Planning & Zoning Commission

LEGAL NOTICE / PUBLIC NOTICE VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION MEETING AGENDA The Village of Westmont Planning and Zoning Commission will hold its regular meeting on Wednesday, February 11, 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. Review of Public Hearing Procedures 8. Old Business 9. New Business a. PUBLIC HEARING PZC 002-2026 Request from 21 Handicap LLC, d/b/a Tee Box (Petitioner), and Quail Ridge Executive Illinois Realty LP (Owner) for the property at 777 Oakmont Lane, Suite 50, Westmont, Illinois, 60559, for the following: 1. Special Use Permit to operate a Health and Fitness Service business (golf simulator business) in the O/R Office/Research District. b. PUBLIC HEARING PZC 003-2026 Request from 735 N Cass, LLC (Petitioner), and The Andrew C. Hoskins Trust and The Venouziou Limited Partnership (as Owners) for the property at 735 North Cass Avenue, Westmont, Illinois, 60559, for the following: 1. Zoning Map Amendment to rezone the property from the O/R Office/Research District to the M Manufacturing District. 10. Open Forum Page 1 of 42  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. 11. Miscellaneous a. General Updates 1. Next Regular PZC Meeting on March 11, 2026 12. Adjourn Note: Any person who has a disability requiring a reasonable accommodation to participate in the meeting should contact the ADA Compliance Officer, 9:00 A.M. to 4:00 P.M. Monday through Friday, Village of Westmont, Illinois, 60559; or telephone (630) 981-6210 voice, within a reasonable time before the meeting. Listen Everywhere, an assistive listening, mobile app, is now available to visitors attending Board and Commission Meetings held in the Village Hall Board Room. https://westmont.illinois.gov/581/ADA-Listen-Everywhere Page 2 of 42  ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: February 11, 2026​ ​ ​ ​ ​ ​ PZC 002-2026 TITLE: Request from 21 Handicap LLC, d/b/a Tee Box (Petitioner), and Quail Ridge Executive Illinois Realty LP (Owner) for the property at 777 Oakmont Lane, Suite 50, Westmont, Illinois, 60559, for the following: 1.​ Special Use Permit to operate a Health and Fitness Service business (golf simulator business) in the O/R Office/Research District I.​ BACKGROUND OF ITEM A.​ Location: 777 Oakmont Lane, Suite 50 is located at the southwest corner of Pasquinelli Drive and Oakmont Lane. The subject unit is on the northwest side of the building, adjacent to a parking lot and the Westmont High School. The subject property is about 5.3 acres in area, and is improved with a single-story multi-tenant office building. Aerial Map - 777 Oakmont Lane, Suite 50 (source: DuPage County Parcel Viewer) Page 3 of 42  Zoning Map - 777 Oakmont Lane, Suite 50 B.​ Zoning Designations: SUBJECT PROPERTY​ O/R Office/Research District NORTH​ ​ ​ O/R Office/Research District SOUTH​ ​ ​ O/R Office/Research District EAST​ ​ ​ O/R Office/Research District & O/R Office/Research/Planned Development District WEST​ ​ ​ O/R Office/Research & R-3 Single-Unit Residential Districts (Westmont High School) C.​ Neighborhood Characteristics​ ​ ​ 777 Oakmont Lane, Suite 50 (view from parking lot) ​ The lot is located in the Oakmont Centre Unit V Resubdivision, which was recorded in 1985. It is located in the northeast corner of the Village, in the largest office park in Westmont. Both Oakmont Lane and Pasquinelli Drive are primarily improved with multi-story multi-tenant office buildings, but there are some commercial uses like a daycare center at the end of Oakmont Lane and Pappadeaux Seafood Kitchen directly across Pasquinelli Drive from the subject property. Beyond this office corridor is the Westmont High School and a mix of residential neighborhoods such as Oakwood (detached houses), Tartan Lakes (semi-detached houses), and the Mayslake Village (multi-unit residential). II.​ PETITIONER REQUEST: The petitioner has requested a Special Use Permit to operate Tee Box, an electronic golf simulator health and fitness service establishment, in the O/R Office/Research District.​ ____________________________________________________________________________________ PZC 002-2026​ ​ Page 2 of 4 Page 4 of 42 III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is O/R Office/Research District, which is intended to provide for a wide range of office uses and low-impact commercial activities. The Comprehensive Plan designates the future land use in this area as Light Industrial/Business Park. The future land use of this office corridor “...should consist of office and business uses, ranging from multi-story buildings found in the Pasquinelli Drive Office Park to more industrial type uses at Ty Warner Industrial Park…” B.