Planning and Zoning Commission — Naperville, IL
Date: 2020-11-18

400 S. Eagle Street
 City of Naperville Naperville, IL 60540



 Meeting Agenda

 Planning and Zoning Commission

Wednesday, November 18, 2020 7:00 PM Held on Zoom due to COVID-19



CITY OF NAPERVILLE PUBLIC MEETINGS UPDATE:
Pursuant to Section 120/7(e) of the Illinois Open Meetings Act, the continuation of the Governor’s
disaster proclamation, and Mayor Chirico’s executive order determining that in-person public
meetings are not currently practical or prudent because of the Covid-19 pandemic, we are
holding the November 18, 2020 Planning and Zoning Commission meeting remotely.

The commissioners and staff participating in the meeting are all in different locations in
accordance with social distancing guidelines, and steps have been taken to ensure that the
Commissioners can hear one another and all discussion and testimony. All votes shall be taken
by roll call. The means by which the public may watch, listen, and/or participate in the meeting are
described below.

IMPORTANT NOTE: You do not need to create a Zoom account or download software to
participate or listen to a Zoom meeting. Registered speakers and participants will receive
instructions on how to access the meeting and may use the “join from your browser” link to
access the meeting.

TO WATCH OR LISTEN TO THE PZC MEETING LIVE:
1. Watch on WCNC GOVERNMENT ACCESS TELEVISION (Ch. 6-WOW, Ch. 10 - Comcast,
Ch. 99 - AT&T);
2. Watch online at https://naperville.legistar.com/calendar.aspx; or
3. Listen by telephone (audio only) – register to receive a dial-in phone number by calling the City
Clerk’s Office, (630) 305-5300, by 5 p.m. on Wednesday, November 18th.

TO PROVIDE LIVE PUBLIC COMMENT, TESTIMONY, OR TO CROSS-EXAMINE WITNESSES
DURING THE MEETING:
1. Register by 5 p.m. on Wednesday, November 18 at: www.naperville.il.us/pzcspeaker. After the
sign-up time has ended, you will receive an email with information about how to join the Zoom
meeting. Questions regarding online sign-up may be directed to the City Clerk’s Office by calling
(630) 305-5300; or
2. Participate by telephone. Register with the City Clerk’s office by 5 p.m. on Wednesday,
November 18 to receive a dial-in phone number by calling (630)-305-5300.

TO SUBMIT WRITTEN COMMENTS OR MATERIALS:
1. Use the speaker sign-up form at www.naperville.il.us/pzcspeaker to submit a written comment
by 5 p.m. on Wednesday, November 18 to be read into the public record during the Planning and
Zoning Commission meeting by a member of staff; or


City of Naperville Page 1 Printed on 11/13/2020
Planning and Zoning Commission Meeting Agenda November 18, 2020



2. Use the speaker sign-up form at www.naperville.il.us/pzcspeaker to submit a one-word
statement of “SUPPORT” or “OPPOSITON” regarding a specific agenda item by 5 p.m. on
Wednesday, November 18 to be read into the public record during the Planning and Zoning
Commission meeting by a member of staff.
3. Submit written materials to planning@naperville.il.us by 10 p.m. Friday, November 13th which
are relevant to a public comment or public hearing before the Planning and Zoning Commission
(e.g. a PowerPoint, photographs, reports). Submitted materials will be posted online for public
access on Monday, November 16th.

NOTE: All submissions should be sent by the dates and times indicated above to:
planning@naperville.il.us.

PUBLIC ACCOMMODATION:
Any individual who may require an accommodation to submit comments or materials, or to view
materials for the Planning and Zoning Commission meeting, should contact the City Clerk at
(630) 305-5300 or napervilleclerks@naperville.il.us as soon as possible, but not later than by 5
p.m. on Wednesday, November 18.

PARTICIPATION GUIDELINES:
The citizen participation guidelines are outlined in 1-5-6-6: - CITIZEN PARTICIPATION of the
Naperville Municipal Code.

