Planning & Zoning Commission
Regular MeetingWestmont, IL · January 14, 2026
Minutes
Village of Westmont
Planning & Zoning Commission
January 14, 2026 - Approved Minutes
The Village of Westmont Planning and Zoning Commission held its regular meeting on Wednesday,
January14,2026at6:00p.m.,attheWestmontVillageHalllocatedat31W.QuincyStreet,Westmont,
Illinois 60559.
1. Call to Order
Chair Doug Carmichael called the meeting to orderat6:00 PM.
2. Roll Call
Present: 6 -Chair Doug Carmichael, Secretary Jill Peterson, Commissioners Conor Donoghue,
Michael Lynn, Craig Thomas, John F. Simpson IV(arrivedat 6:05 PM)
Absent: 0
Vacant: 1
A QUORUM WAS PRESENT TO TRANSACT BUSINESS
Staff:Scott Williams (Senior Planner), John Zemenak(Village Attorney)
3. Pledge of Allegiance
4. Swearing-in of testifying attendees
5. Reminder to silence all electronic devices
6. Reminder to sign-in for any public testimony
7. Approval of the Minutes of the December 11, 2025 regular meeting.
MOTIONbyThomasto approve the regular meeting minutesfrom December 11, 2025.
Seconded byLynn.
VOTING:
Ayes: 5 -Carmichael, Peterson, Donoghue, Lynn, Thomas
Nays: 0
Absent: 1 -Simpson
Vacant: 1
Motion Passed
8. Review of Public Hearing Procedures
9. Old Business
None.
10.New Business
PUBLIC HEARING PZC 016-2025
Requests from Compagno LLC (Petitioner), and 2 W Naperville Road, LLC (Owner), for the property at
306 North Cass Avenue, Westmont, Illinois, 60559, for the following:
1) Preliminary Plan of Subdivision to consolidate five (5) lots into one (1) lot.
2) Zoning Ordinance Variance to the minimum front yard setback in the R-4 General Residential
District.
3) Zoning Ordinance Variance to the minimum lot area per dwelling unit in the R-4 General
Residential District.
4) Zoning Ordinance Variance to the minimum outdoor open space in the R-4 General Residential
District.
5) Major Site Plan Approval.
Presentation:
Michael Gatto, petitioner, presented the requests. Gatto explained that the development will be 12 two
bedroom apartments, discussed the responses to the variance standards, and presented the elevations,
site plan, and landscaping plan.
Staff Comment:
Scott Williams, Senior Planner, presented the staff report. Williams explained that due to an error in the
published newspaper notice, there is a map amendment request that is scheduled for a public hearing on
February 4th, 2026, at 6:00 PM.
Public Comment:
Duane Newton, resident, referenced new infrastructure improvements in the area, but still voiced
concerns about the stormwater. Newton also asked where the retaining wall is and questioned the R-3
lots. Williams responded that the three parcels were historically used as one property for a single-family
home in conjunction with the subject parcels along North Cass Avenue. John Zemenak, Village Attorney,
clarified that the existing retaining wall is on the property directly south.
Commissioner Comments:
Peterson:Secretary Peterson asked about overflowparking and how vehicles would turn around in the
parking lot. Williams clarified that the minimum parking requirement is being met. Gatto answered that
they lease one parking spot per unit and the remaining spaces would be leased on an as-needed basis.
Williams explained that the parking lot design can be discussed as a part of the site plan approval even if
the minimum required parking is being provided.
Peterson voiced concerns about the variances requests to allow more dwelling units and reduce the
landscaping. Gatto replied that it is a tough site due to the lot’s shape, and that the site plan was
designed to meet the intention of the Village’s Commercial Design Guidelines. Williams added that the
width of the drive aisle is based on the Fire Department’s requirements.
Thomas:Commissioner Thomas asked if the units willbe condos or apartments. Gatto replied it will be
apartments. Thomas asked how far the building will be from Cass Avenue. Gatto estimated that the
building is about 24 feet from Cass Avenue, but is 20 feet away from the front property line.
Donoghue:Commissioner Donoghue asked for clarificationon the variances. Williams explained that
the open space and landscaping requirement often conflict with one another, as landscaping cannot be
counted as usable open space. Donoghue asked how the open space is calculated. Williams answered
that it is any outdoor open space the people can congregate in, such as grassy areas, balconies, and
patios.
Donoghue asked how garbage trucks will access the site. Gatto explained that trucks should have
enough space to turn around on the property. Williams noted garbage trucks sometimes back in to collect
the waste.
Simpson:Simpson asked if a fire truck would be ableto access the site. Williams replied that the Fire
Prevention Bureau required the drive aisle to be free and clear for fire trucks to be able to serve the site.
Simpson asked if the floor area of the building is around 20,000 square feet. Gatto replied yes. Simpson
voiced concerns about parking, but said that prospective tenants needing two parking spaces would
likely not sign a lease for the building.
Simpson asked about stormwater. Williams explained that the Best Management Practices (BMPs) will
tie-in to the south to connect to the system and that the topography would direct water south. Gatto
added that the water will go into two underground volume storage areas in front of the building and under
the parking lot before exiting into the storm sewer system.
Lynn:Commissioner Lynn voiced concerns about thefence being close to the property line since the
sidewalk along Cass Avenue is narrow. Lynn asked about the powerlines, Williams replied that he is not
aware of any changes to the existing powerlines. Lynn asked about the size of the BMPs. Williams stated
the dimensions from the submitted plans, noting that it meets the Village’s minimum requirement. Lynn
asked questions about the maximum height in the zoning district. Williams replied it is 35 feet and there
are some exemptions for penthouse and mechanical structures. Lynn and Gatto discussed the
mechanical equipment and screening.
Lynn asked about the facade materials. Gatto said it would be a tile or veneer aspect that he has found
to be durable and create a clean look. Lynn asked if the windows on the east elevation could be enlarged
to enhance the facade. Gatto replied he can look into it, if the inside of the unit can support it. Williams
explained that conditions can be placed on the site plan approval by the Commission to enhance aspects
of the elevations.
Lynn and Gatto discussed the ceiling height and the Fire Department’s egress requirements. Lynn
recommended revising the balcony design to be less see-through.
Carmichael:Chair Carmichael asked about the setbackat 2 W Naperville Road (Mrs. T’s). Williams
replied that it is the closest to the street and Zemenak reminded the Commission that it is in a different
zoning district. Carmichael asked about the electric vehicle (EV) charging. Williams answered that there
are State requirements to be at least EV-ready, Gatto added that they want to be over the requirement.
Lynn asked if the approved site plan for Mrs. T’s can be provided and suggested the fence be no closer
than Mrs. T’s building. Williams replied that Staff will provide it. Gatto raised the issue with moving the
front fence further back because it would impact the open space variance. Williams clarified that the
fence would be an open-style metal fence, not a solid fence. Simpson asked the petitioner if he would
rather move the fence or not. Gatto replied that if the fence is being kept, he would prefer for it to be
closer to the property line. Williams clarified that the zoning ordinance does not require the open space to
be enclosed by a fence. Gatto said that boxwoods could be planted between the property line and the
fence.
Carmichael asked about the flow of the drive aisle and the retaining wall. Gatto replied that the retaining
wall is on the property to the south and he would have to work with the property owner to assess
impacts. Zemenak asked how excavation may affect the retaining wall. Gatto replied that a footing could
be installed under the parking lot, but it would be a significant undertaking.
Peterson asked if there is a requirement for fencing between the R-4 and R-3 zoning districts. Williams
confirmed the requirement and the location of the fence.
MOTION 1
MotionbySimpsontocontinuethepublichealingonallrequeststoaspecialmeetingonFebruary
4, 2026, at 6:00 PM.
Seconded byDonoghue.
DISCUSSION:
Williamsnotedthatiftheplanscannotberevisedintimeforthespecialmeeting,thepublichearingmay
be continued to a later date without thepetitionerpresent.Zemenakconfirmedthatatthenextspecial
meeting, the Commission may vote on recommendation to the Village Board on the requests.
VOTING:
Ayes: 6 -Carmichael, Peterson, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Vacant: 1
Motion Passed
11.Open Forum
Nobody spoke during the Open Forum.
12.Miscellaneous Items
a. Next special PZC meeting on February 4, 2026.
b. Next regular PZC meeting on February 11, 2026.
Williams gave an overview of the upcoming cases to come before the Commission.
13.Adjourn
Motion bySimpsonto adjourn the meeting.
Second byThomas.
The motion carried on a unanimous voice vote.
Meeting adjourned at 7:43 p.m.
Agenda
LEGAL NOTICE / PUBLIC NOTICE
VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
MEETING AGENDA
The Village of Westmont Planning and Zoning Commission will hold its regular meeting
on Wednesday, January 14, 2026 at 6:00 PM, at the Village of Westmont, 31 W. Quincy
St., Westmont, IL 60559.
1. Call to Order
2. Roll Call
3. Pledge of Allegiance
4. Swearing-in of testifying attendees
5. Reminder to Silence All Electronic Devices
6. Reminder to Sign-In for Any Public Testimony
7. Approval of Minutes
a. Approval of the Minutes of the December 10, 2025 Regular Meeting
8. Review of Public Hearing Procedures
9. Old Business
10. New Business
a. PUBLIC HEARING PZC 016-2025
Requests from Compagno LLC (Petitioner), and 2 W Naperville Road, LLC
(Owner), for the property at 306 North Cass Avenue, Westmont, Illinois,
60559, for the following:
1. Preliminary Plan of Subdivision to consolidate five (5) lots into one (1)
lot
2. Zoning Ordinance Variance to the minimum front yard setback in the R-
4 General Residential District
3. Zoning Ordinance Variance to the minimum lot area per dwelling unit in
the R-4 General Residential District
4. Zoning Ordinance Variance to the minimum outdoor open space in the
R-4 General Residential District
5. Major Site Plan
This initial public hearing will involve zoning and subdivision requests by the
Petitioner as listed above. An additional public hearing scheduled for February
4th, 2026 at 6:00 P.M. will be held to consider the following:
1. Zoning Ordinance Map Amendment to rezone three (3) of the five (5)
total parcels of the subject property from R-3 Single-Unit Residential
District to R-4 General Residential District so that all parcels in the
proposed development are uniformly zoned.
11. Open Forum
The public comment rules and procedures are set forth in Chapter 2, Section 2-66
of the Westmont Code of Ordinances. Public comment is allowed for matters of
public concern that are not on the agenda. Public comment is limited to 3 minutes
per speaker.
12. Miscellaneous
a. General Updates
1. Next Special PZC Meeting on February 4, 2026
2. Next Regular PZC Meeting on February 11, 2026
13. Adjourn
Note: Any person who has a disability requiring a reasonable accommodation to
participate in the meeting should contact the ADA Compliance Officer, 9:00 A.M. to 4:00
P.M. Monday through Friday, Village of Westmont, Illinois, 60559; or telephone (630)
981-6210 voice, within a reasonable time before the meeting. Listen Everywhere, an
assistive listening, mobile app, is now available to visitors attending Board and
Commission Meetings held in the Village Hall Board Room.
https://westmont.illinois.gov/581/ADA-Listen-Everywhere
Packet
LEGAL NOTICE / PUBLIC NOTICE
VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
MEETING AGENDA
The Village of Westmont Planning and Zoning Commission will hold its regular meeting
on Wednesday, January 14, 2026 at 6:00 PM, at the Village of Westmont, 31 W. Quincy
St., Westmont, IL 60559.
1. Call to Order
2. Roll Call
3. Pledge of Allegiance
4. Swearing-in of testifying attendees
5. Reminder to Silence All Electronic Devices
6. Reminder to Sign-In for Any Public Testimony
7. Approval of Minutes
a. Approval of the Minutes of the December 10, 2025 Regular Meeting
8. Review of Public Hearing Procedures
9. Old Business
10. New Business
a. PUBLIC HEARING PZC 016-2025
Requests from Compagno LLC (Petitioner), and 2 W Naperville Road, LLC
(Owner), for the property at 306 North Cass Avenue, Westmont, Illinois,
60559, for the following:
1. Preliminary Plan of Subdivision to consolidate five (5) lots into one (1)
lot
2. Zoning Ordinance Variance to the minimum front yard setback in the R-
4 General Residential District
3. Zoning Ordinance Variance to the minimum lot area per dwelling unit in
the R-4 General Residential District
4. Zoning Ordinance Variance to the minimum outdoor open space in the
R-4 General Residential District
Page 1 of 42
5. Major Site Plan
This initial public hearing will involve zoning and subdivision requests by the
Petitioner as listed above. An additional public hearing scheduled for February
4th, 2026 at 6:00 P.M. will be held to consider the following:
1. Zoning Ordinance Map Amendment to rezone three (3) of the five (5)
total parcels of the subject property from R-3 Single-Unit Residential
District to R-4 General Residential District so that all parcels in the
proposed development are uniformly zoned.
11. Open Forum
The public comment rules and procedures are set forth in Chapter 2, Section 2-66
of the Westmont Code of Ordinances. Public comment is allowed for matters of
public concern that are not on the agenda. Public comment is limited to 3 minutes
per speaker.
12. Miscellaneous
a. General Updates
1. Next Special PZC Meeting on February 4, 2026
2. Next Regular PZC Meeting on February 11, 2026
13. Adjourn
Note: Any person who has a disability requiring a reasonable accommodation to
participate in the meeting should contact the ADA Compliance Officer, 9:00 A.M. to 4:00
P.M. Monday through Friday, Village of Westmont, Illinois, 60559; or telephone (630)
981-6210 voice, within a reasonable time before the meeting. Listen Everywhere, an
assistive listening, mobile app, is now available to visitors attending Board and
Commission Meetings held in the Village Hall Board Room.
https://westmont.illinois.gov/581/ADA-Listen-Everywhere
Page 2 of 42
Village of Westmont
Planning & Zoning Commission
December 10, 2025 - Draft Minutes
The Village of Westmont Planning and Zoning Commission held its regular meeting on Wednesday,
December 10, 2025 at 6:00 p.m., at the Westmont Village Hall located at 31 W. Quincy Street,
Westmont, Illinois 60559.