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request, including the necessary responses to the Special Use Standards. Any corresponding standards for entitlement approval consideration can be referenced in item V(B) below. ●​ Special Use Permit to operate a health and fitness service in the O/R Office/Research District. Chapter 95, Section 6.01 requires that all health and fitness services obtain a Special Use Permit in the O/R District to assess impacts like traffic, activities, number of employees, and operating hours. The petitioner describes the Tee Box business model as a members-only indoor golf and training facility with fitness components. The business is proposed to be available 24 hours a day, 7 days a week to allow their members to access the facility on their own time. All members are required to book a tee time to use the simulators with reservations being available for one (1) or two (2) hour blocks. Each member may bring up to three (3) guests with them. With five (5) simulators, a maximum of 20 people can use the facility at a time. In addition to the five (5) bays, there will be a central putting green, bathrooms and locker rooms, cold plunges, and a sauna. There will also be a dedicated gym space complete with treadmills, weights, and similar equipment. Tee Box’s business model requires only one (1) employee on-site. While present, the employee will perform coaching and training services, as well as scheduled maintenance. The employee would typically be present from 9:00 a.m. to 5:00 p.m., but may occasionally work from 1:00 p.m. to 9:00 p.m. to interact with members during the evening hours. When no employees are present, the subject unit will be surveilled by both interior and exterior cameras around the clock. There will also be panic button systems throughout the facility that alert the petitioners in case immediate responses are necessary. The facility will always be locked, requiring members to be granted access through a secure digital key fob or mobile app credential. These measures, in conjunction with the remote monitoring system, give the petitioners the ability to control the number of individuals using the facility. It is anticipated that their peak hours will be on weekdays from 7:00 a.m. to 9:00 a.m. and 5:00 p.m. to 7:00 p.m. Members will be allowed to bring in their own food and beverages, or purchase them from vending machines within the unit. There will also be a small kitchen area with a microwave available for the members. However, no alcoholic beverages will be sold on-site, nor will members be allowed to bring their own alcoholic beverages inside. ____________________________________________________________________________________ PZC 002-2026​ ​ Page 3 of 4 Page 5 of 42  Chapter 95, Section 9.02 requires 2.5 parking spaces per 1,000 square feet for health and fitness services (consumer services). This is the same parking requirement for business or professional offices. Since this is an office building, at least 201 parking spaces must be provided. The subject property has about 245 parking spaces, which exceeds the minimum requirement by 44 spaces. The use must be considered to the Special Use standards, which are listed below: Special Use Permit Review and Approval Criteria (Sec. 14.04(H)): No special use may be recommended for approval or approved unless the respective review or decision-making body determines that the proposed special use is consistent with and in substantial compliance with all village ordinances and regulations and that the applicant has presented evidence to support each of the following conclusions: (1)​ That the proposed use or activity is expressly authorized in this zoning ordinance as a special use; (2)​ That the proposed use at the proposed location is necessary or desirable to provide a service or a facility that is in the interest of public convenience and will contribute to the general welfare of the neighborhood or community; (3)​ That the proposed use will not, in the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity or be injurious to property values or improvements in the vicinity; (4)​ That approval of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district; (5)​ That the proposed special use will be served by adequate utilities, access roads, parking, drainage and other important and necessary facilities, infrastructure and community services; and (6)​ That the proposed special use complies with all applicable regulations of this zoning ordinance except as expressly approved in accordance with the procedures of this zoning ordinance.​ IV.​ SUMMARY The petitioner has requested a Special Use Permit to operate Tee Box, a health and fitness service (golf simulator business), in the O/R Office/Research District. The request complies with both the requirements of the Zoning Ordinance and the recommendations from the Comprehensive Plan, and is subject to the standards of Special Use Permit approval. V.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on January 22, 2026. B.​ Code References: Chapter 95, Sections 6.01; 14.04 C.​ Other Action: The recommendation made by the Planning and Zoning Commission will be referred to the Village Board for a final decision, which is anticipated to be on March 5, 2026. VI.​ DOCUMENTS ATTACHED: 1.​ Publication notice appearing in the January 22, 2026 Westmont Suburban Life. 2.​ Petitioner Attachments received January 12, 2026 (Edited for PZC): a.​ Planning & Zoning Development Application, with responses to the Special Use Standards b.​ Project Narrative c.​ Proposed Floor Plans d.​ Sample Floor Plan (sample from Utah location) e.​ Signed Letter of Intent f.