• ALL VIEWPOINTS AND OPINIONS WELCOME: All viewpoints are welcome, positive
comments and constructive criticism are encouraged. Speakers must refrain from harassing or
directing threats or personal attacks at Commission members, staff, other speakers or members
of the public. Comments made to intentionally disrupt the meeting may be managed as
necessary to maintain appropriate decorum and allow for city business to be accomplished.

• IF YOU SIGNED UP TO SPEAK, staff will call your name at the appropriate time during the
Planning and Zoning Commission meeting. Once your name is called you may identify yourself
for the public record and then address remarks to the Planning and Zoning Commission as a
whole. Speak clearly and try to limit remarks directly to the matter under discussion. Speakers
are called in the order they sign up.

A. CALL TO ORDER:

B. ROLL CALL:

C. PUBLIC FORUM:

D. PUBLIC HEARINGS:
1. 20-1386 Conduct the public hearing to consider a variance to allow a recreational
 vehicle exceeding the weight requirements to be parked on the driveway at
 16 Pepperidge Road - PZC #20-1-095

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Planning and Zoning Commission Meeting Agenda November 18, 2020


2. 20-1385 Conduct the public hearing regarding an amendment to Section 6-7E-3 to
 allow daycare centers, preschools, and primary schools as a conditional
 use in the B5 (Secondary Downtown) zoning district (PZC 20-1-106)

3. 20-1382 Conduct the public hearing for Guidepost Montessori - PZC 20-1-092 (Item
 1 of 3)

4. 20-1383 Consider a conditional use for a daycare center, preschool, primary school
 and associated uses for Guidepost Montessori - PZC 20-1-092 (Item 2 of
 3)
5. 20-1384 Consider a variance to eliminate the required stacking spaces for a
 daycare/ preschool/nursery school for Guidepost Montessori - PZC
 20-1-092 (Item 3 of 3)
6. 20-1387 Conduct the public hearing to consider a variance to allow a generator to
 encroach into the interior side yard setback at 743 Cardigan Court - PZC
 #20-1-097

E. REPORTS AND RECOMMENDATIONS:
1. 20-1388 Approve the 2021 regular meeting calendar for Planning and Zoning
 Commission

2. 20-1389 Approve the minutes of the October 21, 2020 Planning and Zoning
 Commission meeting

F. OLD BUSINESS:
1. 20-943B Conduct the public hearing for CityGate West - PZC 20-1-022 (Item 1 of 4)

2. 20-945B Consider rezoning the subject property from I District to OCI District for
 CityGate West - PZC 20-1-022 (Item 2 of 4)
3. 20-946B Initiate a text amendment to designate restaurants as a conditional use
 within PUDs in the OCI district (CityGate West) - PZC 20-1-022 (Item 3 of
 4)
4. 20-947B Consider a conditional use to establish the CityGate West PUD and a
 preliminary PUD plat; a conditional use to allow multi-family residential on
 Lots 4 and 5; a conditional use to allow full service hotels on Lots 11 and
 15; a conditional use to allow restaurants (subject to approval of Text
 Amendment) on Lots 1, 2, 6, 7, 8, 9, 12, 13, and 16; a conditional use to
 allow retail uses on Lots 4, 5, 12, and 13; and, multiple deviations to the
 Naperville Municipal Code for CityGate West - PZC 20-1-022 (Item 4 of 4)

G. NEW BUSINESS:

H. ADJOURNMENT:

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Planning and Zoning Commission Meeting Agenda November 18, 2020




City of Naperville Page 4 Printed on 11/13/2020

400 S. Eagle Street
 City of Naperville Naperville, IL 60540



 Meeting Minutes

 Planning and Zoning Commission


Wednesday, November 18, 2020 7:00 PM Held on Zoom due to COVID-19


CITY OF NAPERVILLE PUBLIC MEETINGS UPDATE:
Pursuant to Section 120/7(e) of the Illinois Open Meetings Act, the continuation of the Governor’s
disaster proclamation, and Mayor Chirico’s executive order determining that in-person public
meetings are not currently practical or prudent because of the Covid-19 pandemic, we are
holding the November 18, 2020 Planning and Zoning Commission meeting remotely.