1. Call to Order
Chair Doug Carmichael called the meeting to order at 6:00 PM.
2. Roll Call
Present: 6 - Chair Doug Carmichael, Secretary Jill Peterson, Commissioners Conor Donoghue,
Michael Lynn, John F. Simpson IV, Craig Thomas
Absent: 0
Vacant: 1
A QUORUM WAS PRESENT TO TRANSACT BUSINESS
Staff: Scott Williams (Senior Planner), Adam Walsh (Planner), John Zemenak (Village Attorney)
3. Pledge of Allegiance
4. Swearing-in of testifying attendees
5. Reminder to silence all electronic devices
6. Reminder to sign-in for any public testimony
7. Approval of the Minutes of the November 12, 2025 regular meeting.
MOTION by Simpson to approve the regular meeting minutes from November 12, 2025.
Seconded by Thomas.
VOTING:
Ayes: 6 - Carmichael, Peterson, Lynn, Simpson, Thomas
Nays: 0
Abstain: 1 - Donoghue
Vacant: 1
Motion Passed
Discussion:
John Zemenak, Village Attorney, reminded the Commission that they can still vote to approve the
meeting minutes even if they were absent for that meeting, as long as they have reviewed the document
and appear it is correct.
8. Review of Public Hearing Procedures
Page 3 of 42
9. Old Business
None.
10.New Business
PUBLIC HEARING PZC 023-2025
Requests from the Village of Westmont for the property at 328 S Wilmette Avenue, Westmont, Illinois,
60559, for the following:
1) Map Amendment from the R-3 Single-Unit Residential District to the P/I Public and Institutional
District.
2) Special Use Permit to operate a governmental use in the P/I Public and Institutional District.
3) Preliminary Plan of Subdivision to consolidate five (5) lots into one (1) lot.
4) Zoning Ordinance Variance to the minimum front yard setback.
5) Major Site Plan.
Presentation:
Amy Ries (Director of Public Works), Greg Ulreich (Village Engineer), and Jon Yeater (Forestry &
Grounds Supervisor) presented the requests. Ries explained that the Public Works Department has used
the site for decades, and has always intended for the property to be improved with additional buildings
for storage. Ulreich and Yeater presented the site and landscaping plans.
Staff Comment:
Scott Williams, Senior Planner, presented the staff report. Williams explained the Village’s process for
rezoning Village-owned properties to the newly-created P/I district.
Chair Carmichael asked for clarification on the use of asphalt. Williams answered that the property has
many different types of materials on-site, and that asphalt will be used instead of multiple different
materials.
Carmichael asked about the site’s access points and how cell providers will access their antennas on the
water tower. Williams answered that the two access points on Wilmette Avenue will remain the only
points of entry. Yeater explained the fencing and gates that allow cell providers to access their antennas
and equipment, but not the rest of the site.
Williams explained that though the Fire Department anticipates using the subject property temporarily,
they must first receive approval from the Village Board, which is outside of the scope of this Commission.
Public Comment:
Kevin Kozlowski inquired about the maximum height allowed in the P/I district. Williams answered that 45
feet is the maximum, but it can be increased to 75 feet if the setbacks are increased for each foot it is
over 45 feet.
Commissioner Comments:
Thomas: Commissioner Thomas supported the requests, noting that he was impressed with how the
Page 4 of 42
Public Works Department worked to mitigate impacts on the neighboring residences.
Peterson: Secretary Peterson asked about the circulation pattern. Ries replied that the circulation
pattern is to enter through the north and exit the site on the south and then turn on to 55th Street.
Peterson asked how the Fire Department would utilize the site. Ries showed a floor plan for the Fire
Department's truck, ambulance, and trailers inside of the new storage building. Ries confirmed that
Public Works will not begin using the site for storage until after the Fire Department returns to their new
facility.
Lynn: Commissioner Lynn raised concerns about the emergency vehicles being able to safely exit the
site. Williams explained that many of the details regarding the Fire Department’s use of the property will
be ironed out at the Village Board level.
Lynn asked if any utility equipment will be visible on the new buildings. Williams replied that since they
are utilities, zoning does not always have the power to dictate location. Ries explained that the only
utilities for the site are water and electricity, which should not be visible.
Lynn asked how tall the buildings will be. Ulreich replied that they will select a model below 45 feet and
that the new storage building will be closer to 30 feet.
Lynn asked if it was considered to adjust the dimensions of the detention facility to avoid the setback
variance. Ulreich replied that it could be possible to do so, but it would be very costly and could affect
existing improvements Public Works wishes to retain.
Lynn questioned if the proposed fencing was the best design. Williams noted that a variance to the
fence’s height was approved in 2007, and the proposed fencing matches that approval. Yeater added
that the black chain link fence with black privacy slats is durable and should look nice in comparison to
other municipalities’ Public Works facilities
Simpson: Commissioner Simpson asked for clarification on the trees being removed on the north side.
Yeater responded that the neighbor to the north requested they be removed, which will allow for the new
fence to be installed within a foot of the property line. Simpson asked if the property is all blacktop.
Yeater explained that the existing blacktop is very deteriorated and is gravel in some places.
Donoghue: Commissioner Donoghue asked questions regarding access points and traffic, raising
concerns about the intersection of 55th Street and Wilmette Avenue. Ries responded that Public Works’
traffic has decreased since the subject property is no longer their main headquarters, and should not
increase if the requests are approved.
Peterson asked for the Fire Department’s timeline. Ries answered that they should be using the site
temporarily for about 18 months, as they expect to be in their new facility by the end of 2027.
Zemenak explained that the Village can request that DuPage County evaluate the traffic conditions along
55th Street to see if additional traffic measures are warranted.
Page 5 of 42
Carmichael: Carmichael asked if the existing building would remain, because the salt dome could go
there. Ries explained that the existing building provides valuable storage for the Department, and that
the salt dome was optimally located for the flow of vehicles due to the large detention facility.
Peterson asked if the site is large enough for the trucks to easily move through the site. Ries replied yes.
Lynn asked for the height of the water tower. Ries replied that the water tower is over 100 feet tall, which
is much shorter than the one on Oakwood Drive.
MOTION 1
Motion by Simpson to recommend to the Village Board of Trustees to approve a request from the Village
of Westmont for the property at 328 South Wilmette Avenue, Westmont, Illinois, 60559, for a Map
Amendment from the R-3 Single-Unit Residential District to the P/I Public and Institutional
District.
Seconded by Donoghue.
VOTING:
Ayes: 6 - Carmichael, Peterson, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Vacant: 1
Motion Passed
MOTION 2
Motion by Simpson to recommend to the Village Board of Trustees to approve a request from the Village
of Westmont for the property at 328 South Wilmette Avenue, Westmont, Illinois, 60559, for a Special
Use Permit to operate a governmental use in the P/I Public and Institutional District.
Seconded by Donoghue.
Discussion:
Lynn asked if it could be required that a traffic study be done. Williams explained that the Village’s
engineers determine when a study is warranted. Zemenak added that traffic studies are often required
when new uses are introduced to the property, and that since this is a continuation of an existing use and
traffic is anticipated to be the same, the engineers did not require one.
VOTING:
Ayes: 6 - Carmichael, Peterson, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Vacant: 1
Motion Passed
Page 6 of 42
MOTION 3
Motion by Simpson to recommend to the Village Board of Trustees to approve a request from the Village
of Westmont for the property at 328 South Wilmette Avenue, Westmont, Illinois, 60559, for a Preliminary
Plan of Subdivision to consolidate five (5) lots into one (1) lot.
Seconded by Donoghue.
VOTING:
Ayes: 6 - Carmichael, Peterson, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Vacant: 1
Motion Passed
MOTION 4
Motion by Simpson to recommend to the Village Board of Trustees to approve a request from the Village
of Westmont for the property at 328 South Wilmette Avenue, Westmont, Illinois, 60559, for a Zoning
Ordinance Variance to the minimum front yard setback.
Seconded by Donoghue.
VOTING:
Ayes: 6 - Carmichael, Peterson, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Vacant: 1
Motion Passed
MOTION 5
Motion by Simpson to recommend to the Village Board of Trustees to approve a request from the Village
of Westmont for the property at 328 South Wilmette Avenue, Westmont, Illinois, 60559, for a Major Site
Plan.
Seconded by Thomas.
VOTING:
Ayes: 6 - Carmichael, Peterson, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Vacant: 1
Motion Passed
Page 7 of 42
PUBLIC HEARING PZC 024-2025
Request from the Village of Westmont for the property located at 31 West Quincy Street, Westmont,
Illinois, 60559, for the following:
1) Map Amendment from the B-1 Downtown Edge District to the P/I Public and Institutional District.
2) Special Use Permit to operate a governmental use in the P/I District.
Presentation & Staff Comment:
Adam Walsh, Planner, presented the staff report.
Public Comment:
None.
Commissioner Comments:
The Commissioners did not have concerns or questions on the requests.
MOTION 1
Motion by Donoghue to recommend to the Village Board of Trustees to approve a request from the
Village of Westmont for the property at 31 West Quincy Street, Westmont, Illinois, 60559, for a Map
Amendment from the B-1 Downtown Edge District to the P/I Public and Institutional District.
Seconded by Simpson.
VOTING:
Ayes: 6 - Carmichael, Peterson, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Vacant: 1
Motion Passed
MOTION 2
Motion by Donoghue to recommend to the Village Board of Trustees to approve a request from the
Village of Westmont for the property at 31 West Quincy Street, Westmont, Illinois, 60559, for a Special
Use Permit to operate a governmental use in the P/I Public and Institutional District.
Seconded by Simpson.
VOTING:
Ayes: 6 - Carmichael, Peterson, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Vacant: 1
Motion Passed
Page 8 of 42
PUBLIC HEARING PZC 025-2025
Request from the Village of Westmont for the property located at 925 Oakwood Drive, Westmont, Illinois,
60559, for the following:
1) Map Amendment from the R-3 Single-Unit Residential District to the P/I Public and Institutional
District.
Presentation & Staff Comment:
Adam Walsh, Planner, presented the staff report.
Public Comment:
None.
Commissioner Comments:
Lynn: Lynn asked if the school was compensated for the conversion of the tennis courts to the water
facility. Zemenak replied yes. Lynn asked if there was a minimum lot size in the P/I district. Williams
replied no.
Carmichael: Carmichael asked about the access easement through 701 Oakmont Lane. Williams
explained that there are two easements for access through the lot.
Peterson: Peterson asked if the Westmont High School will have any signage on the tower. Ries
explained that students designed the logo that will be placed on the football field side of the tower.
MOTION 1
Motion by Simpson to recommend to the Village Board of Trustees to approve a request from the Village
of Westmont for the property at 925 Oakwood Drive, Westmont, Illinois, 60559, for a Map Amendment
from the R-3 Single-Unit Residential District to the P/I Public and Institutional District.
Seconded by Lynn.
VOTING:
Ayes: 6 - Carmichael, Peterson, Donoghue, Lynn, Simpson, Thomas
Nays: 0
Vacant: 1
Motion Passed
Peterson asked when the rezonings will become effective. Walsh replied that all requests are on the
December 11th Village Board agenda. If approved, the requests would become effective that day and be
reflected on the 2026 Zoning Map.
11.Open Forum
Nobody spoke during the Open Forum.
Page 9 of 42
12.Miscellaneous Items
a. Next regular PZC on January 14, 2026
Williams said that at least one case is expected to be on the agenda.
b. Anti-Harrassment Training
Williams reminded the Commissioners to complete the Village’s anti-harassment training or
provide proof of completion of similar training through their employment by next week, otherwise
they would not be allowed to participate in future meetings.
c. Notice of Public Works Committee meeting on December 11, 2025
Williams notified the Commission that the Public Works Committee will be discussing stormwater
regulations in the Land Development Code, which may be of interest to the Commissioners.
13.Adjourn
Motion by Thomas to adjourn the meeting.
Second by Donoghue.
The motion carried on a unanimous voice vote.
Meeting adjourned at 7:12 p.m.
Page 10 of 42
PRELIMINARY PLAN
COMPAGNO
306 N. CASS AVENUE
WESTMONT, ILLINOIS
EXISTING PROPOSED
MANHOLE DECIDUOUS TREE
CATCH BASIN
INLET EVERGREEN TREE
CLEANOUT
FLARED END SECTION
OVERLAND FLOOD ROUTE
WATER VALVE BOX
BUFFALO BOX (B.BOX) DRAINAGE ROUTE
WATER VALVE & VAULT
DOWNSPOUT
FIRE HYDRANT
WELL SILT FENCE LINE
GAS VALVE
GAS METER INLET SILT PROTECTION
COMMUNICATION CANISTER COIR LOG SILT PROTECTION
COMMUNICATION HANDHOLE
COMMUNICATION MANHOLE DEPRESSED CURB
ELECTRIC CANISTER
SOIL EROSION GEOTEXTILE
ELECTRIC HANDHOLE PROTECTION
ELECTRIC MANHOLE
CONCRETE
ELECTRIC METER
TRAFFIC SIGNAL BRICK
TRAFFIC HANDHOLE
TRAFFIC CONTROL BOX ASPHALT
306 N. CASS AVENUE
UTILITY POLE BUILDING
UTILITY POLE W/ LIGHT
STREET LIGHT GRAVEL
STREET SIGN
STONE
BORING LOCATION
MAILBOX
699.5 SPOT ELEVATIONS 699.74
WESTMONT, ILLINOIS
PROPERTY LINE
ADJACENT PROPERTY LINE
EASEMENT LINE
SETBACK LINE
PROJECT LOCATION
RIGHT OF WAY LINE
STORM SEWER LINE
SANITARY SEWER LINE
WATERMAIN LINE
UNDERGROUND GAS LINE
UNDERGROUND COMM. LINE
UNDERGROUND ELECTRIC
OVERHEAD UTILITY
FENCE LINE
PROJECT LOCATION MAP
GUARDRAIL LINE
CONTOUR LINE
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E
B
EXISTING UTILITIES ENGINEER'S CERTIFICATION
WHEN THE PLANS OR SPECIAL PROVISIONS INCLUDE INFORMATION PERTAINING TO STATE OF ILLINOIS )
THE LOCATION OF OVERHEAD AND/OR UNDERGROUND UTILITY FACILITIES, SUCH SS.