​ ALTA/ACSM Land Title Survey ____________________________________________________________________________________ PZC 002-2026​ ​ Page 4 of 4 Page 6 of 42 Page 7 of 42  Village of Westmont - General Planning & Zoning Application PZC Case Number (office use only): WϬϬϮͲϮϬϮϲ Petitioner Petitioner Name: Property Owner Name: YƵĂŝůZŝĚŐĞdžĞĐƵƚŝǀĞ/ůůŝŶŽŝƐZĞĂůƚLJ>W Petitioner Address: 1349 N Cedar Rd. Owner Address: ϳϯϬYƵĂŝůZŝĚŐĞƌŝǀĞ City, State and Zip City, State and Zip: tĞƐƚŵŽŶƚ͕/>ϲϬϱϱϵ Phone: Phone: ϭϲϯϬϳϯϰϵϰϲϬ Email: Email: ǀŝĐƚŽƌŝĂ͘ǀƌƚũĂŬΛĐƵƐŚǁĂŬĞ͘ĐŽŵ Subject Property Property Address (Subject Property): ϳϳϳKĂŬŵŽŶƚ>ĂŶĞ͕^ƵŝƚĞηϱϬ͕tĞƐƚŵŽŶƚ/>ϲϬϱϱϵ Property Identification Number(s) PIN(s): ϬϲͲϯϱͲϯϬϰͲϬϬϰ Lot Width ϱϳϳ͘ϮϭΖ Lot Depth ϯϵϵ͘ϴϯΖ Lot Area: Lot Acreage: ϱ͘ϯϬ Current Zoning: KͬZ Current Use: ŽŵŵĞƌĐŝĂůKĨĨŝĐĞƵŝůĚŝŶŐ dĞĞŽdžŝƐĂŐŽůĨƚƌĂŝŶŝŶŐĨƌĂŶĐŚŝƐĞĨŽĐƵƐĞĚŽŶƉůĂLJĞƌĚĞǀĞůŽƉŵĞŶƚĂŶĚLJŽƵƚŚ͘dŚŝƐŝƐĂ Description of Request/Project Title: ŵĞŵďĞƌŽŶůLJĨĂĐŝůŝƚLJǁŚŝĐŚŚĂƐĂŐLJŵĂƌĞĂ͕ŐŽůĨƐŝŵƵůĂƚŽƌƐ͕ƚƵƌĨĂƌĞĂ͕ƉƵƚƚŝŶŐŐƌĞĞŶ͕ĂŶĚ ůŽƵŶŐĞĂƌĞĂǁŚŝĐŚĐƌĞĂƚĞƐĂĐŽŵŵƵŶŝƚLJĨĞĞůĨŽƌĂůůŵĞŵďĞƌƐ͘ Legal Description - often found on a Plat of WZ>ϭ͗ Survey - MUST BE TYPED HERE (or sent in Docx >Kdϭ/EK<DKEdEdZhE/ds͕/E'Z^h/s/^/KEK&>Kdϭ/EK<DKEd format): EdZhE/dϭϭϭ͕/E'^h/s/^/KEK&WZdK&d,^Khd,t^dϭͬϰK& ^d/KEϯϱ͕dKtE^,/WϯϵEKZd,͕ZE'ϭϭ^dK&d,d,/ZWZ/E/W> DZ//E͕KZ/E'dKd,W>dK&^/hE/dsZKZ:hEϭϰ͕ϭϵϴϱ^ KhDEdZϴϱͲϰϲϭϲϲ͕/EhW'KhEdz͕/>>/EK/^͘ WZ>Ϯ͗ ^DEd&KZd,E&/dK&WZ>ϭ͕^Zdz^DEd'ZDEd Pictures or screenshots of the legal description, &ZKDD>'DddZh^dE^s/E'^E<͕^dZh^dhEZdZh^d or writing it by hand will NOT be accepted. 'ZDEddKdKZϮϭ͕ϭϵϴϭE<EKtE^dZh^dEhDZϰϲϮϮdKd, D/t^dE<EdZh^dKDWEz͕^dZh^dhEZdZh^d'ZDEd d&ZhZzϴ͕ϭϵϴϱ<EKtE^dZh^dEhDZϴϱͲϬϮϰͲϲϭϳ͕d:hEϭϳ͕ ϭϵϴϱEZKZ:hEϭϵ͕ϭϵϴϱ^KhDEdZϴϱͲϰϳϵϬϳ͕/E'Z^^E'Z^^ KsZϰϯ&KKd^dZ/WK&>KdϮ/EK<DKEdEdZhE/ds^^,KtEKEd, W>dK&^hZsz͕/EhW'KhEdz͕/>hEK/^͘ PZ-6 Page 8 of 42  Village of Westmont - General Planning & Zoning Application Signature(s) By signing below, the Petitioner certifies that all of the above statements in this Application and statements on any documents or drawings submitted with this Application are true and correct to the best of my (our) information and belief. BY SIGNING BELOW, THE PROPERTY OWNER (1) GRANTS PERMISSION TO THE PETITIONER (IF DIFFERENT THAN THE PROPERTY OWNER) TO SUBMIT THIS APPLICATION AND TO SEEK THE ZONING AND DEVELOPMENT APPROVALS CONTAINED IN THE APPLICATION FOR THE PROPERTY, AND (2) AGREES TO BE BOUND BY AND TO COMPLY WITH ANY CONDITIONS ESTABLISHED BY THE VILLAGE FOR THE DEVELOPMENT/USE OF THE PROPERTY. By signing below, the petitioner and property owner acknowledge that the Application fees are non-refundable and that submitting this form is not a guarantee that the requests will appear before the Planning and Zoning Commission or Village Board. The petitioner and property owner further acknowledge that all items to be considered by the Planning and Zoning Commission shall receive technical reviews by Village Staff or consultants, as deemed appropriate by the zoning administrator, before being considered by the Planning and Zoning Commission. PETITIONER SIGNATURE: 21 Handicap LLC, Dominic Woodard, manager Print Name of Petitioner Signature of Petitioner and Date OWNER SIGNATURE (if different than the petitioner): sŝĐƚŽƌŝĂsƌƚũĂŬĂƐĂŐĞŶƚĨŽƌ YƵĂŝůZŝĚŐĞdžĞĐƵƚŝǀĞ/ůůŝŶŽŝƐZĞĂůƚLJ>W 1/12/202 Print Name of Property Owner Signature of Property Owner and Date PZ-8 Page 9 of 42  PZC Case Number (office use only): WϬϬϮͲϮϬϮϲ Application for Special Use Permit Certain uses may be necessary or desirable to allow in a zoning district, but the use may have a unique, special, or unusual impact on the use and enjoyment of neighboring properties or public facilities. The special use process is designed to allow these unique uses to operate in an appropriate location and/or explain how potential impacts will be mitigated. Proposed Special Use Project Details State the scope of the work and indicate the specific special use you are requesting. Attach business plans, diagrams, drawings or other information as may be useful to the Planning and Zoning Commission and Village Board of Trustees in understanding your special use request. You must indicate the specific sections of the Zoning Ordinance for which the special use is sought. Please consult Village staff for confirmation. We are requesting the special use permit for our business which is classified as "Health and Fitness" to be within this O/R district. Article VI Principal Uses | Sec. 6.01 Allowed Uses Scope of work includes: We are not an "open to public" facility. This is a members only training facility that operates very similar to a gym. We operate 24/7 and have an on-site golf coach/trainer (40 hours a week). No Food, Beverage, or Alcohol Service: The absence of any food, beverage, or alcohol service fundamentally distinguishes this facility from recreational entertainment venues The facility is centered around skill-based athletic performance. Special Use Standards The Village of Westmont is obligated to make specific findings of fact for all special use applications according to the Village’s Zoning Ordinance and Illinois State Statutes. Applicants are REQUIRED to submit written evidence and/or analysis of the standards for