction. Rubino Engineering, Inc. shall not be responsible for evaluating, reporting or affecting job conditions concerning health, safety or welfare. Rubino Engineering, Inc.’s services or failure to perform same shall not in any way excuse any contractor, subcontractor or supplier from performance of its work in accordance with the contract documents. Rubino Engineering, Inc. has no right or duty to stop the contractor’s work. 7. SAMPLE DISPOSAL: Unless otherwise agreed in writing, test specimens or samples will be disposed immediately upon completion of the test. All drilling samples or specimens will be disposed sixty (60) days after submission of Rubino Engineering, Inc.’s report. 8. PAYMENT: Client shall be invoiced once each month for services performed during the preceding period. Client agrees to pay each invoice within thirty (30) days of its receipt. Client further agrees to pay interest on all amounts invoiced and not paid or objected to for valid cause in writing with said thirty (30) day period at the rate of eighteen (18) percent per annum (or the maximum interest rate permitted under applicable law), until paid. Client agrees to pay Rubino Engineering, Inc.’s cost of collection of all amounts due and unpaid after sixty (60) days, including court costs and reasonable attorney’s fees. Rubino Engineering, Inc. shall not be bound by any provision or agreement requiring or providing for arbitration or disputes or controversies arising out of this agreement, any provision wherein Rubino Engineering, Inc. waives any rights to a mechanics’ lien, or any provision conditioning Rubino Engineering, Inc.’s right to receive payment for its services upon payment to Client by any third party. These General Conditions are notice, where required, that Rubino Engineering, Inc. shall file a lien whenever necessary to collect past due amounts. Release of such lien shall be given only when payment in full has been received for services duly rendered. Failure to make payment within thirty (30) days of invoice shall constitute a release of Rubino Engineering, Inc. from any and all claims which Client may have, whether in tort, contract or otherwise and whether known or unknown at the time. 9. STANDARD OF CARE: RUBINO ENGINEERING, INC.’S SERVICES WILL BE PERFORMED, ITS FINDINGS OBTAINED AND ITS REPORTS PREPARED IN ACCORDANCE WITH ITS PROPOSAL, CLIENT’S ACCEPTANCE THEREOF, THESE GENERAL CONDITIONS AND WITH GENERALLY ACCEPTED PRINCIPLES AND PRACTICES. IN PERFORMING ITS PROFESSIONAL SERVICES, RUBINO ENGINEERING, INC. WILL USE THAT DEGREE OF CARE AND SKILL ORDINARILY EXERCISED UNDER SIMILAR CIRCUMSTANCES BY MEMBERS OF ITS PROFESSION. RUBINO ENGINEERING, INC. MAKES NO WARRANTIES, EITHER EXPRESS OR IMPLIED, IN CONNECTION WITH ITS SERVICES PROVIDED AS SET FORTH IN ITS PROPOSAL, CLIENT’S ACCEPTANCE THEREOF, AND THESE GENERAL CONDITIONS. STATEMENTS MADE IN RUBINO ENGINEERING, INC. REPORTS ARE OPINIONS BASED UPON ENGINEERING JUDGMENT AND ARE NOT TO BE CONSTRUED AS REPRESENTATIONS OF FACT. SHOULD RUBINO ENGINEERING, INC. OR ANY OF ITS PROFESSIONAL EMPLOYEES BE FOUND TO HAVE BEEN NEGLIGENT IN THE PERFORMANCE OF ITS WORK, OR TO HAVE MADE AND BREACHED ANY EXPRESSED OR IMPLIED WARRANTY, REPRESENTATION OR CONTRACT, CLIENT, ALL PARTIES CLAIMING THROUGH CLIENT AND ALL PARTIES CLAIMING TO HAVE IN ANY WAY RELIED UPON RUBINO ENGINEERING, INC.’S WORK, AGREE THAT THE MAXIMUM AGGREGATE AMOUNT OF THE LIABILITY OF RUBINO ENGINEERING, INC., ITS OFFICERS, EMPLOYEES AND AGENTS SHALL BE LIMITED TO $10,000.00 OR THE TOTAL AMOUNT OF THE FEE PAID TO RUBINO ENGINEERING, INC. FOR ITS WORK PERFORMED WITH RESPECT TO THE PROJECT, WHICHEVER AMOUNT IS GREATER. NO ACTION OR CLAIM, WHETHER IN TORT, CONTRACT OR OTHERWISE, MAY BE BROUGHT AGAINST RUBINO ENGINEERING, INC., ARISING FROM OR RELATED TO RUBINO ENGINEERING, INC.’S WORK, MORE THAN TWO (2) YEARS AFTER THE CESSATION OF RUBINO ENGINEERING, INC.’S WORK HEREUNDER. 10. INDEMNITY: To the fullest extent permitted by law, Client and Rubino Engineering, Inc. each agree to indemnify the other party and the other party’s officers, directors, partners, employees, and representatives, from and against losses, damages, and judgments arising from claims by third parties, including reasonable attorneys’ fees and expenses recoverable under applicable law, but only to the extent they are found to be caused by a negligent act, error, or omission of the indemnifying party or any of the indemnifying party’s officers, directors, members, partners, agents, employees, subcontractors, or subconsultants in the performance of services under this Agreement. If claims, losses, damages, and judgments are found to be caused by the joint or concurrent negligence of Client and Rubino Engineering, Inc., they shall be borne by each party in proportion to its negligence. 