INFORMATION REPRESENTS ONLY THE OPINION OF THE ENGINEER AS TO THE COUNTY OF DuPAGE)
LOCATION OF SUCH UTILITIES AND IS ONLY INCLUDED FOR THE CONVENIENCE OF PW
THE BIDDER. THE ENGINEER AND THE OWNER ASSUME NO RESPONSIBILITY I, KAROLIS KOZYS, A REGISTERED PROFESSIONAL ENGINEER OF ILLINOIS, HEREBY CERTIFY THAT THESE PLANS WERE PREPARED CJS
WHATSOEVER IN RESPECT TO THE SUFFICIENCY OR VERACITY OF THE BY MORRIS ENGINEERING, INC. 515 WARRENVILLE ROAD, LISLE, ILLINOIS, 60532 UNDER MY PERSONAL DIRECTION. THIS TECHNICAL
I:\2024\24-12\24-12-2001 - 306 Cass Ave, Westmont\Engineering\Rev-01\24-12-2001_SITE_2025-09-19.dwg
AS
INFORMATION SHOWN ON THE PLANS RELATIVE TO THE LOCATION OF SUBMISSION IS INTENDED TO BE USED AS AN INTEGRAL PART OF AND IN CONJUNCTION WITH THE PROJECT SPECIFICATIONS. I KK
UNDERGROUND UTILITY FACILITIES OR THE MANNER IN WHICH THEY ARE TO BE FURTHER STATE THAT THE PROPOSED IMPROVEMENTS WILL NOT CAUSE PONDING OR FLOODING ON THE PROPERTY OR ADJACENT
R
REMOVED OR ADJUSTED. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO 6/06/2025
PROPERTIES.
DETERMINE THE ACTUAL LOCATION OF ALL SUCH FACILITIES. HE SHALL ALSO
OBTAIN FROM THE RESPECTIVE UTILITY COMPANIES DETAILED INFORMATION DATED THIS 1 ST DECEMBER
________ DAY OF__________________, 25
A.D. 20___ 062-066736
RELATIVE TO THE LOCATION OF THEIR FACILITIES AND THE WORKING SCHEDULES
OF THE UTILITY COMPANIES FOR REMOVING OR ADJUSTING THEM.
1
Knowwhat'sbelow.
Call beforeyoudig. THE CONTRACTOR SHALL BE RESPONSIBLE FOR NOTIFYING ALL PUBLIC AND
PRIVATE UTILITY COMPANIES WHICH MAY HAVE OVERHEAD OR UNDERGROUND
FACILITIES IN THE AREA BEFORE CONSTRUCTION BEGINS. (SEE SPECIFICATIONS)
__________________________________________________
ILLINOIS REGISTERED PROFESSIONAL ENGINEER NO. 062-066736
MY REGISTRATION EXPIRES ON NOVEMBER 30, 2027 3
PROJ # 24-12-2001
Page 11 of 42
ADJOINING PROPERTY OWNER INFORMATION
SAN MH PROPERTY ADDRESS OWNER
77 N OF N PL
RIM 761.31 312 N CASS AVE.
INV 753.87 N/S WESTMONT IL 60559-1501 DERER, RICHARD & MERIKAY
313' 310 N CASS AVE.
WESTMONT IL 60559 DERER, RICHARD & MERIKAY
309 N LINCOLN ST.
WESTMONT IL 60559-1510 SEIMO, BRIAN & JENNIFER
F/F 770.83
307 N LINCOLN ST
WESTMONT IL 60559 LTC PR5815
311 N LINCOLN ST
10' 5' 0 10' SPLIT LEVEL WESTMONT IL 60559 SPAL, MIRANDA
5" FRAME RESIDENCE
305 N LINCOLN ST
WESTMONT IL 60559-1510 EGAN, JUDITH A
307 N LINCOLN ST
F/F 301 N LINCOLN ST
OWNER:
766.65 WESTMONT IL 60559 TOMKO, ERIC D & BRIANNE L
LTC PR5815
12-16 W NAPERVILLE RD
310 N CASS AVE WESTMONT IL 60559 HAMIDI, ASIF
OWNER:
5" DERER, RICHARD & MERIKAY 2 W NAPERVILLE RD
5" WESTMONT IL 60559 2 W NAPERVILLE ROAD LLC
5" 303 N CASS AVE
36" 2.29' WESTMONT IL 60559 SHEFFIELD INVESTMENTS LLC
5" 15"
5"
8" 8" 5' PUBLIC UTILITY EASEMENT
8" 301 N CASS AVE
3.98' WESTMONT IL 60559 CHICAGO TITLE 8002388193
24.00' DEPRESSED
3.44'
20.00'
10' INTERIOR SIDE SETBACK, R4
21.00' 20.00'
FRAME
30.92'
GARAGE
31.90'
N. CASS AVENUE
2.50'
305 N LINCOLN ST PROPOSED 6' BRICK
OWNER: FENCED ENCLOSURE 5.00'
EGAN, JUDITH A
6" 56.07'
6" 67.46' 3.36' 3.36'
6"
12.92'
8.00' SITE BENCHMARK #3
K, R4 (VARIANCE)
LIGHT POLE BASE
306 N. CASS AVENUE
ELEV 759.07
HANDICAPPED
PARKING SIGN
START 12" HIGH
9.00' BARRIER CURB
8.00'
20' FRONT/STREET SIDE SETBAC
4"
30' REAR SETBACK, R4
FRONT PCBMP
24.00'
20.00'
20.00'
C
L
18.00'
WESTMONT, ILLINOIS
PROPOSED BUILDING
T/F 766.00
10' PUBLIC UTILITY EASEMENT
WHEEL STOPPER,
TYP.
4"
SITE BENCHMARK #2
4" FOUND CROSS
4" ELEV 758.46
3"
1.00'
4
K, R
BAC
SET
RS
IDE 10.0 EM
ENT
IO 0' AS
TER YE
IN LIT
BACK PCBMP 10' IC UTI
UBL
Civil Engineering • Consulting
Morris Engineering, Inc.
515 Warrenville Road, Lisle, IL 60532
FRAME
5' P
GARAGE
Website: www.ecivil.com
6"
4.00
Phone: (630) 271-0770
'
67.49'
301 N LINCOLN ST
OWNER:
TOMKO, ERIC D & BRIANNE L
Survey: (630) 271-0599
Land Surveying
6" 6"
FAX: (630) 271-0774
CONCRETE PILLAR
6" 9.00' 9.00' 6"
6"
END 12" HIGH 6"
12/1/2025 4:04:58 PM
4"
10.0
BARRIER CURB 6"
URE
0'
ASTRUCT
6" OWNER:
!
4"
9.00' 4" 2 W NAPERVILLE ROAD LLC
INFR
LI FE
4"
4"
ENVIRONMENTS
N R
38 11
T E
TER
BETTER
T E
4.00' 11
BET TE R
38
N R
T
6" 6"
NOTES:
E
B
8" 8"
8" 1. SECTION CROSS HAS BEEN ADDED FOR REFERENCE ONLY AND IT IS
5" 6" 4"
NOT DEFINED IN THE RESUBDIVIDED SUBPLAT.
6" 6"
2. EROSION CONTROL IS TO BE IN PLACE BEFORE ANY WORK BEGINS
6" 6"
4" 3" ON THE SITE. PW
6" 6" 3. ROW TO BE RESTORED WITH 4" OF TOPSOIL AND SEED AND CJS
I:\2024\24-12\24-12-2001 - 306 Cass Ave, Westmont\Engineering\Rev-01\24-12-2001_SITE_2025-09-19.dwg
6" 6"
6" BLANKET. AS
4"
4. STOCKPILE OF MATERIALS TO REMAIN FOR MORE THAN THREE KK
4" DAYS SHALL HAVE EROSION CONTROL INSTALLED AROUND THE 6/06/2025
PERIMETER.
4" 5. PROPERTIES HAS BEEN CONSOLIDATED AND IS ZONED R-4
4"
(GENERAL RESIDENCE), JUST LIKE LOTS TO THE NORTH OF THE
2
P
75
.5
5E
PROPERTY. THERE ARE R-3 (SINGLE-FAMILY DETACHED RESIDENCE) SITE BENCHMARK #1
6" NW BOLT TAG ON FH
75
09
6.
6.
03 6"
6
6.
71 ZONING ON THE WEST SIDE AND B-1 ZONING (LIMITED BUSINESS) ON ELEV 754.81
75 75
THE SOUTH AND EAST SIDE OF THE PROPERTY . 3
PROJ # 24-12-2001
C
6" 23 42B
6.EP
75
6.
75
Page 12 of 42
SAN MH
77 N OF N PL
RIM 761.31
INV 753.87 N/S
313'
TOTAL LOT AREA 20,670 SQ FT (0.475 ac)
EXISTING IMPERVIOUS AREA
F/F 770.83 CONCRETE PAD 16
16 SQ FT
PROPOSED IMPERVIOUS AREA
10' 5' 0 10' SPLIT LEVEL BUILDING FOOTPRINT 5,918 SQ FT
5" FRAME RESIDENCE
CONCRETE WALKS 1,361 SQ FT
PARKING LOT AND DRIVES 9,575 SQ FT
307 N LINCOLN ST
F/F
16,854 SQ FT
OWNER:
766.65
LTC PR5815
NEW IMPERVIOUS AREA = 16,854 SQ FT
310 N CASS AVE
6" CLEANOUT FRONT
OWNER: REQUIRED PCBMP
5" RIM 766.57
DERER, RICHARD & MERIKAY
5" TRIB AREA 3,730 SQ FT
1.25"/12" X 3,730 SQ FT = 389 CU FT
5" REQ. EXCAVATION (36% VOIDS) = 1,080 CU FT
36"
5" 15" BMP DEPTH 3 FT
5" REQ. BMP AREA = 360 SQ FT
8" 8" 5' PUBLIC UTILITY EASEMENT
8"
FRONT - PROVIDED PCBMP = 400 SQ FT
BACK
FRAME REQUIRED PCBMP
GARAGE
2' DIA INLET TRIB AREA 13,290 SQ FT
RIM 759.75 1.25"/12" X 3,730 SQ FT = 1,385 CU FT
INV 756.75
6" PVC REQ. EXCAVATION (36% VOIDS) = 3,846 CU FT
N. CASS AVENUE
16 LF @ 1.00% 6" DIP WATER SERVICE BMP DEPTH 2 FT
TO BE BORED REQ. BMP AREA = 1,923 SQ FT
UNDER CASS AVE
BACK - PROVIDED PCBMP (40*49) = 1,960 SQ FT
PROPOSED VALVE-BOX
305 N LINCOLN ST PROPOSED 6' BRICK
OWNER: FENCED ENCLOSURE
EGAN, JUDITH A
FDC
6" 56.07'
3.36'
10' x 10' BORING PIT
6"
6" 3.36'
12.92' 5' x 5' RECEIVING PIT
SITE BENCHMARK #3
5.00' LIGHT POLE BASE
306 N. CASS AVENUE
ELEV 759.07
2' DIA CB
RIM 760.5 2.50'
START 12" HIGH
BARRIER CURB INV 756.61 FIRE HYDRANT
W/AUX VALVE IN BOX
32.00'
4"
FRONT PCBMP FRONT PCBMP
C
L
WESTMONT, ILLINOIS
PROPOSED BUILDING
T/F 766.00
6" PVC SDR 26
10' PUBLIC UTILITY EASEMENT
WHEEL STOPPER, 1% MIN SLOPE
TYP. SANITARY SERVICE
1 V.I.F. FOR CONNECTION
4" K
LOC SITE BENCHMARK #2
4" B 12.50' FOUND CROSS
4" 13' ELEV 758.46
3" 49'
3.46'
PROP. CLEANOUT
ENT STORM PIPE CONNECTION
ASEM
YE 6"
BACK PCBMP TILIT
CU
BLI 6" 6"
Civil Engineering • Consulting
Morris Engineering, Inc.
515 Warrenville Road, Lisle, IL 60532
FRAME U
40' 5' P 4"
GARAGE
22
Website: www.ecivil.com
6"
Phone: (630) 271-0770
OT
6" 6"
301 N LINCOLN ST
OWNER: CATCH BASIN
L 1 5
T
8" 8" 8"
O
TOMKO, ERIC D & BRIANNE L OPEN BOTTOM 5" 6"4"
Survey: (630) 271-0599
Land Surveying
RIM 763.70 6" PVC
30 LF @ 0.5% 6"
6"
6"4" 3"
6"
L
6" 6" 6"
6" 6"
6"
1 6
T
6"
FAX: (630) 271-0774
4"
LO
CONCRETE PILLAR
DS 6" 4"
6" 6"
END 12" HIGH 6" 4"
EP
12/1/2025 4:04:58 PM
4" BARRIER CURB 6" 4" 5
.5
56 71
URE
6" 7
6"
ASTRUCT
6.
75
6" OWNER: 7575
MATCH LINE 1
!
OBSERVATION WELL 4" 6.6.4
2 W NAPERVILLE ROAD LLC 6" 23 2
4"
INFR
EBPC
LI FE
4" 75
4"
ENVIRONMENTS
6" PVC 755.6 6.