special use permits below. Additionally, applicants are strongly encouraged to review the standards for special use permits in preparation for their case during the Planning and Zoning Commission public hearing. A proposed special use shall substantially meet the following standards in order to obtain the recommendation of the Planning and Zoning Commission and approval of the Board of Trustees1: 1. That the proposed use or activity is expressly authorized in this zoning ordinance as a special use. Yes, our business is classified as "Health and Fitness" and fits within this zone which is classified as O/R district if a special use permit is obtained. Article VI Principal Uses | Sec. 6.01 Allowed Uses 1 Standards for Special Use Permits pursuant to Chapter 95 - Zoning, Sec. 14.04(H) Review and Approval Criteria SUP-1 Page 10 of 42  Village of Westmont - Application for Special Use Permit 2. That the proposed use at the proposed location is necessary or desirable to provide a service or a facility that is in the interest of public convenience and will contribute to the general welfare of the neighborhood or community. This business is built on development and community. The audience is families with young children who want to invest into training / working out for a better and healthier style of life. This is a club that is involved with local high schools and community events to attract the youth and high income individuals. 3. That the proposed use will not, in the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity or be injurious to the property values or improvements in the vicinity. This will not be an issue as this business is generally low traffic, does not include and food or alcoholic beverage sale and is a high cost membership attracting high income consumers. We focus on health and training with a coach/trainer also on-site. 4. That approval of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. It will not. There are already similar businesses in this area such as physical therapy and general health and wellness. This is a low traffic business with high cost membership cost attracting high income consumers who are respectful. Although golf simulators are generally entertainment, this is not. 5. That the proposed special use will be served by adequate utilities, access roads, parking, drainage and other important and necessary facilities, infrastructure and community services. Yes, all of these items are up to our needs. Parking is a non issue and access roads works to our advantage being very quick off main roads. Infrastructure and plumbing all meets franchisor requirements. 6. That the proposed special use complies with all applicable regulations of the zoning ordinance except as expressly approved in accordance with the procedures of the zoning ordinance. All business functions comply with the O/R district zoning regulations. If there are special conditions and/or supplemental regulations, please write the condition/regulation (with the code section and number) and response in the box below. Franchisor requires 1 backlit sign on the exterior of the building which is not currently allowed by the landlord. We are in discussions to resolve this. No other special conditions SUP-2 Page 11 of 42  Cover Letter 21 Handicap LLC / 1349 N Cedar Rd. New Lenox, IL 60451 / 231-557-0386 Date: 1/12/2026 To: City of Westmont Planning & Zoning Commission Please accept this letter and the enclosed materials as a formal request for a Special Use Permit to operate a Tee Box franchise at the property located at 777 Oakmont Lane Suite 50, Westmont, IL 60559. Project Overview & Proposed Use Tee Box is a premier indoor golf training and practice facility that utilizes state-of-the-art simulator technology. Our mission is to provide a high-quality, accessible environment for golfers to improve their game through data-driven practice and professional-grade equipment. This is a member only facility that focuses on families with young active children as well older golfers trying to improve their game and relies on community to thrive which is why we believe in Westmont. Every Tee Box location includes Trackman golf simulators, gym equipment, putting green, lounge area, bathrooms/locker rooms. No food or alcoholic beverages will be sold in the facility as this is more health and fitness focused rather than recreational. General Operations & Staffing The facility is designed as a streamlined, tech-forward operation. Unlike traditional retail or high- traffic businesses, Tee Box operates with a minimal physical footprint: ● Hours of Operation: To accommodate the diverse schedules of our members, the facility will be accessible 24 hours a day, 7 days a week. ○ Peak hours vary but usually 7-9am and 5-7pm on weekdays. Weekends can have average traffic throughout the day. ● Staffing: Due to our automated entry systems and remote monitoring, the facility requires only one (1) employee on-site during peak hours or for scheduled maintenance and coaching/training. The hours the employee is on-site will vary slightly so that the employee gets face-to-face with different members but 9am-5pm generally and maybe twice per week the hours will be 1pm - 