The commissioners and staff participating in the meeting are all in different locations in
accordance with social distancing guidelines, and steps have been taken to ensure that the
Commissioners can hear one another and all discussion and testimony. All votes shall be taken
by roll call. The means by which the public may watch, listen, and/or participate in the meeting are
described below.

IMPORTANT NOTE: You do not need to create a Zoom account or download software to
participate or listen to a Zoom meeting. Registered speakers and participants will receive
instructions on how to access the meeting and may use the “join from your browser” link to access
the meeting.

TO WATCH OR LISTEN TO THE PZC MEETING LIVE:
1. Watch on WCNC GOVERNMENT ACCESS TELEVISION (Ch. 6-WOW, Ch. 10 - Comcast,
Ch. 99 - AT&T);
2. Watch online at https://naperville.legistar.com/calendar.aspx; or
3. Listen by telephone (audio only) – register to receive a dial-in phone number by calling the City
Clerk’s Office, (630) 305-5300, by 5 p.m. on Wednesday, November 18th.

TO PROVIDE LIVE PUBLIC COMMENT, TESTIMONY, OR TO CROSS-EXAMINE WITNESSES
DURING THE MEETING:
1. Register by 5 p.m. on Wednesday, November 18 at: www.naperville.il.us/pzcspeaker. After the
sign-up time has ended, you will receive an email with information about how to join the Zoom
meeting. Questions regarding online sign-up may be directed to the City Clerk’s Office by calling
(630) 305-5300; or
2. Participate by telephone. Register with the City Clerk’s office by 5 p.m. on Wednesday,
November 18 to receive a dial-in phone number by calling (630)-305-5300.

TO SUBMIT WRITTEN COMMENTS OR MATERIALS:
1. Use the speaker sign-up form at www.naperville.il.us/pzcspeaker to submit a written comment
by 5 p.m. on Wednesday, November 18 to be read into the public record during the Planning and
Zoning Commission meeting by a member of staff; or

City of Naperville Page 1 Printed on 12/2/2020
Planning and Zoning Commission Meeting Minutes November 18, 2020


2. Use the speaker sign-up form at www.naperville.il.us/pzcspeaker to submit a one-word
statement of “SUPPORT” or “OPPOSITON” regarding a specific agenda item by 5 p.m. on
Wednesday, November 18 to be read into the public record during the Planning and Zoning
Commission meeting by a member of staff.
3. Submit written materials to planning@naperville.il.us by 10 p.m. Friday, November 13th which
are relevant to a public comment or public hearing before the Planning and Zoning Commission
(e.g. a PowerPoint, photographs, reports). Submitted materials will be posted online for public
access on Monday, November 16th.

NOTE: All submissions should be sent by the dates and times indicated above to:
planning@naperville.il.us.

PUBLIC ACCOMMODATION:
Any individual who may require an accommodation to submit comments or materials, or to view
materials for the Planning and Zoning Commission meeting, should contact the City Clerk at
(630) 305-5300 or napervilleclerks@naperville.il.us as soon as possible, but not later than by 5
p.m. on Wednesday, November 18.

PARTICIPATION GUIDELINES:
The citizen participation guidelines are outlined in 1-5-6-6: - CITIZEN PARTICIPATION of the
Naperville Municipal Code.

• ALL VIEWPOINTS AND OPINIONS WELCOME: All viewpoints are welcome, positive
comments and constructive criticism are encouraged. Speakers must refrain from harassing or
directing threats or personal attacks at Commission members, staff, other speakers or members
of the public. Comments made to intentionally disrupt the meeting may be managed as
necessary to maintain appropriate decorum and allow for city business to be accomplished.