N R
00
189 LF @ 0.5% BC
38 11
5. T E
TER
2
BETTER
0 75
5. 4.9
3 T E
75
5. 75 11
BET TE R
75 38
N R
T
6" 6" .9
4. 7575
E
545
7 4. 4.9
B
75 7
4. 4.5
8" 8" 75 5 75 WATER MANHOLE
8" RIM 754.87
5" 6" 4"
75 T/VALVE 752.02
4. 2 T/VALVE @ TEE
6" 6" 75
3
4. 4. 750.97 W/N/S
75 1
4.0 4.1 3.
4" 3" 75 75 7
6" 6" 5 75 PW
3.
3.8
6"
75 75 CJS
6"
I:\2024\24-12\24-12-2001 - 306 Cass Ave, Westmont\Engineering\Rev-01\24-12-2001_SITE_2025-09-19.dwg
6" 6" 3.
6" 3 AS
75
4" KK
EXISTING
CURB INLET 6/06/2025
4"
U E
4"
E N
4"
LAEV
L
3
INLET
55
EP RIM 752.84
R V I SITE BENCHMARK #1
E
6.
P
09 6" 75 NW BOLT TAG ON FH
SAN MH
A
6. 03 6" 71 ELEV 754.81
N
75 6. 6. RIM 752.30
75 75 3
W
MATCH LINE 1, SEE STORM PIPE CONNECTION INV 744.26 N/W
STORM MANHOLE
RIM 753.17 PROJ # 24-12-2001
Page 13 of 42
13 12 7 10 14 Legend
IVS CSA RTB CA TOE
Existing Tree to Remain
Proposed Shade Tree
1 East Wacker Drive
See Detail 1, Sheet L1.1
Suite 2700
Chicago, Illinois 60601
7 15 9 8 9 11 9 8 9 30 12 3 p 312.467.5445
CSA cas rh sna rh sna rh sna rh cas lc ls f 312.467.5484
Proposed Evergreen Tree thelakotagroup.com
12 See Detail 2, Sheet L1.1
cp
PREPARED FOR
10
56.07' 37 pv
HP Ventures,
3.36' 3.36'
52
12.92'
pv
7 Proposed Ornamental Tree LLC
ss 3 ls See Detail 3, Sheet L1.1 5000 W. Lawrence Ave
VTC Chicago, Illinois 60630
21
24 cp
8
lc PROJECT
VTC 5
2
VTC
rh Proposed Deciduous Shrub
See Detail 4, Sheet L1.1
306 N Cass Ave.
2
10 QB Westmont,
lc
3
12
pv
Proposed Evergreen Shrub Illinois 60559
See Detail 4, Sheet L1.1
VTC
7
10 3 8 3 9 ls
hpt TM hpt TM hpt
10 Perennials and Ornamental Grasses CONSULTANTS
6 cp See Detail 5, Sheet L1.1 Civil Engineering
RTB 7 Morris Engineering
ls Lisle, IL 60532
Native Bioswale Plug Mix (ALTERNATE - SEED) T 630. 271.0770
9 14 See Detail 7, Sheet L1.1
lc sna
Turf Sod, typ.
8 14
IVS cnn
It's smart. It's free. It's the law.
Call
Before Call before
4 3 You Dig
PGD CC you dig.
10
ILLINOIS
ONE-CALL SYSTEM 811
13 ppd
cnn 3
20
10 HAV
Planting Schedule ISSUED FOR PERMIT
September 26, 2025
ppd
ppd
REVISIONS
10 No Date Issue
hpt
14 8
cp hpt
14
cp Plug Planting Schedule
2 9 CHECKED BY DRAWN BY
AF IVS MC KD
LANDSCAPE PLAN
Landscape Data Chart - Code Compliance
SCALE IN FEET
1" = 10'
0' 5' 10' 30'
NORTH SHEET NUMBER
ALTERNATE - SEED
Plants listed above may be included as a seed mix rather than planted as plugs for the
Native Bioswale area shown on the Planting Plan. Area to be seeded = 365 SF at a rate of
60-90 seeds/SF. C
L1.0
2025 The Lakota Group
Page 14 of 42
Prune only to encourage central leader. (Do not cut
Planting Notes
leader on evergreen or pyramidal trees). Prune only to encourage central leader. (Do not cut GENERAL CONDITIONS
leader on evergreen or pyramidal trees). 1. Contractor shall familiarize themselves with all landscape specifications prior to commencement of work. Any questions
Remove any broken branches, tree tags, and ribbons Remove any broken branches, tree tags, and ribbons (upon or concerns shall be directed to Project Engineer or Landscape Architect in writing prior to landscape work commencement.
(upon approval of plant). 2. All project limits shall be fenced with temporary plastic fencing at 48" height, staked at 4' on center, and clearly signed
approval of plant).
for construction activities. All existing, protected vegetation shall be fenced at a minimum of the plants drip line or as
Avoid placing soil on top of the root ball, maintain Avoid placing soil on top of the root ball, maintain approved by Landscape Architect.
exposure of root flare. If root flare is not exposed, exposure of root flare. If root flare is not exposed, 3. The Landscape Contractor shall keep all areas clean and orderly at all times.
carefully remove excess soil. Set root ball so that base carefully remove excess soil. Set root ball so that base of 4. The Landscape Contractor shall keep all roadways and walkways clear of mud and debris that result from landscape
of root flare is 3"-6" higher than adjacent finish grade operations. 1 East Wacker Drive
root flare is 3"-6" higher than adjacent finish grade
(root flare is typically 6" below bud graft union on (root flare is typically 6" below bud graft union on Suite 2700
grafted trees). SOIL & PLANTING MIX Chicago, Illinois 60601
grafted trees).
5. All soil planting mix for backfill or beds, whether from on-site stockpile or new imported soil, shall be tested for approved p 312.467.5445
Mulch, 3" deep, typ. No mulch to be placed against the Mulch, 3" deep, typ. No mulch to be placed against the specified pH levels and nutrient content. Submit testing agency with laboratory report to project Landscape Architect for
approval, along with recommendations to amending soil as appropriate for use in planting. f 312.467.5484
trunk. trunk.
6. Topsoil shall be clean, pulverized soil from an acceptable source. Topsoil shall be free of debris, stones, and other material thelakotagroup.com
Prepare a 3" minimum ht. saucer around pit for Prepare a 3" minimum ht. saucer around pit for not more than one inch (1") diameter in size. Contractor shall provide the Landscape Architect with receipt of soil source
watering. watering. and soil test results from a qualified lab upon request. PREPARED FOR
+/- 6' dia.
7. It is anticipated that all planting areas, including lawn, shall be thoroughly tilled to a minimum of 12-18" depth. All
mulch ring
Flare planting hole edge. Hole size to be twice as wide Flare planting hole edge. Hole size to be twice as wide on-site topsoil shall be amended and reused as approved, or removed off-site and disposed of properly. New planting soil HP Ventures,
3 times as root ball. Backfill pit with amended topsoil. Remove as root ball. Backfill pit with amended topsoil. Remove mix consisting of pulverized topsoil and mushroom compost shall be installed and properly compacted to the following
rootball width excess excavated material from site and dispose of +/- 6' dia. excess excavated material from site and dispose of depths noted in the specifications and landscape planting details. LLC
legally. mulch ring legally. 8. Clean topsoil mix should have a tested and approved pH of 6.0 -- 7.0
9. All planting beds shall be thoroughly tilled and amended with topsoil/compost mix to a minimum of 12" depth. 5000 W. Lawrence Ave
3 times
10. The Landscape Contractor shall prepare planting beds by adding soil amendments to approved on-site or imported Chicago, Illinois 60630
Finish grade rootball width Finish grade
topsoil mix in the following quantities:
Cut and remove all cords around root ball and trunk. Trees and Shrubs: three (3) parts topsoil, (1) part peat, and one (1) part sand PROJECT
Cut and remove all cords around root ball and trunk. Remove top half of wire basket, and fold remaining Perennials and Groundcovers: three (3) parts topsoil, one (1) part peat, and two (2) parts decomposed mushroom
minimum
24"
Remove top half of wire basket, and fold remaining
points down. Remove top half of burlap.
points down. Remove top half of burlap. compost. (See Specifications)
11. All excess materials and spoils resulting from the landscape work shall be legally disposed of off-site by the Landscape
306 N Cass Ave.
Westmont,
minimum
Set root ball on undisturbed or compacted subgrade. If Contractor.
Set root ball on undisturbed or compacted subgrade. If 24" hole is too deep, add and compact additional fill before
hole is too deep, add and compact additional fill before
setting tree.
setting tree. PLANTING STANDARDS
12. All plant material shall be top-quality grade, free of defects, and meet accepted horticultural standards established by
Illinois 60559
the American Nurserymen's Association (AAN) and as deemed appropriate by Landscape Architect. Landscape Architect
Section - Shade Tree Planting Section - Evergreen Tree Planting shall have the right to reject any, and all, plant material delivered to the site that does not meet acceptable standards.
1 Scale: 1/2" = 1'-0" 2 Scale: 1/2" = 1'-0"
13. Sizes shown on plant schedule are minimum acceptable sizes.
14. All plants to be balled-in-burlap or container-grown as specified in plant schedule. All plastic root wrapping material
and metal wire baskets shall be removed. CONSULTANTS
Remove any broken branches, tree tags and ribbons (upon 15. All new and transplanted plants to be sprayed with an antidessecant within twenty-four (24) hours after planting. Civil Engineering
approval of plant). Antitranspirant shall be "Wiltpruf" or an approved equal. Morris Engineering
16. Owner's Representative shall field verify and approve all final staked tree, shrub, and perennial bed locations prior to Lisle, IL 60532
Avoid placing soil on top of the root ball, maintain installation. T 630. 271.0770
exposure of root flare. If root flare is not exposed, Limit pruning to dead and 17. The Landscape Contractor shall repair to its original condition any plant material which becomes damaged as a result of
carefully remove excess soil. Set root ball so that base of broken branches landscape operations.
root flare is 3"-6" higher than adjacent finish grade. 18. All perennials shall be planted at least two (2) feet from the tree trunks planted within planting areas.
Set rootball at same level as 19. Owner's Representative shall approve all plant materials for quality, condition and specified sizes. Plant material shall be
finished grade approved at nursery location, during tagging or before removal and transport to job site. Shrubs, perennials and
Mulch 3" deep, tapering to 1" at trunk.
Mulch, 3" deep, typ. Taper groundcovers shall be approved at job site prior to installation.
Prepare a 3" minimum saucer around pit, discard excess mulch to 1" depth at trunk
FERTILIZER & MULCHING
excavated material.
Prepare a 3" min. Saucer 20. Prior to mulching tree and shrub planting areas, apply time-release fertilizer by broadcasting over entire planting areas.
Flare planting hole edge. Hole size to be twice as wide as around pit if shrub is a Rate is to manufacturer's recommendations. Fertilizer is to have no less than 10% available phosphoric acid, and 3-8% It's smart. It's free. It's the law.
root ball. Backfill pit with 1/3 amended topsoil and 2/3 solitary planting. For total nitrogen soluble potash.
excavated material. Remove and properly dispose of multiple plantings in the 21. All plantings shall receive a slow-release fertilizer with a ratio of 10/10/10.
Call
Before
You Dig
Call before
same bed, prepare shrub bed 22. All trees and shrub beds shall receive a minimum of 3" thick shredded hardwood mulch top-dressing.
+/- 6' dia.
mulch ring
spoils off site.
so that finish grade between 23. All perennials and groundcover beds shall be top-dressed with two inches (2") minimum of mushroom compost. you dig.
shrubs provides positive
3 times
Cut and remove all cords around rootball and trunk
without causing damage to rootball or trunk. Remove 2' drainage. Discard excess MAINTENANCE & WARRANTIES
ILLINOIS
ONE-CALL SYSTEM 811
rootball width top half of wire basket, and fold remaining points down. excavated material 15. All plants shall be thoroughly watered in at time of planting and watered and maintained throughout construction
Remove top half of burlap. until final acceptance by owner. Contractor shall water all plants immediately after planting. Flood plants twice during the
Finish grade first twenty-four (24) hours after planting.
ISSUED FOR PERMIT
Cut all cords around rootball 16. Landscape Contractor shall warranty all trees, shrubs, perennials, and ornamental grasses under this contract will be
September 26, 2025
Finish Grade and trunk healthy and in flourishing condition of active growth one year from date of final acceptance.
17. All newly sodded or seeded areas shall be maintained, watered, and mowed throughout their growing seasons REVISIONS
Set root ball on undisturbed or appropriately compacted Backfill pit with 1/3
subgrade. If hole is too deep, add and compact additional during construction and until final acceptance by owner. No Date Issue
amended topsoil and 2/3
minimum
fill before setting tree. excavated material Deep rooted native plants, see
24"
Plant Schedule
Set rootball on undisturbed
subgrade. 12" depth maximum
Section - Ornamental Tree Planting Section - Shrub Planting Refer to plans for limits and grading
3 Scale: 1/2" = 1'-0" 4 Scale: 1/2" = 1'-0" 20%
max.
20%
max.