9pm for more exposure. ● Capacity: Every member is required to book a tee time for an hour or two-hour block and can bring 3 other guests with them so 4 people total per single reservation. The number of simulators in the facility maxes the number of members that can book time slots. In our case, with 5 simulators, there can only be 5 members in the facility at one time and up to 3 other people with each of them if they choose, so 20 total people at once is the current max outside of private events which will be infrequent (once a quarter at most). Rivian Internal Page 12 of 42  ● Operational Flow: Access is managed via a secure membership portal, ensuring that the number of individuals in the facility at any given time remains low and controlled. Security and Safety Protocols To ensure a safe environment for our members and the surrounding community during all hours of operation, the following security measures will be implemented: ● Security: Controlled Access: The facility always remains locked. Members gain entry via a secure, individual digital key-fob or mobile app credential. ○ 24/7 Surveillance: High-definition interior and exterior cameras monitor the premises around the clock. ○ Remote Monitoring: Ownership maintains real-time visibility of the facility, and emergency "panic button" systems are integrated into the layout to ensure immediate response if required where my business partner Luke or I will be notified. ● Food and Drink: Members will be allowed to bring in their own food and beverages, however the facility will not allow any alcoholic beverages on-site. No BYOB or alcoholic beverages for sale. We plan on also having vending machines on-site for food and a small kitchen area for microwaveable food. Entitlements Sought The applicant is seeking the following entitlements to allow for the successful operation of this business: 1. A Special Use Permit to allow for "Health and Fitness" in an Office/Research district. We believe that Tee Box will be a quiet, low-impact, and valuable addition to the Westmont business community, providing a modern recreational outlet for residents. Thank you for your time and consideration of this application. I am available at your convenience to answer any questions or provide further clarification. Sincerely, Dominic Woodard, Dominic Woodard, 21 Handicap LLC Owner/Operator Rivian Internal Page 13 of 42 Page 14 of 42 Page 15 of 42 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age 16 of 42 January 12, 2026 CBRE, Inc. Advisory & 700 Commerce Dr Transaction Servies Suite 200 Oak Brook, IL 60523 Luke Zajkowski The Tee Box www.cbre.com Re: Request for Proposal (“RFP”) Dear Luke: On behalf of Ownership please find the following terms and conditions for The Tee Box (“Tenant”), to lease office space at Executive Place I: 1. Lease Commencement: May 1, 2026 2. Building: Executive Place I 777 Oakmont Lane Westmont, IL 60559 3. Special Use Permit: 21 Handicap LLC can move forward with the special case permit being pulled from the City of Westmont 4. Premises: Approximately 5,513 Rentable Square Feet (“RSF”) in Suite 50 5. Lease Term: Five (5) years, five (5) months 6. Lease Rate: Upon Lease Commencement, Tenant’s Lease Rate shall be $14.00 NNN per RSF with $0.50 per RSF annual escalations. 7. Monthly Rental Credit: Gross Rental Abatement: In lieu of five (5) months Gross Rental Abatement, Tenant shall receive a Monthly Rental Credit of $693.01 throughout the Lease Term. Tenant Improvement Allowance: In lieu of a $25.00 per RSF Tenant Improvement Allowance, Tenant shall receive a Monthly Rental Credit of $2,120.38 throughout the Lease Term. Total Rental Credit: $2,813.40 8. Real Estate Taxes and Operating Tenant shall be responsible for their pro rata share of Real Expenses: Estate Taxes and Operating Expenses. Real Estate Taxes Operating Expenses 2025 (est.) $1.41 $4.20 9. Janitorial Services: Tenant shall be responsible for Janitorial Services within the Premises. Landlord shall maintain all Building exterior and PROPRIETARY & CONFIDENTIAL INFORMATION 2 ©2024 CBRE, INC. Rivian Internal Page 17 of 42  Building common areas as part of Operating Expenses. 10. HVAC: The Tenant has control over rooftop HVAC units that service the Premises and can control their hours of operation. Tenant shall be separately metered and billed for HVAC. 11. Signage: Building standard suite entry and Building directory Signage shall be provided. 12. Hours of Operation: Tenant shall control their hours of operation. 13. Electricity: Tenant shall be separately metered and billed by ComEd for lights and outlet usage. 14. Parking: The Building has a parking ratio of approximately 3.3 per 1,000 RSF on a first come, first serve basis. 15. Restoration of Premises: Tenant will leave the Premises in “as-is” broom clean condition. Tenant will have no obligation to remove its Tenant Improvements at the end of the Lease Term unless designated by Landlord at the time of installation. Tenant shall remove all Tenant cabling. 16. Security Deposit: To be determined upon review of Tenant financials. 