11. TERMINATION: This Agreement may be terminated by either party upon seven (7) days’ prior written notice. In the event of termination, Rubino Engineering, Inc. shall be compensated by Client for all services performed up to and including the termination date, including reimbursable expenses and for the completion of such services and records as are necessary to place Rubino Engineering, Inc.’s files in order and/or protect its professional reputation. Failure of Client to make payments when due shall be cause for suspension of services or, ultimately, termination, unless and until Rubino Engineering Inc. has been paid in full all amounts due for services, expenses and other related changes. 12. DISPUTE RESOLUTION: In the event of a dispute arising out of or relating to this Agreement or the services to be rendered hereunder, the Client and Rubino Engineering, Inc. agree to attempt to resolve such disputes in the following manner: 1) The parties agree to attempt to resolve any and all unsettled claims, counterclaims, disputes and other matters in question through direct negotiations between the appropriate representatives of each party; 2) If such negotiations are not fully successful, the parties agree to submit any and all remaining unsettled claims, counterclaims, disputes and other matters in question to mediation in accordance with the Construction Industry Mediation Rules of the American Arbitration Association, effective as of the date of this Agreement. 13. WITNESS FEES: Rubino Engineering, Inc.’s employees shall not be retained as expert witnesses except by separate written agreement. Client agrees to pay Rubino Engineering, Inc.’s legal expenses, administrative costs and fees pursuant to Rubino Engineering, Inc.’s then current fee schedule for Rubino Engineering, Inc. to respond to any subpoena. 14. NO HIRE: Client agrees not to hire Rubino Engineering, Inc.’s employees except through Rubino Engineering, Inc. In the event Client hires a Rubino Engineering, Inc. employee, Client shall pay Rubino Engineering, Inc. an amount equal to one-half of the employee’s annualized salary, with Rubino Engineering, Inc. waiving other remedies it may have. 15. HAZARDOUS MATERIALS: Nothing contained within this agreement shall be construed or interpreted as requiring Rubino Engineering, Inc. to assume the status of an owner, operator, generator, storer, transporter, treater or disposal facility as those terms appear within RCRA, CERCLA, or within any Federal or State statute or regulation governing the generation, transportation, treatment, storage and disposal of pollutants. Client assumes full responsibility for compliance with the provisions of RCRA, CERCLA, and any other Federal or State statute or regulation governing the handling, treatment, storage and disposal of pollutants. 16. PROVISIONS SEVERABLE: The parties have entered into this agreement in good faith and it is the specific intent of the parties that the terms of the General Conditions be enforced as written. In the event any of the provisions of these General Conditions should be found to be unenforceable, it shall be stricken and the remaining provisions shall be enforceable. 17. ENTIRE AGREEMENT: This agreement constitutes the entire understanding of the parties, and there are no representations, warranties or undertakings made other than as set forth herein. This agreement may be amended, modified or terminated only in writing, signed by each of the parties hereto. Rubino Engineering, Inc. Page 165 of 172  INTERGOVERNMENTAL AGREEMENT FOR FIRE AND AMBULANCE PROTECTION BETWEEN THE VILLAGE OF WESTMONT AND SOUTH WESTMONT FIRE PROTECTION DISTRICT THIS INTERGOVERNMENTAL AGREEMENT (“Agreement”) is made this ______day of May, 2026, between the Village of Westmont, an Illinois municipal corporation (the “Village”), and the South Westmont Fire Protection District, an Illinois unit of local government (the “District”). WITNESSETH: WHEREAS, the Village is ready, willing and able to render fire and ambulance