Finished grade of adjacent material slope slope
Set plants at same level as grown in CHECKED BY DRAWN BY
container 3" Shredded hardwood MC KD
Spade edge with smooth, uniform non-floatable mulch
Prepare entire planting bed to a 18" edge conforming to bedlines shown on PLANTING NOTES AND DETAILS
Engineered soil,
depth with amended topsoil plans. Remove and properly dispose of
18" 50% Sand
spoils off site 10% Compost
3" depth mulch. Work mulch under 40% Topsoil
branches. Raise planting bed 2" above Flush
finish grade
Native soil
4"
Undisturbed subgrade SCALE IN FEET
Mulch, as specified Varies
Note: Notes:
1. Root mass of pot bound plants Finished grade of planting bed
Varies 6" min. 1. Avoid compacting native soils. scarify any compacted soil to 4" depth.
should be loosened before 2. Mulch layer shall be hardwood mulch or other non-floating groundcover.
planting 3" 3. Minimum distance of 2 feet between bottom of basin and seasonally high groundwater level. SHEET NUMBER
5
Section - Annual, Perennial, and Groundcover Planting
Scale: 1/2" = 1'-0" 6
Section - Spade Edge
Scale: 3" = 1'-0" 7 Bioswale
Scale: 3/8" = 1'-0"
- Section
C
L1.1
2025 The Lakota Group
Page 15 of 42
5 4 3 2 1
CO N
NS OT
TR FO
UC R
TI
TRASH 6' FENCE
ON
ENCLOSURE
21' - 0"
D
FIRE HYDRANT
1
7' - 6"
FDC
2 www.be-architects.com
Contact:
John Benoit, AIA
4' METAL FENCE 630.329.5367
john@be-architects.com
9' - 0"
© 2023 BE Architects, Inc.
TYP 3 19
DEDICATED
USABLE OPEN
SPACE
4 18
EVSE CHARGER
John W Benoit, AIA
Lic: 001-023964
Exp: 11.30.2024
C
I hereby certify these drawings were prepared under my supervision
and to the best of my knowledge conform to the applicable codes and
18' - 0" 24' - 0" 20' - 0" 20' - 0" oridences.
5 17
Illinois Professional Design Firm Registration No. 1840008416-0001
6 16
7 15
EVSE CHARGER
8 14
10' -
0"
9 13
B
6' FENCE 4' METAL FENCE
10 12
11
NO.: ISSUED FOR: DATE
6' FENCE
306 N Cass Ave
306 N CASS AVE, WESTMONT, IL
60559
A DRAWN BY: WH CHECKED: --
GRAPHIC SCALE:
SCALE: 1/8" = 1'-0"
0' 1' 2' 4' 8' 16' N
SITE PLAN
SHEET NO.:
5 4 3 2 1
S1.0
Page 16 of 42
5 4 3 2 1
FLOOR PLAN LEGEND
CO N
NEW WALL CONSTRUCTION
NS OT
A6.0
EXISTING WALL CONSTRUCTION TO REMAIN TR FO
UC R
1
AREA NOT IN CONTRACT
TI
ON
IN-WALL BLOCKING
D FACP ROOM
2 A6.0
www.be-architects.com
Contact:
John Benoit, AIA
630.329.5367
john@be-architects.com
© 2023 BE Architects, Inc.
John W Benoit, AIA
Lic: 001-023964
Exp: 11.30.2024
C A6.1 2
I hereby certify these drawings were prepared under my supervision
and to the best of my knowledge conform to the applicable codes and
oridences.
Illinois Professional Design Firm Registration No. 1840008416-0001
1
A6.1
B
NO.: ISSUED FOR: DATE
306 N Cass Ave
306 N CASS AVE, WESTMONT, IL
60559
A DRAWN BY: WH CHECKED: --
GRAPHIC SCALE:
SCALE: 3/16" = 1'-0"
0' 6in 1' 2' 4' 8' N
CONSTRUCTION PLAN - LEVEL 1
SHEET NO.:
5 4 3 2 1
A1.0
Page 17 of 42
5 4 3 2 1
FLOOR PLAN LEGEND
CO N
NEW WALL CONSTRUCTION
NS OT
A6.0
EXISTING WALL CONSTRUCTION TO REMAIN TR FO
UC R
1
18' - 0"
18' - 0"
AREA NOT IN CONTRACT
TI
ON
IN-WALL BLOCKING
14' - 6"
7' - 0" 6' - 5" 7' - 0"
10' - 5"
D
12' - 7" 10' - 0" 9' - 0"
13' - 2"
2' - 0"
16' - 2"
13' - 10" 23' - 8" 5' - 0" 3' - 6" 11' - 11"
6' - 6"
2 A6.0
21' - 2"
www.be-architects.com
8' - 0"
15' - 1"
Contact:
John Benoit, AIA
2' - 0"
630.329.5367
5' - 0"
john@be-architects.com
© 2023 BE Architects, Inc.
8' - 0"
12' - 6"
14' - 3" 2' - 0" 6' - 0"
4' - 0"
John W Benoit, AIA
10' - 5"
Lic: 001-023964
3' - 6"
Exp: 11.30.2024
C A6.1 2
I hereby certify these drawings were prepared under my supervision
and to the best of my knowledge conform to the applicable codes and
8' - 6" 8' - 1"
oridences.
3' - 6"
Illinois Professional Design Firm Registration No. 1840008416-0001
22' - 4" 5' - 0" 9' - 11" 13' - 7" 2' - 0" 13' - 7"
11' - 11" 7' - 0"
8' - 0"
8' - 2"
2' - 0"
8' - 0"
12' - 4"
12' - 0" 5' - 0" 23' - 2"
1
A6.1
B
10' - 2"
12' - 5"
NO.: ISSUED FOR: DATE
306 N Cass Ave
306 N CASS AVE, WESTMONT, IL
60559
A DRAWN BY: WH CHECKED: --
GRAPHIC SCALE:
SCALE: 3/16" = 1'-0"
0' 6in 1' 2' 4' 8' N
CONSTRUCTION PLAN - LEVEL 1
DIMENSIONED PLAN
SHEET NO.:
5 4 3 2 1
A1.01
Page 18 of 42
5 4 3 2 1
FLOOR PLAN LEGEND
CO N
NEW WALL CONSTRUCTION
NS OT
EXISTING WALL CONSTRUCTION TO REMAIN TR FO
A6.0
AREA NOT IN CONTRACT UC R
TI
1
ON
IN-WALL BLOCKING
D
2 A6.0 www.be-architects.com
Contact:
John Benoit, AIA
630.329.5367
john@be-architects.com
© 2023 BE Architects, Inc.
John W Benoit, AIA
Lic: 001-023964
Exp: 11.30.2024
C
I hereby certify these drawings were prepared under my supervision
and to the best of my knowledge conform to the applicable codes and
oridences.
A6.1 2
Illinois Professional Design Firm Registration No. 1840008416-0001
1
A6.1
B
NO.: ISSUED FOR: DATE
306 N Cass Ave
306 N CASS AVE, WESTMONT, IL
60559
A DRAWN BY: WH CHECKED: --
GRAPHIC SCALE:
SCALE: 3/16" = 1'-0"
0' 6in 1' 2' 4' 8' N
CONSTRUCTION PLAN - LEVELS
2+3
SHEET NO.:
5 4 3 2 1
A1.1
Page 19 of 42
5 4 3 2 1
CO N
NS OT
TR FO
UC R
EXHAUST VENTILATION
(1 COOKING, 1 CLOTHES
DRYING, 1 BATHROOM FAN)
TYP.
TI
Penthouse
39' - 0"
ON
D
Parapet
33' - 0"
HARDIE PANEL HARDIE PANEL HARDIE PANEL
Roof
30' - 0"
HARDIE PANEL SIDING
AT BALCONIES, TYP
STONE SIDING, 1 COURSE
WIDE TO WRAP CORNER
www.be-architects.com
Contact:
Level 3 John Benoit, AIA
20' - 0" 630.329.5367
john@be-architects.com
© 2023 BE Architects, Inc.
Level 2
10' - 0"
STONE TILE SIDING John W Benoit, AIA
Lic: 001-023964
Exp: 11.30.2024
C
I hereby certify these drawings were prepared under my supervision
and to the best of my knowledge conform to the applicable codes and
oridences.
Illinois Professional Design Firm Registration No. 1840008416-0001
Level 1
0' - 0"
NORTH ELEVATION
1 SCALE: 3/16" = 1'-0"
Penthouse
39' - 0"
B
Parapet
33' - 0"
HARDIE PANEL
Roof
30' - 0"
Level 3 NO.: ISSUED FOR: DATE
20' - 0"
306 N Cass Ave
STONE SIDING, 1 COURSE
WIDE TO WRAP CORNER
306 N CASS AVE, WESTMONT, IL
Level 2 60559
10' - 0"
STONE TILE SIDING
A DRAWN BY: WH CHECKED: --
GRAPHIC SCALE:
SCALE: 3/16" = 1'-0"
FDC 0' 6in 1' 2' 4' 8'
Level 1
0' - 0" EXTERIOR ELEVATIONS
EAST ELEVATION
2 SCALE: 3/16" = 1'-0"
SHEET NO.:
5 4 3 2 1
A6.0
Page 20 of 42
5 4 3 2 1
CO N
NS OT
TR FO
UC R
RED HARDIE PANEL EXHAUST VENTILATION
PROTRUDES 2" FROM FACADE (1 COOKING, 1 CLOTHES
TO CREATE SHALLOW RELIEF DRYING, 1 BATHROOM FAN)
AND INCREASE VERTICALITY TYP.
TI
Penthouse
ON
39' - 0"
D
Parapet
33' - 0"
HARDIE PANEL HARDIE PANEL HARDIE PANEL
Roof
30' - 0"
www.be-architects.com
Contact:
John Benoit, AIA
Level 3 630.329.5367
20' - 0" john@be-architects.com
© 2023 BE Architects, Inc.
Level 2
10' - 0" John W Benoit, AIA
Lic: 001-023964
Exp: 11.30.2024
C
I hereby certify these drawings were prepared under my supervision
and to the best of my knowledge conform to the applicable codes and
oridences.
Illinois Professional Design Firm Registration No. 1840008416-0001
METER BANK
Level 1
0' - 0"
SOUTH/SOUTHEAST ELEVATION
1 SCALE: 3/16" = 1'-0"
EXHAUST VENTILATION
(1 COOKING, 1 CLOTHES
Penthouse
DRYING, 1 BATHROOM FAN) 39' - 0"
TYP.
B
Parapet
33' - 0"
HARDIE PANEL HARDIE PANEL HARDIE PANEL
Roof
30' - 0"
Level 3 NO.: ISSUED FOR: DATE
20' - 0"
306 N Cass Ave
Level 2 306 N CASS AVE, WESTMONT, IL
10' - 0" 60559
A DRAWN BY: WH CHECKED: --
GRAPHIC SCALE:
EVSE CHARGER EVSE CHARGER
SCALE: 3/16" = 1'-0"
0' 6in 1' 2' 4' 8'
Level 1
0' - 0"
EXTERIOR ELEVATIONS
WEST ELEVATION
2 SCALE: 3/16" = 1'-0" SHEET NO.:
5 4 3 2 1
A6.1
Page 21 of 42
OWNER'S CERTIFICATE
STATE OF ILLINOIS )
SS
COUNTY OF DUPAGE )
LOTS 9 AND 10 AND THE EAST 34 FEET OF LOTS 22, 23 AND 24, ALL IN BLOCK 1 IN THE RESUBDIVISION OF
THIS IS TO CERTIFY THAT THE UNDERSIGNED IS (ARE) THE OWNER(S) OF THE PROPERTY LOTS 8 TO 27, BOTH INCLUSIVE IN BLOCK 8 IN ARTHUR T. MC INTOSH AND COMPANY'S FAIRMONT GARDENS, A
DESCRIBED IN THE ATTACHED PLAT AND HAS (HAVE) CAUSED THE SAME TO BE SURVEYED AND SUBDIVISION IN THE SOUTHEAST QUARTER OF SECTION 4 AND THE NORTHEAST QUARTER OF SECTION 9,
PLATTED AS SHOWN BY THE PLAT FOR USES AND PURPOSES AS INDICATED THEREIN, AND DOES TOWNSHIP 38 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN DU PAGE COUNTY, ILLINOIS.
(DO) HEREBY ACKNOWLEDGE AND ADOPT THE SAME UNDER THE STYLE AND TITLE THEREON
INDICATED. FURTHERMORE, PURSUANT TO SECTION 1.005 OF THE PLAT ACT, 765 ILCS 205, THIS
DOCUMENT SHALL SERVE AS THE SCHOOL DISTRICT STATEMENT. TO THE BEST OF THE LAND AREA = 20,670 SF OR 0.475 ACRES MORE OR LESS 20' 10' 0 20'
OWNER'S KNOWLEGE, THE TRACT OF LAND DESCRIBED IN THE ATTACHED PLAT LIES IN THE
FOLLOWING SCHOOL DISTRICT(S):
C E MILLER ELEMENTARY SCHOOL, DISTRICT 201
JT MANNING ELEMENTARY SCHOOL, DISTRICT 201
WESTMONT JUNIOR HIGH SCHOOL, DISTRICT 201
WESTMONT HIGH SCHOOL, DISTRICT 201
F.I.P. 1/2"
0.21' N & ON LINE
OWNER: 2 W. NAPERVILLE ROAD LLC
_____________________________________
UPON RECORDING, MAIL TO:
5410 GROVESIDE LANE, ROLLING MEADOWS, IL 60008
ADDRESS:__________________________________________________
AVENUE
33'
DATED THIS __________ DAY OF _____________________, AD 20______
86
25
NT No. 1615
T
LO SEND TAX BILL TO:
T8
HERETOFORE DEDICATED PER DOCUME
NOTARY'S PUBLIC CERTIFICATE
LO
STATE OF ILLINOIS ) F.I.P. 3/4" N 88°38'18" E
SS F.I.P. 3/4" 0.76' N & 0.54' E
COUNTY OF DUPAGE ) AT CORNER 192.00'
I, ________________________________, A NOTARY PUBLIC, IN AND FOR SAID COUNTY, IN THE 158.00'
34.00'
STATE AFORESAID, DO HEREBY CERTIFY THAT ________________________________,
PERSONALLY KNOWN TO ME TO BE THE SAME PERSON WHOSE NAME IS SUBSCRIBED TO THE
75.17' (R)
FOREGOING INSTRUMENT AS SUCH OWNER, APPEARED BEFORE ME THIS DAY IN PERSON AND
ACKNOWLEDGED THAT HE (SHE) (THEY) SIGNED AND DELIVERED THE SAID INSTRUMENTS AS HIS
CASS
(HER) (THEIR) OWN FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES THEREIN SET
50.00'
50.00'
FORTH.