17. Agency Disclosure: Tenant acknowledges that it has been informed orally, at the time the Agent obtained personal and financial information, or provided specific assistance, and by this written disclosure that: (1) CBRE, Inc., working through its salespeople, is acting on behalf of the Owner, and (2) information given to the Agent by Tenant, may be disclosed to the Owner. PROPRIETARY & CONFIDENTIAL INFORMATION 3 ©2024 CBRE, INC. Rivian Internal Page 18 of 42 This proposal can be withdrawn for any reason without notice. If the terms of this proposal are acceptable, please sign below and fax a copy to me so that I can have the lease prepared for your review. This proposal is intended solely as a preliminary expression of general intentions and is to be used for discussion purposes only. The parties intend that neither shall have any contractual obligations to the other with respect to the matters referred herein unless and until a definitive agreement has been fully executed and delivered by the parties. The parties agree that this proposal is not intended to create any agreement or obligation by either party to negotiate a definitive lease agreement and imposes no duty whatsoever on either party to continue negotiations, including without limitation any obligation to negotiate in good faith or in any way other than at arm's length. Prior to delivery of a definitive executed agreement, and without any liability to the other party, either party may (1) propose different terms from those summarized herein, (2) enter into negotiations with other parties and/or (3) unilaterally terminate all negotiations with the other party hereto. AGREED AND ACCEPTED this __12___ day of ______January_______, 2026 By: ___ Luke Zajkowski ___________________________ Title: ___VP, Sales______________ PROPRIETARY & CONFIDENTIAL INFORMATION 4 ©2024 CBRE, INC. Rivian Internal Page 19 of 42 Thank you. For more information Adam Lawler First Vice President +1 630 368 2610 adam.lawler@cbre.com Jeff Mann Senior Vice President +1 630 573 7076 jeffrey.mann@cbre.com Explore our latest data, insights, and solutions to understand, and anticipate, and influence how we will work in the future. www.cbre.com/thewayforward CBRE ©2023 All Rights Reserved. All information included in this proposal pertaining to CBRE—including but not limited to its operations, employees, technology and clients—are proprietary and confidential, and are supplied with the understanding that they will be held in confidence and not disclosed to third parties without the prior written consent of CBRE. This letter/proposal is intended solely as a preliminary expression of general intentions and is to be used for discussion purposes only. The parties intend that neither shall have any contractual obligations to the other with respect to the matters referred herein unless and until a definitive agreement has been fully executed and delivered by the parties. The parties agree that this letter/proposal is not intended to create any agreement or obligation by either party to negotiate a definitive lease/purchase and sale agreement and imposes no duty whatsoever on either party to continue negotiations, including without limitation any obligation to negotiate in good faith or in any way other than at arm’s length. Prior to delivery of a definitive executed agreement, and without any liability to the other party, either party may (1) propose different terms from those summarized herein, (2) enter into negotiations with other parties and/or (3) unilaterally terminate all negotiations with the other party hereto. CBRE and the CBRE logo are service marks of CBRE, Inc. and/or its affiliated or related companies in the United States and other countries. All other marks displayed on this document are the property of their respective owners. Rivian Internal Page 20 of 42  Õ
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b!! +(),c 8Tc & c "# $cca' Page 21 of 42  ​ ​ ​ VILLAGE OF WESTMONT PLANNING AND ZONING COMMISSION AGENDA ITEM MEETING DATE: February 11, 2026​ ​ ​ ​ ​ ​ PZC 003-2026 TITLE: Request from 735 N Cass, LLC (Petitioner), and THE ANDREW C. HOSKINS TRUST and THE VENOUZIOU LIMITED PARTNERSHIP (as Owners) for the property at 735 North Cass Avenue, Westmont, Illinois, 60559, for the following: 1.​ Zoning Map Amendment to rezone the property from the O/R Office/Research District to the M Manufacturing District. I.​ BACKGROUND OF ITEM A.​ Location: 735 North Cass Avenue is located north of the intersection of Cass Avenue and Plaza Drive. The subject property is improved with a single-story 14,640 square foot building on approximately 1.01 acres of land. Historically, the building has operated with a single tenant, comprising office space in the front and a flexible storage area in the rear. Datair Employee Benefits System an office user was the last known tenant. Aerial Map - 735 North Cass Avenue (source: DuPage County Parcel Viewer) Page 22 of 42  Zoning Map - 735 North Cass Avenue B.​ Zoning Designations: SUBJECT PROPERTY​ O/R Office/Research District NORTH​ ​ ​ O/R Office/Research District SOUTH​ ​ ​ M Manufacturing District EAST​ ​ ​ M Manufacturing District WEST​ ​ ​ O/R-1 Limited Office/Research District C.