• IF YOU SIGNED UP TO SPEAK, staff will call your name at the appropriate time during the
Planning and Zoning Commission meeting. Once your name is called you may identify yourself for
the public record and then address remarks to the Planning and Zoning Commission as a whole.
Speak clearly and try to limit remarks directly to the matter under discussion. Speakers are called
in the order they sign up.

A. CALL TO ORDER:

B. ROLL CALL:



 Present 8- Manas Athanikar, Krishna Bansal, Brett Fessler, Bruce Hanson, Bill Habel, Oriana
 Van Someren, Whitney Robbins, and Carl Richelia
 Absent 1- Anthony Losurdo


C. PUBLIC FORUM:


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Planning and Zoning Commission Meeting Minutes November 18, 2020


D. PUBLIC HEARINGS:

1. Conduct the public hearing to consider a variance to allow a recreational vehicle
 exceeding the weight requirements to be parked on the driveway at 16 Pepperidge Road
 - PZC #20-1-095
 Kathleen Russell, Planning Services Team, provided an overview of the request.


 Linda and Tom Cusack, presented as the owners and petitioners.


 Public Testimony: None


 A motion was made by Commissioner Bansal, seconded by Commissioner Robbins
 to close the public hearing.


 Aye: Athanikar, Bansal, Fessler, Habel, Hanson, Richelia, Robbins, Van Someren


 A motion was made by Commissioner Habel, seconded by Commissioner
 Robbins to adopt the findings of fact as presented by the petitioner and approve
 PZC 20-1-095, a variance to Section 6-2-7:3 and 6-2-20:2.1 of the Naperville
 Municipal Code to allow a recreational vehicle exceeding the weight
 requirements to be park on the driveway at 16 Pepperidge Road with the
 following condition: the ordinance will be tied to the current property owners,
 Linda E. Cusack and Thomas F. Cusack.

 Aye: 8- Athanikar, Bansal, Fessler, Hanson, Habel, Van Someren, Robbins, and Richelia

 Absent: 1- Losurdo


2. Conduct the public hearing regarding an amendment to Section 6-7E-3 to allow daycare
 centers, preschools, and primary schools as a conditional use in the B5 (Secondary
 Downtown) zoning district (PZC 20-1-106)
 Sara Kopinski, Planning Services Team, presented the proposed text amendment.


 Commissioner Bansal inquired where the uses are currently permitted. Kopinski
 clarified schools are permissible as a conditional use within residential districts and
 daycare type uses are permitted in the majority of the business districts.


 Public Testimony:


 Marilyn Schweitzer submitted support for the proposed text amendment.


 David Nordsieck clarified his comments were for the Guidepost Montessori School -
 PZC 20-1-092 and has no comments on the proposed text amendment.


 Commissioner Bansal asked staff what triggered the text amendment. Kopinski
 clarified the Guidepost Montessori School - PZC 20-1-092 submitted the text


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Planning and Zoning Commission Meeting Minutes November 18, 2020

 amendment as part of their entitlement request.


 A motion was made by Commissioner Bansal, seconded by Commissioner Robbins
 to close the public hearing.


 Aye: Athanikar, Bansal, Fessler, Habel, Hanson, Richelia, Robbins, Van Someren


 A motion was made by Chairman Hanson, seconded by Commissioner Van
 Someren to approve PZC 20-1-106, a text amendment to Section 6-7E-3 of the
 Naperville Municipal Code to allow daycare centers, preschools, and primary
 schools as a conditional use in the B5 (Secondary Downtown) zoning district.

 Aye: 8- Athanikar, Bansal, Fessler, Hanson, Habel, Van Someren, Robbins, and Richelia

 Absent: 1- Losurdo


3. Conduct the public hearing for Guidepost Montessori - PZC 20-1-092 (Item 1 of 3)

 Sara Kopinski, Planning Services Team, provided an overview of the request.