24 09-022-00 931-00
S 01°52'57" E
00 00
50.00' T
GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS ____________ DAY OF___________________,
O 0 -0
L. 09-04-4
9
74.48'
AD 20_______. -4
-04
OT
09
.N.
__________ __________________ __________________________
L P.I P.I
.N
NOTARY PUBLIC COMMISSION EXPIRES
1
34.00'
158.00' N.
WEST LINE OF LOTS 9 & 10
-00
00
T 25.17' (R)
LO
023
N 01°52'57" W
9-
WEST LINE OF THE EAST 34'
0
4-4
140.84'
09
-0 24.48' (M)
CERTIFICATE OF PLANNING & ZONING COMISSION
P . I .N. C
L
STATE OF ILLINOIS )
SS
50.00' 50.00' 1 0 00
OF LOTS 22, 23 & 24
COUNTY OF DUPAGE )
OT -032-00 FOUND CROSS
L -409
ON LINE NE'LY & 2.00' E
23
F.I.P. 1/2"
11
I, ______________________________________________, CHAIRMAN OF THE VILLAGE OF 4
WESTMONT PLANNING & ZONING COMISSION, CERTIFY THAT ON THE _____________ DAY OF AT CORNER
09-0
________________, __________, THIS PLAT OF CONSOLIDATION WAS DULY APPROVED BY THE P.I
.N.
O T
T L
LO
PLANNING AND ZONING COMMISSION.
T 12
.57'
BY: _________________________________ ATTEST: ____________________________________
34.00' 202 02" W LO
13
CHAIRMAN SECRETARY 1'
9°3
S6
O T
L
SANITARY DISTRICT CERTIFICATE
22 -409-002-
00
0 0
1 4
T
LO
4
STATE OF ILLINOIS ) 9-0
OT
.0
15
SS .I.N
L
P
COUNTY OF DUPAGE )
O T
F.I.P. 3/4"
0.65' SE'LY L F.I.P. 1/2"
AT CORNER
I, ______________________________, EXECUTIVE DIRECTOR FOR THE _____________________
___________________DISTRICT, DO HEREBY CERTIFY THAT THERE ARE NO DELINQUENT OR
1.45' W
1 6
T
LO
UNPAID CURRENT OR FORFEITED SPECIAL ASSESSMENTS, OR ANY DEFERRED INSTALLMENTS
OF ANY OUTSTANDING UNPAID SPECIAL ASSESSMENTS WHICH HAVE NOT BEEN DIVIDED IN
ACCORDANCE WITH THE PROPOSED CONSOLIDATION AND DULY APPROVED BY THE COURT
THAT CONFIRMED THE SPECIAL ASSESSMENT. F.I.P. 3/4"
2.03' SE'LY
DATED AT _____________, ILLINOIS, THIS ___________ DAY OF______________________ AD 20__ . 0.76' W
125.00'
BY: ________________________________________________________
EXECUTIVE DIRECTOR
STATE OF ILLINOIS )
SS
COUNTY OF DUPAGE )
VILLAGE CLERK CERTIFICATE I, THOMAS J. CESAL, HEREBY CERTIFY THAT I, AN ILLINOIS PROFESSIONAL LAND
CERTIFICATE OF SPECIAL ASSESSMENTS COUNTY CLERK'S CERTIFICATE
SURVEYOR, DO HEREBY CERTIFY THAT I HAVE SURVEYED AND RESUBDIVIDED THE
STATE OF ILLINOIS )
STATE OF ILLINOIS ) PROPERTY HEREON DESCRIBED IN THE CAPTION TO THE PLAT HEREON DRAWN AND
SS
COUNTY OF DUPAGE ) STATE OF ILLINOIS ) SS THAT THE SAID PLAT IS A TRUE AND CORRECT REPRESENTATION OF THE SAME. ALL
SS COUNTY OF DUPAGE ) DIMENSIONS ARE IN FEET AND DECIMAL PARTS OF A FOOT.
COUNTY OF DUPAGE )
I, ________________________________, VILLAGE CLERK OF THE VILLAGE OF WESTMONT, I, ________________________________, COUNTY CLERK OF DUPAGE COUNTY,
LOTS 9 AND 10 AND THE EAST 34 FEET OF LOTS 22, 23 AND 24, ALL IN BLOCK 1 IN THE
ILLINOIS, HEREBY CERTIFY THAT THIS PLAT WAS PRESENTED TO AND BY RESOLUTION DULY I, __________________________________, VILLAGE TREASURER OF THE VILLAGE ILLINOIS
OF WESTMONT, DO HEREBY CERTIFY THAT THERE ARE NO DELINQUENT OR
RESUBDIVISION OF LOTS 8 TO 27, BOTH INCLUSIVE IN BLOCK 8 IN ARTHUR T. MC INTOSH
APPROVED BY THE BOARD OF TRUSTEES OF SAID VILLAGE AT ITS MEETING HELD ON
UNPAID CURRENT OR FORFEITED SPECIAL ASSESSMENTS OR ANY DEFERRED AND COMPANY'S FAIRMONT GARDENS, A SUBDIVISION IN THE SOUTHEAST QUARTER OF
______________________________________, _____________, AND THAT THE REQUIRED BOND OR
OTHER GUARANTEE HAS BEEN POSTED FOR THE COMPLETION OF THE IMPROVEMENTS INSTALLMENTS THEREOF THAT HAVE BEEN APPORTIONED AGAINST THE SECTION 4 AND THE NORTHEAST QUARTER OF SECTION 9, TOWNSHIP 38 NORTH, RANGE
REQUIRED BY THE REGULATIONS OF SAID VILLAGE. TRACT OF LAND INCLUDED IN THE PLAT. DUPAGE COUNTY RECORDER'S CERTIFICATE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN DU PAGE COUNTY, ILLINOIS.
IN WITNESS WHEREOF I HAVE HERETO SET MY HAND AND SEAL OF THE VILLAGE OF WESTMONT, DATED AT WESTMONT, DUPAGE COUNTY, ILLINOIS, THIS _________________
I, FURTHER CERTIFY THAT BASED ON EXAMINATION OF THE FEDERAL EMERGENCY
DAY STATE OF ILLINOIS )
SS MANAGEMENT AGENCY FLOOD INSURANCE RATE MAP, PANEL NUMBER 17043C0186J,
ILLINOIS, THIS ____________ DAY OF ________________________, _____________.
OF __________________________, ____________________. COUNTY OF DUPAGE ) EFFECTIVE DATE OF AUGUST 1ST, 2019 THAT THE PARCEL INCLUDED IN THIS RECORD
BY: ___________________________________ OF DEED IS NOT LOCATED IN A SPECIAL FLOOD HAZARD AREA.
VILLAGE CLERK ____________________________________
VILLAGE TREASURER THIS PLAT______________________________ WAS FILED FOR RECORD IN THE
FURTHERMORE, I DESIGNATE THE VILLAGE OF WESTMONT TO ACT AS MY AGENT, FOR
RECORDER'S OFFICE OF DUPAGE COUNTY, ILLINOIS, AFORESAID ON THE
THE PURPOSES OF RECORDING THIS DOCUMENT.
VILLAGE ENGINEER __________ DAY OF _______________________, ____________, AT _________
I FURTHERMORE CERTIFY THAT UPON COMPLETION OF MASS GRADING, IRON PIPES
STATE OF ILLINOIS ) O'CLOCK_______.M., AND WAS RECORDED IN BOOK _______________ OF PLATS WILL SET AT ALL LOT CORNERS.
SS
COUNTY OF DUPAGE ) ON PAGE ________________.
DATED, THIS 25TH DAY OF JUNE, A.D., 2025, AT LISLE, ILLINOIS.
I, ______________________________, VILLAGE ENGINEER OF THE VILLAGE OF
WESTMONT, ILLINOIS, HEREBY CERTIFY THAT THE IMPROVEMENTS DESCRIBED BY: _______________________________________
IN THIS PLAT AND THE PLANS AND SPECIFICATIONS THEREFOR MEET THE RECORDER
MINIMUM REQUIREMENTS OF SAID VILLAGE AND HAVE BEEN APPROVED BY ALL
PUBLIC AUTHORITIES HAVING JURISDICTION THEREOF.
_______________________________________ S J. C
Morris Engineering, Inc. DATED AT WESTMONT, DUPAGE COUNTY, ILLINOIS, THIS ______________ DAY ILLINOIS PROFESSIONAL LAND SURVEYOR NO. 035-2205 MA 2205
T HO AL
ES
MY LICENSE EXPIRES NOVEMBER 30, 2026. PROFESSIONAL
Civil Engineering • Consulting OF ________________________, ___________________. ILLINOIS PROFESSIONAL DESIGN FIRM PROFESSIONAL LAND
Land Surveying ENGINEERING CORPORATION NO. 184-001245 SURVEYOR
______________________________ STATE OF
515 Warrenville Road, Lisle, IL 60532 ILLINOIS
VILLAGE ENGINEER S
Phone: (630) 271-0770 CLIENT: COMPAGNO LLC LIS I
LE , IL L I N 0
Survey: (630) 271-0599
STRUCTURE ! FAX: (630) 271-0774
NFRA
TER I ETTER ENVIRON
MENTS LI F E SHEET 1 OF 1
BET TE R
T B
BE Website: www.ecivil.com PROJ # 24-12-2001
Page 22 of 42
LOTS 9 AND 10 AND THE EAST 34 FEET OF LOTS 22, 23 AND 24, ALL IN BLOCK 1 IN THE RESUBDIVISION OF
LOTS 8 TO 27, BOTH INCLUSIVE IN BLOCK 8 IN ARTHUR T. MC INTOSH AND COMPANY'S FAIRMONT GARDENS, A
SUBDIVISION IN THE SOUTHEAST QUARTER OF SECTION 4 AND THE NORTHEAST QUARTER OF SECTION 9,
TOWNSHIP 38 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN DU PAGE COUNTY, ILLINOIS.
10' 5' 0 10'
LAND AREA = 20,670 SF OR 0.475 ACRES MORE OR LESS SAN MH
77 N OF N PL
RIM 761.31
INV 753.87 N/S
313'
F/F 770.83
CONCRETE
5
T2
SPLIT LEVEL 0.11' N
5" FRAME RESIDENCE
LO
F/F
T 8 766.65 CONCRETE
2.86' S & 3.41' W
CONCRETE
WALK LO 6" CLEANOUT
3.29' N
5" RIM 766.57
8.25'
5"
CHAIN LINK FENCE 7.96' N 88°38'18" E
1.81' N F.I.P. 3/4"
CHAIN LINK FENCE F.I.P. 3/4"
5" 0.76' N & 0.54' E 36"
192.00'
0.21' N AT CORNER 5" 15"
5" 158.00'
8" 8" CONCRETE PAD
8" 34.00'
0.28' N
FRAME
GARAGE
N. CASS AVENUE
50.00'
50.00'
9
75.17' (R)
50.00' T
LO
3"
6"
6"
S 01°52'57" E
6" 6"
6"6" 74.48'
24
T SITE BENCHMARK #3
LO
LIGHT POLE BASE
ELEV 759.07
158.00'
4"
34.00' 33.00'
C
L
25.17' (R) 24.48' (M)
1
CK
4"
O
BL
SITE BENCHMARK #2
4" FOUND CROSS
WEST LINE OF LOTS 9 & 10
4" ELEV 758.46
N 01°52'57" W
3" 3"
WOOD FENCE F.I.P. 1/2" 140.84'
2.97' W
50.00'
AT CORNER FOUND CROSS
50.00' 0 ON LINE NE'LY & 2.00' E
T 1
WEST LINE OF THE EAST 34'
23 LO
Civil Engineering • Consulting
Morris Engineering, Inc.
515 Warrenville Road, Lisle, IL 60532
6"
T
Website: www.ecivil.com
L O
1
OF LOTS 22, 23 & 24
Phone: (630) 271-0770
FRAME
6"
T 1
LO
GARAGE 6" 6"
6" 6"
Survey: (630) 271-0599
Land Surveying
6"
WOOD FENCE 6"
2.90' W 6" WOOD WALL (M)
.70'
6" 0.04' SE'LY 166 98' (R)
166
.
1 2
6" 6"
T
.57'
LO FAX: (630) 271-0774
6"6" 6"
202
34.00' 6" 6"
6" 6" "W
'02
9°31
6" 6" S6
CONCRETE PILLAR
3
RUCTURE
WOOD FENCE 6" 6" 4"
6"
T 1
FRAST
2.36' W
LO
6"
!
4"
N 01°52'57" W
6" 6"
22
LI F E
R IN BETTER ENVIRONMENTS
29.21' (R) 6" 6"
6"
4" BE
T 29.09' (M) 4"
LO
6" 4"
E
6" CURB
4"
6.00' SE'LY
T
T TE R
1 4
BET
40.84' (M)
STATE OF ILLINOIS
O T COUNTY OF DUPAGE
6" 6" L
I, THE UNDERSIGNED, AN ILLINOIS PROFESSIONAL LAND SURVEYOR, DO HEREBY
WOOD WALL
8"
WOOD
RETAINING 1.53' SE'LY
1 5 CERTIFY THAT "THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS
WATER MANHOLE
MINIMUM STANDARDS FOR A BOUNDARY AND TOPOGRAPHIC SURVEY," AND THAT THE
T
8"
LO
WALL 8" RIM 754.87
5" 6" 4" PLAT HEREON DRAWN IS A CORRECT REPRESENTATION OF SAID SURVEY.
T/VALVE 752.02
)
6" 7' (M T/VALVE @ TEE
35.8 6" FIELD750.97
WORK WAS COMPLETED ON 12/16/2024
W/N/S
4" 3"
6" 6" DATED, THIS 28TH DAY OF MARCH, A.D., 2025, AT LISLE, ILLINOIS.