​ Neighborhood Characteristics:​ The lot is located in the Oakwood Industrial Plaza Unit 2 Subdivision, which was recorded in 1972. It is located along the east side of North Cass Avenue, just north of Plaza Drive. This area is surrounded by various uses including manufacturing uses directly east and south, a medical office to the north, and office and nonconforming single-unit homes to the west. Street View - 735 North Cass Avenue (source: Google Street View) II.​ PETITIONER REQUEST: The petitioner has requested a Zoning Map Amendment to rezone the subject property from the O/R Office/Research District to the M Manufacturing District. ____________________________________________________________________________________ PZC 003-2026​ ​ Page 2 of 6 Page 23 of 42 III.​ ZONING ANALYSIS A.​ Zoning and Comprehensive Plan Designations The current zoning district of the property is O/R Office/Research District, which is intended to provide for a wide range of office uses and low-impact commercial activities. The O/R district does allow for select manufacturing accessory uses with Special Use Permit approval (Ch. 95, Sec. 7.19). However, this approval is conditional upon there being no substantial building alterations to support the accessory use. Alterations such as the addition of overhead doors, loading docks, etc., would not be allowed. The Comprehensive Plan designates the future land use in this area as Light Industrial/Business Park. The future land use of this office corridor “...should consist of office and business uses, ranging from multi-story buildings found in the Pasquinelli Drive Office Park to more industrial type uses at Ty Warner Industrial Park…” The subject property is within proximity of Ty Warner Park, meaning that “more industrial type uses” would be an appropriate future land use. Comprehensive Plan - Proposed Land Use Map - 735 North Cass Avenue B.​ Entitlement Request The petitioner has provided a project narrative and supporting documentation for the following request. Any corresponding standards for entitlement approval consideration can be referenced in item V(B) below. ●​ Zoning Map Amendment from the O/R Office/Research District to the M Manufacturing District. ____________________________________________________________________________________ PZC 003-2026​ ​ Page 3 of 6 Page 24 of 42  Chapter 95, Section 14.02 dictates the following regarding zoning map amendment request: (2) Zoning Map Amendments (a) The decision to amend the zoning map is a matter of legislative discretion that is not controlled by any single standard. In making recommendations and decisions about zoning map amendments, review and decision-making bodies must consider at least the following factors: i. The existing use and zoning of nearby property; ii. The extent to which the particular zoning restrictions affect property values; iii. The extent to which any diminution in property value is offset by an increase in the public health, safety and welfare; iv. The suitability of the subject property for its zoned purposes; v. The length of time that the subject property has been vacant as zoned, considering the context of land development in the vicinity; vi. The value to the community of the proposed zoning map amendment; and vii. The comprehensive plan. (b) In acting on zoning map amendments, review and decision-making bodies are expressly authorized to recommend and approve a less intensive zoning district classification than the zoning district that was described in required public notices. Allowable Uses The applicant has identified a variety of potential future uses for the property. However, they do not have a specific tenant that would utilize the location. These uses are expected to be generally low-impact, similar to operations permitted in the Village’s manufacturing districts. Potential target uses the petitioner has specified include: ●​ Light Industrial/Manufacturing: Small third-party storage and delivery operators, small sign or machine part manufacturers, and light warehouse or small manufacturing operations. ●​ Specialized Activities: Environmental research and testing laboratory services, specialized research activities, and storage for antique or rare automobile collections (automotive storage). ●​ Recreation: Children’s recreation, such as soccer or gymnastics training academies. The applicant has explicitly stated that the proposal does not include vehicle repair activities or industrial manufacturing processes. However, if rezoned any potential tenant or property owner may request any special use allowed in that district or allow for any permitted use to move in by right. The list of uses that are allowed in the M District are delineated in the attached document. Parking The existing property offers 47 striped parking spaces, which includes 2 accessible spaces. The minimum requirement for off-street parking is determined by the specific use of the building, as outlined in Section 9.02. Table I presents the parking ratios for a selection of uses the petitioner has indicated as potential targets. However, the exact parking ratio may vary depending on the ultimate user's specific operations. ____________________________________________________________________________________ PZC 003-2026​ ​ Page 4 of 6 Page 25 of 42  