protection services outside of its corporate limits to all properties within the District’s boundaries upon the terms and conditions set forth herein; and WHEREAS, the District constitutes a territory beyond the Village limits, which desires to have the fire and ambulance protection of the Village’s Fire Department (“the Department”), and is willing to pay the Village for such services as hereinafter provided; and WHEREAS, Article VII, Section 10 of the 1970 Illinois Constitution and 5 ILCS 220/1 through 220/9 provide authority for the intergovernmental cooperation contemplated by this Agreement; and WHEREAS, the Parties mutually agree that the provision of fire and ambulance services as set forth in this Agreement will promote and protect the public health, safety and welfare. NOW, THEREFORE, in consideration of the covenants and conditions herein set forth, and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, it is hereby agreed by and between the parties hereto as follows: Page 166 of 172  1. Services to be Provided by the Village: (A) Commencing on the start date of June 1, 2026, and ending May 31, 2029 (the “Term”), the Village hereby agrees to furnish all property within the boundaries of the District with the full fire protection, emergency rescue and ambulance services of the Department, to the extent of its ability to do so, including Automatic Aid as provided in Paragraph 8. Any fee charged for ambulance service to the District shall be the same fee as charged for ambulance service within the Village limits. (B) The Department will provide quarterly reports to the District concerning call activity, response time and other relevant data regarding performance of the Department within the boundaries of the District. 2. Payment of Fees for Services in District: The District agrees that users and the responsible parties who receive ambulance, fire protection or other related services in the District pursuant to this Agreement may be liable to pay the Village for certain fees or costs, as follows: (A) Ambulance user fees in accordance with the charges for such services within the Village limits in accordance with Chapter 42, Section 42-215 of the Village Code; (B) A charge for false alarms from any approved alarm automatic protection device or signaling device, as provided in Chapter 42, Section 42-189, of the Village Code, which sets forth local amendments to the adopted International Fire Code, 2021 Edition. (C) Reimbursement by any person responsible for a hazardous materials incident for any costs incurred by the Village as a result of required cleanup or abatement of such an incident, as provided in Chapter 42, Section 42-189, of the Village Code, which sets forth local amendments to the adopted International Fire Code, 2021 Edition; And 2 Page 167 of 172  (D) Fees and costs for other services or incidents as set forth in Chapter 42 of the Village Code. The Department will administer the billing procedures for any services rendered which involve such user fees, penalty charges or reimbursement of costs. 3. Fee for Services Rendered: (A) In consideration of the foregoing fire protection and ambulance services to be rendered by the Village, the District agrees to pay to the Village the sums as set forth below: Amount Due Date Due $20,000.00 November 15 of each year of the Term (B) Each fiscal year during the Term of this Agreement, the District shall increase its tax levy to the maximum allowed under the Illinois Property Tax Extension Limitation Law, said increase being the lesser of five (5%) percent or the increase in the Consumer Price Index for the year preceding the levy year. (C) During each fiscal year during the Term of this Agreement, the District shall consider approving requests from the Department to provide funding for equipment, training, supplies or other goods and services related to the Department’s obligations under this Agreement. The approval of such requests and the amount thereof shall be determined in the sole discretion of the District, based on its determination that such approval will not impair its functions and obligations in light of its current financial condition. The Village shall follow all Village of Westmont procurement policies and practices when purchasing any such equipment, supplies or other goods or services related to the Department’s obligations under this Agreement. 