6" 6" CURB
16
WOOD FENCE 6" 6" 6.61' SE'LY
1.89' SE'LY & 0.55' W 6"
T F.I.P. 1/2"
_______________________________________ S J. C
LO
4" AT CORNER
ILLINOIS PROFESSIONAL LAND SURVEYOR NO. 035-2205 MA 2205
F.I.P. 3/4"
T HO AL
ES
0.65' SE'LY 4" WOOD WALL
MY LICENSE EXPIRES NOVEMBER 30, 2026. PROFESSIONAL
1.45' W 1.17' SE'LY ILLINOIS PROFESSIONAL DESIGN FIRM PROFESSIONAL LAND
SURVEYOR
F.I.P. 3/4"
4" ENGINEERING CORPORATION NO. 184-001245
2.03' SE'LY STATE OF
1
0.76' W 4" ILLINOIS S
CLIENT: ROSEWOOD SIGNATURE HOMES LIS I
CONCRETE EP LE , IL L I N 0
WALL 6.
55 SITE BENCHMARK #1
6. 6" 75 NW BOLT TAG ON FH
09 03 6" SAN MH
75 6. 6.71 ELEV 754.81
75 RIM 752.30
75
INV 744.26 N/W
PROJ # 24-12-2001
BC
6" 42 P
6. 3E
8/25/2025 4:07:42 PM I:\2024\24-12\24-12-2001 - 306 Cass Ave, .2
Westmont\Survey
6 Drawing\24-12-2001_rev2 TOPO_2025-08-25.dwg
75
75 Page 23 of 42
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January 5, 2026
Scott Williams
Senior Planner
Village of Westmont
31 W Quincy Street
Westmont, IL 60559
Re: Highpoint Living Westmont
306 N. Cass
PZC Application
Dear Mr. Williams,
We are pleased to submit the following application to construct a 12 unit multi-family building located at 306
N. Cass Ave. The following cover letter explains the project request, entitlements sought, and the list of
materials included with this application.
Project Summary:
The proposed development seeks to turn a long vacant lot into a well appointed 12 unit luxury multi-family
building. The proposed development will be comprised of 12 two bedroom, two bath units. The current lot is
20,670 sf and is underutilized as vacant property. The proposed development is a three story elevator
building, clad in high quality materials: masonry; Hardie architectural panels; and Hardie architectural lap
siding. The proposed interior finishes include: gourmet kitchens, individual mechanical systems, upgraded
bathrooms with tile shower surrounds and glass enclosures; private balconies; and oversized windows.
Entitlements Requested:
● Request for a preliminary and final plat of subdivision (consolidation);
● Request for a Major site and landscaping plan;
● Request for a Variance to the minimum front yard setback;
● Request for a Variance to the maximum density.
● Request for a Variance to the minimum usable outdoor open space
● Request for a Variance to the stormwater management requirements
● Request for a Zoning Ordinance Map Amendment
______________________________________________________
4745 Main St. Suite 102, Lisle, IL 60532 | 847.778.9626
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Materials Included with this Application:
● Application Documents
○ Signed Application
○ Legal Description
○ Copy of Purchase Contract
○ Signed Escrow Form
○ Neighbor List
● Architectural Designs
○ Schematic Designs
○ Color Elevations
● Civil Engineering Designs
○ Topographic Survey
○ Preliminary and Final Plat of Consolidation
○ Preliminary Civil Designs
○ Traffic Memorandum
○ Stamped Landscape Design
● Variances and Waivers
○ Findings of Fact
If you have any questions regarding this submittaal, please do not hesitate to call us. We look forward to
receiving your feedback.
Very Truly Yours,
Compagno, LLC
Michael Gatto
Founder
______________________________________________________
4745 Main St. Suite 102, Lisle, IL 60532 | 847.778.9626
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306 N Cass- Variance Standards
Variance to the Minimum Front Yard Setback
1. Practical Hardship or Practical Difficulty:
a. Due to the unique site geometrics, the physical topography of the site, and the village
mandated parking in the rear, strict compliance with the front yard setback would create
a difficulty in meeting this regulation
2. Unique Physical Condition:
a. The lot is trapezoidal in shape and geometrics. The lot also has a significant
topography change. These unique conditions require a unique massing plan in order to
achieve a viable and marketable project
3. Not Self-Created:
a. The lot shape and topography is not caused by ownership
4. Denied Substantial Rights:
a. Due to the unique physical condition, this particular lot would lose redevelopment
viability if strict compliance was sought
5. Not Merely Special Privilege:
a. Due to the physical condition of the existing site, this is a unique situation specific to
the lot and would exist regardless of the financial implications.
6. Zoning Ordinance and Comprehensive Plan:
a. The variance would be in line with other requests granted in the immediate vicinity. The
proposed development would also be adjacent to the more dense zoning district and
would create a transitional use consistent with the comprehensive plans.
7. Essential Character of the Area:
a. The variance, if granted, would not be materially detrimental to public welfare or
materially injurious to the other properties in the vicinity.
b. The variance, if granted, would not materially impair the supply of light or air to the
properties in the vicinity
c. The variance, if granted, would not increase the danger of flooding or fire
d. The variance, if granted, would not unduly tax the public utilities, facilities, or services
in the area
e. The variance, if granted, would not endanger the public health or safety of the
community
8. No Other Remedy
a. Due to the physical condition of the property, there is no other means to satisfy the
practical difficulty in redevelopment of the subject property.
Page 30 of 42
Variance to the Maximum Density
1. Practical Hardship or Practical Difficulty:
a. Due to the unique site geometrics, the physical topography of the site, and the village
mandated parking in the rear, strict compliance with the front yard setback would create
a difficulty in meeting this regulation
2. Unique Physical Condition:
a. The lot is trapezoidal in shape and geometrics. The lot also has a significant
topography change. These unique conditions require a unique massing plan in order to
achieve a viable and marketable project
3. Not Self-Created:
a. The lot shape and topography is not caused by ownership
4. Denied Substantial Rights:
a. Due to the unique physical condition, this particular lot would lose redevelopment
viability if strict compliance was sought
5. Not Merely Special Privilege:
a. Due to the physical condition of the existing site, this is a unique situation specific to
the lot and would exist regardless of the financial implications.
6. Zoning Ordinance and Comprehensive Plan:
a. The variance would be in line with other requests granted in the immediate vicinity. The
proposed development would also be adjacent to the more dense zoning district and
would create a transitional use consistent with the comprehensive plans.
7. Essential Character of the Area:
a. The variance, if granted, would not be materially detrimental to public welfare or
materially injurious to the other properties in the vicinity.
b. The variance, if granted, would not materially impair the supply of light or air to the
properties in the vicinity
c. The variance, if granted, would not increase the danger of flooding or fire
d. The variance, if granted, would not unduly tax the public utilities, facilities, or services
in the area
e. The variance, if granted, would not endanger the public health or safety of the
community
8. No Other Remedy
a. Due to the physical condition of the property, there is no other means to satisfy the
practical difficulty in redevelopment of the subject property.
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Variance to the Minimum Usable Outdoor Open Space
1. Practical Hardship or Practical Difficulty:
a. Due to the unique site geometrics, the physical topography of the site, and the village
mandated parking in the rear, strict compliance with the front yard setback would create
a difficulty in meeting this regulation
2. Unique Physical Condition:
a. The lot is trapezoidal in shape and geometrics. The lot also has a significant
topography change. These unique conditions require a unique massing plan in order to
achieve a viable and marketable project
3. Not Self-Created:
a. The lot shape and topography is not caused by ownership
4. Denied Substantial Rights:
a. Due to the unique physical condition, this particular lot would lose redevelopment
viability if strict compliance was sought
5. Not Merely Special Privilege:
a. Due to the physical condition of the existing site, this is a unique situation specific to
the lot and would exist regardless of the financial implications.
6. Zoning Ordinance and Comprehensive Plan:
a. The variance would be in line with other requests granted in the immediate vicinity. The
proposed development would also be adjacent to the more dense zoning district and
would create a transitional use consistent with the comprehensive plans.
7. Essential Character of the Area:
a. The variance, if granted, would not be materially detrimental to public welfare or
materially injurious to the other properties in the vicinity.
b. The variance, if granted, would not materially impair the supply of light or air to the
properties in the vicinity
c. The variance, if granted, would not increase the danger of flooding or fire
d. The variance, if granted, would not unduly tax the public utilities, facilities, or services
in the area
e. The variance, if granted, would not endanger the public health or safety of the
community
8. No Other Remedy
a. Due to the physical condition of the property, there is no other means to satisfy the
practical difficulty in redevelopment of the subject property.
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Findings of Fact Standards
(Specific to Stormwater Management Variance Requests)
A. The development activity cannot be located outside the special flood hazard area;
B. An exceptional hardship would result if the variance were not granted;
C. The relief requested is the minimum necessary;
D. There will be no additional threat to public health, safety, or beneficial stream uses and functions,
especially aquatic habitat, or creation of a nuisance;
E. There will be no additional public expense for flood protection, lost environmental stream uses and
functions, rescue or relief operations, policing, or repairs to streambeds and banks, roads, utilities, or
other public facilities;
F. The provisions of sections 34-39(c) and 34-41(c) shall still be met;
G. The activity is not in a designated floodway;
H. The applicant's circumstances are unique and do not represent a general problem; and
I. The granting of the variance will not alter the essential character of the area involved, including
existing stream uses.
Variance to the Stormwater Management Requirements
A. The development site is wholly located outside the special flood hazard area
B. If the variance were not granted, an exceptional hardship would exist for the development. The site
topography and grading create significant challenges when employing a detention facility per the
Village design guidelines
C. Although the development is requesting a variance to the stormwater management requirements, the
alternative method and means of construction will meet, or exceed the current county standards for
the area.
D. There will be no additional threat to public health, safety, or beneficial stream uses and functions. This
variance and alternative design will not create a nuisance.
E. There will be no additional public expense for flood protection, lost environmental stream uses and
functions, rescue or relief operations, policing, or repairs to streambeds and banks, roads, utilities, or
other public facilities
F. The proposed alternative design meets section 34-39(c): “Preventing increased damages. No
development in the flood fringe shall create a threat to public health and safety”. The proposed
alternative design meets section 34-41(c): “Preventing increased damages.”
G. The activity is not in a designated floodway
H. The proposed development site is unique due to the topography and site massing.
I. The granting of the variance will not alter the essential character of the area involved, including
existing stream uses.
Page 33 of 42
TO: HP Ventures, LLC
FROM: Morris Engineering, Inc.
DATE: June 13, 2025
RE: Parking Impact Study
Residential Condominium
306 N. Cass Ave
Westmont, Illinois
This memorandum analyzes the parking demand for the redevelopment of 306 N. Cass
Ave. from the residential lot to 12 Unit Residential Condominium in Westmont, Illinois. The
purpose of this study is to determine the impact of the proposed residential development in the
area.
Redevelopment Plan
The redevelopment site is located at 306 N. Cass Avenue on the Northwest corner of
Cass Avenue and E Naperville Road. Property is within 0.5 mi from Westmont Downtown with
commuter parking and railroad tracks.
Existing lost previously was single family house.
The three-story condominium will be constructed to about 17,800 square feet. The proposed
outdoor 19 space parking lot is proposed on the West side of the building and will incorporate
required VCBMP per Village of Westmont requirements.
National Parking Data
National parking data for existing and proposed use was reviewed to estimate the parking
demand for the site. The Institute of Transportation of Engineers’ (ITE) publication Parking
Generation, 10th Edition provides parking survey data for Single Family Detached Housing (0.99
per dwelling unit) and for Multifamily Housing (mid-rise 0.18 trips per unit) within dense multi-
use urban area.
• Based on single-family detached housing, PM peak hour would generate 0.99 trips.
• Proposed multi-family housing would generate 2.16 trips per PM peak hour.
Total increase of 1.17 trips per PM peak hour.
515 Warrenville Road, Lisle, Illinois 60532 • (630) 271-0770 • (630) 271-0774 Fax
Page 34 of 42
Page 35 of 42
VILLAGE OF WESTMONT
PLANNING AND ZONING COMMISSION
AGENDA ITEM
MEETING DATE: January 14, 2026 PZC 016-2025
TITLE: Requests from Compagno LLC (Petitioner), and 2 W Naperville Road, LLC (owner), for the
property at 306 North Cass Avenue, Westmont, Illinois, 60559, for the following:
1. Preliminary Plan of Subdivision to consolidate five (5) lots into one (1) lot
2. Zoning Ordinance Variance to the minimum front yard setback in the R-4 General Residential
District
3. Zoning Ordinance Variance to the minimum lot area per dwelling unit in the R-4 General
Residential District
4. Zoning Ordinance Variance to the minimum outdoor open space in the R-4 General Residential
District
5. Major Site Plan
This initial public hearing will involve zoning and subdivision requests by the Petitioner as listed above. An
additional public hearing scheduled for February 4th, 2026 at 6:00 P.M. will be held to consider the
following:
1. Zoning Ordinance Map Amendment to rezone three (3) of the five (5) total parcels of the subject
property from R-3 Single-Unit Residential District to R-4 General Residential District so that all
parcels in the proposed development are uniformly zoned.
More information may be found on the Village of Westmont's website when available.
I. BACKGROUND OF ITEM
A. Location: 306 North Cass Avenue is located just north of the intersection of Cass Avenue and
Naperville Road. It is a part of A.T. McIntosh & Co.’s Fairmont Gardens Resubdivision of Lots 8-27,
which was recorded in 1922. The property is currently split between five lots/parcels, for a total area
of 0.475 acres, or roughly 20,670 square feet. Two lots front Cass Avenue, while the other three are
the rear 34 feet of lots fronting North Lincoln Street. Based on aerial images, it appears that these
five lots were used for one single-family home. The home was demolished by 2010, and the property
has been vacant since.