Table I: Section 9.02 Require Off-Street Parking for Selected Manufacturing District Uses Use Category Required Parking Rate Estimated Spaces Required (Per 1,000 sq. ft.) (Based on Building Size) Warehouse & 0.75 Approximately 11 spaces Distribution Manufacturing & 1.10 Approximately 16 spaces Industry (except as noted below) Lot and Building Regulations The existing building on site was constructed prior to 1978 based on historical imagery. The building itself has several nonconforming features including a substandard front-yard setback of 25 feet when 30 feet is required in the O/R District and an existing interior side yard setback of 10 feet when 20 feet is required. If approved, the building itself would meet the minimum interior side yard setback of 5 feet in the M District but would still have a non-conforming front yard setback of 25 feet when 30 feet is required. Further details regarding the bulk standards for each district can be found in Table II. Additionally, the applicant has explained additional site improvement are proposed to the building including the addition of two over head garage doors on the north facade, a bike rack, a fire sprinkler room, and the division of the building into two tenant suites (approximately 7,060 sq. ft. and 7,774 sq. ft.). A floor plan has been prepared by the petitioner and is attached. Table II: Office/Research and Manufacturing District Lot and Building Regulations O/R M Existing Minimum Lot Area (sq. ft.) 20,000 20,000 ~44,000 Minimum Lot Width (feet) 100 100 125 Minimum Building Setbacks Front/Street Side (feet 30 30 25 Interior Side (feet) 20 10 10 Rear (feet) 20 30 140 IV.​ SUMMARY The petitioner seeks a Zoning Map Amendment to change the property's zoning classification from the O/R Office/Research District to the M Manufacturing District. While no specific use has been identified, the petitioner’s intent is to create two units and market the property for light manufacturing uses and flexible spaces. ____________________________________________________________________________________ PZC 003-2026​ ​ Page 5 of 6 Page 26 of 42 V.​ LEGAL A.​ Notification: A legal notice was published in Westmont Suburban Life on January 22, 2026. B.​ Code References: Chapter 95, Article 3; Section 14.02 C.​ Other Action: The recommendation made by the Planning and Zoning Commission will be referred to the Village Board for a final decision, which is anticipated to be on March 5, 2026. VI.​ DOCUMENTS ATTACHED: 1.​ List of Allowable Uses in the Manufacturing District 2.​ Publication notice appearing in the January 22, 2026 Westmont Suburban Life. 3.​ Petitioner Attachments received January 15, 2026 (Edited for PZC): a.​ Planning and Zoning Development Application, including the Property Owner’s authorization b.​ Cover Letter & Project Narrative prepared by The Lansu Law Firm dated January 8, 2026. c.​ Proposed Floor Plan prepared by BR Design & Architecture, undated. d.​ ALTA/ACSM Land Title Survey prepared by John D. Rebik & Associates dated January 22, 1992. ____________________________________________________________________________________ PZC 003-2026​ ​ Page 6 of 6 Page 27 of 42 List of allowable uses in the M District P = Permitted Use S = Special Use Approval Required Principal Uses RESIDENTIAL Group Living Other Group Living S COMMERCIAL Animal Service Boarding or Shelter P Other Animal Service P Consumer Service Business Support Service P Maintenance and Repair Service P Personal Improvement Service P Health and Fitness Service P Instructional Service S Business Training P Tattoo or Body Piercing Service S Other Consumer Service P Day Care Center P Entertainment, Participant Video Gaming, Accessory P Entertainment, Spectator Indoor S Office Business or Professional Office P Research Service P Page 28 of 42 Parking, Non-Accessory P Retail Sales Indoor S Outdoor S Firearms Sales S Used Goods Sales S Self-service Storage Facility S Sexually Oriented Business S Vehicle Sales and Service Fueling Station S Minor Repair and Maintenance P Sales or Rentals S [12] Body and Paint Shop S WAREHOUSE & DISTRIBUTION Warehouse/Logistics P Data Center S MANUFACTURING & INDUSTRY Building Service P Catering Service P Craft Alcoholic Beverage Producer S [7] Crematorium S Artisan Manufacturing P Limited Manufacturing P High-Impact Manufacturing & Industry S Industrial Service P Recyclable Material Drop-off Facility S Recyclable Material Processing S Page 29 of 42 PUBLIC & INSTITUTIONAL Governmental Use S Parks and Recreation Safety Service S Infrastructure or Utility, Major S Infrastructure or Utility, Minor P OTHER Cannabis Business Establishment Cannabis Cultivation Center S Adult Use Cannabis Dispensary S Medical Cannabis Dispensary S Cannabis Craft Grower S Cannabis Infuser S Cannabis Processor S Cannabis Transporter S Off-premises Outdoor Advertising Sign S [14] Planned Unit Development S Temporary Sales [15] S [14] Wireless Telecommunications Facility Cell Tower S Building-Mounted Cell Antenna P Tower-Mounted Cell Antenna P Page 30 of 42 Page 31 of 42 Page 32 of 42 Page 33 of 42 Page 34 of 42 Page 35 of 42 Page 36 of 42 Page 37 of 42 Page 38 of 42 Page 39 of 42 Page 40 of 42 Page 41 of 42 Page 42 of 42