3 Page 168 of 172  (D) If, by virtue of annexations or other loss of assessed valuation, the District’s tax revenues fall below a sum necessary to meet the payment provision of this Section, the District may give written notice to the Village concerning its inability to meet such payments, and the provisions of this Section governing remuneration owed to the Village shall be immediately reopened for negotiation to attempt to establish a level of compensation satisfactory to both parties in light of the changed circumstances. It is understood and agreed that the payments to be made by the District to the Village are contingent upon regular tax collections. (E) Should the District default in its payments to the Village hereunder, the Village may, upon sixty (60) days written notice to the District, terminate this Agreement and cease to provide fire protection and ambulance service hereunder, in addition to any other remedies available to the Village. 4. Insurance Requirements: The Village agrees to maintain, throughout the Term of this Agreement, insurance coverage through the insurers and in the amounts set forth below: General Liability $1,000,000 combined single limit per occurrence for bodily injury; $2,000,000 general aggregate. Automobile Liability $1,000,000 combined single limit per accident for bodily injury and property damage. Insured through the Intergovernmental Risk Management Agency. The District shall be named as an additional insured on the above referenced coverage. The Village shall provide the District a certificate of insurance during each year of the Term of this Agreement. 4 Page 169 of 172  5. Personnel and Equipment: All personnel and equipment necessary for the Village to perform its obligations hereunder shall be provided by the Village. 6. Fire Alarms and Dispatching: The Department will assume fire alarm receipt and dispatching responsibility. Fire alarms connected to other monitoring stations may be connected to the Department’s system at the same rates as are available to Village customers. The Department will be responsible for all other dispatching and communication. 7. Public Education and Fire Safety Programs: The Department will provide to the residents of the District the same public education and fire safety programs which are available to Village residents. 8. Automatic Aid: The Department will make every possible effort to secure “Automatic Aid” for the District from other Fire Departments and Fire Districts. Mutual aid will be provided through existing agreements with MABAS divisions. 9. Notices: All notices necessary or required hereunder shall be made in writing, and directed by certified United States mail, return receipt requested, to the parties as follows: To the Department: To the District: Steven W. Riley, Fire Chief (or the Kenneth Kunesh, Secretary (or the then acting Fire Chief of the Department) then acting Secretary of the District) 6015 South Cass 6518 South Richmond Street Westmont, IL 60559 Willowbrook, IL 60527 5 Page 170 of 172  IN WITNESS WHEREOF, the Village has caused this Agreement to be executed and sealed on its behalf by its Mayor, with the attestation of the Village Clerk, pursuant to an ordinance of the Village Board of Trustees, and the District has caused this Agreement to be executed and sealed on its behalf by the President and Treasurer of its Board of Trustees, with the attestation of its Secretary, pursuant to a Resolution of its Board of Trustees. VILLAGE OF WESTMONT, an Illinois municipal corporation by: ____________________________________ Mayor ATTEST: ____________________________________ Village Clerk SOUTH WESTMONT FIRE PROTECTION DISTRICT, an Illinois municipal corporation by: ____________________________________ President, Board of Trustees ____________________________________ Treasurer, Board of Trustees ATTEST: ____________________________________ Secretary 6 Page 171 of 172 ​The Westmont Administration Department requests that the following unused and/or non​ ​functioning items, from various departments in Village Hall, be declared as surplus. Surplus​ i​tems are to be removed from Village inventory and disposed of with the Board of Trustee’s​ ​authority by the Village Manager in the manner determined to be the most appropriate.​ ​●​ ​Broken office equipment that has lived past usefulness​ ​○​ ​Multiple departments broken chairs - maximum of 18​ ​○​ ​File cabinets - maximum of 10​ Page 172 of 172