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Aerial Map - 306 North Cass Avenue (source: DuPage County Parcel Viewer)
Zoning Map - 306 North Cass Avenue
B. Zoning Designations:
SUBJECT PROPERTY:
R-4 General Residential &
R-3 Single-Unit Residential
NORTH:
R-4 General Residential &
R-3 Single-Unit Residential
SOUTH:
B-1 Downtown Edge
EAST:
B-1 Downtown Edge
WEST:
R-3 Single-Unit Residential
C. Neighborhood Characteristics
306 North Cass Avenue serves as a transitional piece of property to two distinct parts of the Village.
Along Cass Avenue, the subject property transitions from Downtown Westmont to the south into a
myriad of housing types to the north. Additionally, the subject property buffers the established
detached home neighborhood to the west from Cass Avenue. A variety of uses surround the
property ranging from restaurant, retail, service and residential related uses.
____________________________________________________________________________________
PZC 016-2025 Page 2 of 7
Page 37 of 42
Street View - 306 North Cass Avenue (Source: Google Street View)
II. PETITIONER REQUEST:
The Petitioner is seeking approval for a three‑story, twelve‑unit residential building, a project that
requires multiple zoning entitlements. As part of the proposal, the Petitioner is requesting a
Preliminary Plan of Subdivision to consolidate five existing lots into a single lot. The Petitioner is also
seeking several variances from the Zoning Ordinance, including relief from the minimum front yard
setback, the minimum lot area per dwelling unit, and the outdoor open space requirement in the R‑4
General Residential District, along with a Major Site Plan review.
A related action will be considered at a separate public hearing on February 4, 2026, at 6:00 P.M. At
that time, a proposed Zoning Ordinance Map Amendment will be reviewed, which, if approved,
would rezone three of the five parcels from the R‑3 Single‑Unit Residential District to the R‑4
General Residential District. This amendment is intended to establish consistent zoning across the
entire development site.
III. ZONING ANALYSIS
A. Zoning and Comprehensive Plan Designations
The current zoning district of the property is split between R-3 Single-Unit Residential, which
primarily allows detached houses, and R-4 General Residential, which allows for many residential
types from detached houses to multi-unit buildings, and every type in between.
The Comprehensive Plan designates the future land use in this area as Single-Family Attached
Residential. This designation finds that housing types like duplexes, townhomes, and rowhomes are
appropriate, as they increase residential density near the Downtown and “...serve as a transitional
land use between business uses and single family neighborhoods.”
Furthermore, the subject property is located within the Naperville & Cass subarea’s Commercial
Node. This area is described as being appropriate for prominent commercial development, although
it is a tertiary commercial core. The Commercial Node should target “...local retail, restaurant, or
service uses that benefit from the visibility of Naperville Road and Cass Avenue. It should also
create an environment that is highly accessibly by foot or bicycle from surrounding neighborhoods.”
Though the Comprehensive Plan’s Future Land Use Plan and the Naperville & Cass subarea plan
disagree on the future land use of the property, the proposed multi-unit building is a permitted land
____________________________________________________________________________________
PZC 016-2025 Page 3 of 7
Page 38 of 42
use in the R-4 General Residential District.
B. Entitlement Request
The petitioner has provided a project narrative and supporting documentation for the following
requests. Any corresponding zoning ordinance sections for entitlement approval consideration can
be referenced in item V(B).
1. Preliminary Plan of Subdivision to consolidate five (5) lots into one (1) lot [Chapter 95
Section 2.05 and Appendix B]
The property consists of five underlying lots, all of which are addressed as 306 North Cass Avenue
and include the following Parcel Identification Numbers (PINs): 09-04-409-022, 09-04-409-023,
09-04-409-031, 09-04-409-032, and 09-09-204-002. This consolidation is required due to the unified
development being proposed. The minimum lot area, lot width, and lot depth requirements are being
met with a total area of 20,670 square feet (0.47 acres), a lot width of ~83.5 feet, and average lot
depth of 197.25 feet.
2. Zoning Ordinance Variance to the minimum front yard setback in the R-4 General
Residential District [Chapter 95, Section 2.05]
The petitioner is seeking approval to construct a multi‑unit residential building that would encroach
into the required front yard setback within the R‑4 General Residential District. The proposed
principal structure would sit 20 feet from the front property line, where a 25‑foot setback is normally
required, along Cass Avenue.
According to the petitioner, the variance is necessary due to the lot’s unusual shape, which limits
placement options while still providing an appropriate buffer from the single‑unit residence to the
west and accommodating rear‑yard parking. The petitioner also notes that several neighboring
properties to the north and south along Cass Avenue have historically and organically developed
within this same reduced front yard setback.
3. Zoning Ordinance Variance to the minimum lot area per dwelling unit in the R-4 General
Residential District (Density) [Chapter 95, Section 2.05]
The petitioner is also seeking approval to include 12 dwelling units within the proposed multi‑unit
building. The R‑4 District requires a minimum lot area of 2,500 square feet per dwelling unit. With an
approximate lot size of 20,670 square feet, the property could accommodate 8 dwelling units by
right. The request for 12 units would reduce the lot area per unit to 1,722.5 square feet and
represents an increase of approximately 145% above the maximum permitted density.
The petitioner cites the property’s unusual shape, size, and location as justification for the variance,
noting that the site is uniquely situated within an area undergoing transition and its relation to the
Village’s Downtown.
4. Zoning Ordinance Variance to the minimum outdoor open space in the R-4 General
Residential District [Chapter 95, Section 2.05]
Per Sec 16.06 Outdoor open space is defined as “..outdoor private space required per unit must be
open air and available specifically for the use of the building occupants.” Additionally, outdoor open
space must meet one or a combination of the following: “The space must be attached to the unit in
the form of a patio, balcony, or terrace, located in any abutting yard, with a minimum dimension of 6
feet in any direction; or the space must be common space for residents only in the form of one or
____________________________________________________________________________________
PZC 016-2025 Page 4 of 7
Page 39 of 42
more of the following: a garden, courtyard, roof deck, or terrace; each with a minimum dimension of
10 feet in any direction. Common space must be accessible and available to all occupants.”
The petitioner has also requested a relief from the minimum requirement for outdoor open space
within the R-4 District. That requires 250 square feet per unit at 12 dwelling units are being proposed
which would mean that 3,000 square feet of outdoor open space is required. As proposed, the
petitioner has provided each unit with balconies at sizes ranging approximately 82 square feet to 127
square feet for a total of 1,311 square feet in addition to the provided communal open space of
approximately 959 square feet courtyard/garden at the east and south of the site. However, due to the
required improvements and the required landscaping, a significant portion of this defined area does
not constitute as outdoor open space. Overall, the petitioner is providing 2,270 square feet of outdoor
open space between the communal area and private balconies, which is approximately 25% less than
the minimum requirement. In contrast, the downtown zoning districts (B-1(A) & B-1) only require 50
square feet of outdoor open space per dwelling unit, which is normally achieved through private
balconies.
The petitioner has cited that the variance is being sought due to the site’s unusual geometry and
topographic conditions, which limit feasible placement of the building and associated site elements.
These characteristics are inherent to the property and not owner‑created, and they create practical
challenges in meeting the minimum usable outdoor open space requirement and that the proposed
configuration would align with the established development pattern and serve as an appropriate
transition to adjacent zoning districts
5. Major Site Plan [Chapter 95 Section 14.05]
The Major Site Plan request consists of an overall site plan, elevations of the building, and an
accompanying landscape plan. The petitioner has provided a set of plans in addition to a floor plan
for each story of the building.
The proposed site includes a 12 unit residential building with an overall footprint of approximately
5,983 square feet and an overall height of 32 feet, not including the parapet wall and penthouse
structure for mechanical equipment. The exterior of the building is proposed to include a combination
of stone siding and a hardie panel. Additionally, a six foot high cedar fence will partially enclose the
rear and sides of the property with a four foot open metal fence to encapsulate the communal
outdoor area at the front and a portion of the south property line. The proposed site also includes a
dumpster enclosure consisting of fence and brick materials at the northwest corner of the drive.
The proposed parking lot and drive consists of a single 24 foot full access entrance at the north end
of the property off of Cass Avenue. The parking lot itself consists of 19 available parking spaces,
including an accessible space, where 18 total spaces are required.
The property's topography results in a considerable grade change at the southern property line
shared by 306 North Cass Avenue and 2 West Naperville Road, a condition previously addressed
with a retaining wall. This existing retaining wall appears to be in disrepair. Should the proposal be
approved, improvements to this wall will be necessary. Ongoing maintenance must be agreed upon
between the property owners, or the wall would need to be entirely constructed and maintained by
the owner of 306 North Cass Avenue. The latter option could substantially affect the proposed site
plan. This same topography also provides the proposed building with high visibility along Cass
avenue when approaching from the north and south and higher quality facade materials are
warranted; however, the Village's Commercial Guidelines are being met.
____________________________________________________________________________________
PZC 016-2025 Page 5 of 7
Page 40 of 42
All other minimum requirements including setbacks and landscaping are being met, other than the
variance mentioned prior.
C. Variance Standards
The Variance Standards, detailed below, must be applied to this request. It is important to note that
these standards have been updated following the comprehensive amendments to the Zoning
Ordinance earlier this year.:
(H) Standards and Review Criteria: No variance may be approved or recommended for approval unless
authorized review and decision-making bodies have made findings of fact based upon the evidence
provided by the applicant the variance being sought satisfies each of the standards set forth in this
section (Sec. 14.06(H)).
(1) Particular Hardship or Practical Difficulty: The applicant must demonstrate that requiring strict
compliance with the regulation for which a variance is sought would create a particular hardship or
a practical difficulty.
(2) Unique Physical Condition: The applicant must demonstrate that the subject property is
exceptional as compared to other lots subject to the same provision by reason of a unique physical
condition, including presence of an existing use, structure, or sign, whether conforming or
nonconforming; irregular or substandard shape or size; exceptional topographical features; or other
extraordinary physical conditions peculiar to and inherent in the subject property that amount to
more than a mere inconvenience to the owner and that relate to or arise out of the subject lot rather
than the personal situation of the current owner of the lot.
(3) Not Self-Created: The applicant must demonstrate that the unique physical condition is not the
result of any action or inaction of the owner, or of the owner's predecessors in title and known to the
owner before acquisition of the subject property, and existed at the time of the enactment of the
provisions from which a variance is sought or was created by natural forces or was the result of
governmental action for which no compensation was paid.
(4) Denied Substantial Rights: The applicant must demonstrate that requiring strict compliance with
the regulation for which a variance is sought would deprive the subject property owner of
substantial rights commonly enjoyed by owners of other lots subject to the same regulation.
(5) Not Merely Special Privilege: The applicant must demonstrate that the alleged particular hardship
or practical difficulty is not merely the inability of the owner or occupant to enjoy some special
privilege or additional right not available to owners or occupants of other lots subject to the same
provision, nor merely an inability to make more money from use of the subject property.
(6) Zoning Ordinance and Comprehensive Plan: The applicant must demonstrate that the variance
would not result in a use or development of the subject property that would not be in harmony with
the general and specific purposes of this zoning ordinance and the comprehensive plan.
(7) Essential Character of the Area: The applicant must demonstrate that the variance would not
result in a use or development of the subject property that:
(a) Would be materially detrimental to the public welfare or materially injurious to the
enjoyment, use, development, or value of property or improvements permitted in the
vicinity;
(b) Would materially impair an adequate supply of light and air to the properties and
improvements in the vicinity;
(c) Would unduly increase the danger of flooding or fire;
(d) Would unduly tax public utilities, facilities, or services in the area; or
(e) Would endanger the public health or safety.
(8) No Other Remedy: The applicant must demonstrate that there is no means other than the
requested variance by which the alleged hardship or practical difficulty can be avoided or remedied
to a degree sufficient to permit a reasonable use of the subject property.
____________________________________________________________________________________
PZC 016-2025 Page 6 of 7
Page 41 of 42
IV. SUMMARY
The Petitioner requests approval for a three‑story, twelve‑unit residential building requiring multiple
zoning entitlements, including a Preliminary Plan of Subdivision to consolidate five lots into one lot,
several variances from the Zoning Ordinance, and a Major Site Plan. Additionally, A separate public
hearing is scheduled for February 4, 2026, to consider a Zoning Ordinance Map Amendment that
would rezone three of the five parcels from R‑3 to R‑4, ensuring consistent zoning across the full
development site.
V. LEGAL
A. Notification: A legal notice was published in Westmont Suburban Life on December 25, 2025.
B. Code References: Chapter 95, Sections 2.05; 14.05; 14.06. Appendix B, Article II
C. Other Action: A related action will be considered at a separate public hearing on February 4,
2026, at 6:00 P.M. At that time, a proposed Zoning Ordinance Map Amendment will be reviewed,
which, if approved, would rezone three of the five parcels from the R‑3 Single‑Unit Residential
District to the R‑4 General Residential District. Additionally a final vote at the Village Board is
required for all related zoning entitlements/requests.
VI. DOCUMENTS ATTACHED:
1. Publication notice appearing in the December 25, 2025 Westmont Suburban Life.
2. Petitioner Attachments (Edited for PZC):
a. Planning and Zoning Development Application
b. Cover Letter/Project Narrative
c. Responses to the variance standards
d. Parking Impact Study Memorandum prepared by Morris Engineering, Inc. dated June 13,
2025
e. Real Estate Sales Contract
f. Preliminary Plan prepared by Morris Engineering Inc dated December 01, 2025
g. Landscape Plan prepared by The Lakota Group dated September 26, 2025
h. Architectural Plans prepared by BE Architects undated
i. Boundary Survey prepared by Morris Engineering Inc dated March 25, 2025
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PZC 016-2025 Page 7 of 7
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