Westmont planning commission approves 12-unit Cass Avenue apartment with design and landscaping conditions

The Village of Westmont Planning and Zoning Commission voted Feb. 4 to recommend approval of a 12-unit, three-story apartment development at 306 North Cass, forwarding the matter to the Village Board with several design and landscaping conditions.

Developer Michael Gatto, presenting on behalf of Campanio LLC, said the revised plans meet the district's height rules while providing a 10-foot clear floor‑to‑ceiling height: "We are able to achieve the 10 foot floor to floor clear height and still meet the 35 feet and under requirement." Staff had explained the site's split zoning and recommended rezoning three rear parcels from R3 to R4 so the consolidated parcel could be developed. The application included a preliminary subdivision to consolidate five lots, three variances (front‑yard setback, lot area per dwelling unit/density, minimum outdoor open space), and a major site plan approval.

The commission approved items 1–4 (lot consolidation and the three variances) unanimously by roll call. On the major site plan approval, commissioners attached four conditions and approved the plan 4–1: Commissioner Thomas voted No; Commissioners Peterson, Lynn, Simpson and Chairperson Carmichael voted Yes. The conditions listed in the motion were: require uniform patio/balcony railings around the building; allow the applicant to install landscaping in lieu of the open fencing shown on the east elevation and the eastern portion of the north elevation (language specified as "may install landscaping in lieu of fencing"); extend the solid north fence eastward to protect the adjacent house at 310 North Cass; and obscure or otherwise aesthetically treat the undersides of the east‑side balconies so exposed floor joists are not visible from Cass Avenue.

Neighbors raised concerns during public comment. Rick Derr, who identified himself as the owner of 310 North Cass, said he wanted clarity on what will be placed directly south of his house and whether it will be fence or landscaping: "I own the property at 310 North Cass... I'm concerned about what's going to be on the next to the house by these buildings." Another nearby resident, Laurel Rugen of 513 North Grant Street, expressed concern about scale and siting at the intersection: "Why another apartment building?... it's gonna really make it more difficult" and said similar buildings had "towered over" adjacent houses.

Commissioners discussed aesthetics and long‑term maintenance at length. They expressed a preference for visual cohesion — consistent window and railing treatments — and emphasized landscaping that will tolerate road salt and long‑term upkeep. Staff said they will review landscape plantings for salt tolerance if landscaping is chosen in lieu of fencing, and that landscape plan adjustments could be required to accommodate extended fencing where necessary. Staff noted the project will also require site‑plan approval by the Village Board; the item was tentatively scheduled for the Board meeting on Feb. 19.

The commission recorded the following formal votes on PCC 0162025: preliminary lot consolidation (motion: Peterson; second: Simpson) — approved unanimously; variance to front‑yard setback — approved unanimously; variance to minimum lot area per dwelling unit (density) — approved unanimously; variance to minimum outdoor open space — approved unanimously; major site plan approval with the conditions above — approved 4–1 (Thomas No). The rezoning to change three rear parcels from R3 to R4 to allow consolidation and development also passed unanimously and will proceed to the Village Board.

Next steps: the commission’s recommendation, the conditions list and revised plans will be included in the packet for the Village Board. The applicant and staff will coordinate any additional plan revisions required for permitting.