 Patti Bernhard presented on behalf of the petitioner.


 Public Testimony:


 Marilyn Schweitzer submitted support for the proposal.


 David Nordsieck commented in support of the proposal and commended the
 reinvestment into the property versus redevelopment.


 Commissioner Habel raised concern for the stacking space variance questioning
 what would happen if the school changed its drop off policy. Kopinski responded
 staff will include a provision in the approval ordinance that if any stacking issues
 arise, they will need to be addressed.


 A motion was made by Commissioner Bansal, seconded by Commissioner Robbins
 to close the public hearing.


 Aye: Athanikar, Bansal, Fessler, Habel, Hanson, Richelia, Robbins, Van Someren


 Commissioner Bansal expressed support for the proposal.



4. Consider a conditional use for a daycare center, preschool, primary school and
 associated uses for Guidepost Montessori - PZC 20-1-092 (Item 2 of 3)
 A motion was made by Commissioner Van Someren, seconded by Commissioner
 Athanikar to adopt the findings of fact as presented by the petitioner and approve
 PZC 20-1-092, a conditional use to allow a daycare center, preschool, primary
 school and associated uses for Guidepost Montessori located at 24 N. Washington

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Planning and Zoning Commission Meeting Minutes November 18, 2020

 and 20 E. Franklin Avenue.

 Aye: 8- Athanikar, Bansal, Fessler, Hanson, Habel, Van Someren, Robbins, and Richelia

 Absent: 1- Losurdo


5. Consider a variance to eliminate the required stacking spaces for a daycare/
 preschool/nursery school for Guidepost Montessori - PZC 20-1-092 (Item 3 of 3)
 A motion was made by Commissioner Fessler, seconded by Commissioner
 Bansal to adopt the findings of fact as presented by the petitioner and approve
 PZC 20-1-092, a variance to eliminate the required number of stacking spaces for
 a daycare/preschool/nursery school for Guidepost Montessori located at 24 N.
 Washington and 20 E. Franklin.

 Aye: 8- Athanikar, Bansal, Fessler, Hanson, Habel, Van Someren, Robbins, and Richelia

 Absent: 1- Losurdo


6. Conduct the public hearing to consider a variance to allow a generator to encroach into
 the interior side yard setback at 743 Cardigan Court - PZC #20-1-097
 Kathleen Russell, Planning Services Team, provided an overview of the request.


 Gary Kochanek spoke as the owner and petitioner.


 Chairman Hanson inquired if there was a fence along the property line, Kochanek
 responded it is the neighbors wood fence. Chairman Hanson asked staff if the
 daytime decibels are 55 decibels and the nighttime decibels are 50 decibels, both
 measured at the property line, Russell responded yes. Commissioner Habel
 inquired the petitioner what the hardship is, Kochanek responded the hardship is
 removal of landscaping and visibility of the unit from the street at alternate
 locations. Chairman Hanson asked for data on Citywide electricity outages, Russell
 stated there have been 3 instances of outages from 2016-2020.


 Additional inquires and comments were provided by the Commission concerning
 the type of generator proposed, emissions from the generator, weekly
 maintenance of the generator, and willingness of the petitioner to comply with the
 noise restrictions provided in the code should issues arise.


 Public Testimony:


 None


 A motion was made by Commissioner Bansal, seconded by Commissioner Robbins
 to close the public hearing.


 Aye: Athanikar, Bansal, Fessler, Habel, Hanson, Richelia, Robbins, Van Someren


 A motion was made by Commissioner Richelia, seconded by Commissioner

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Planning and Zoning Commission Meeting Minutes November 18, 2020

 Bansal to adopt the findings of fact as presented by the petitioner and approve
 PZC 20-1-097, a variance to Section 6-6A-7:1 of the Naperville Municipal Code to
 allow a generator to encroach 1.5’ into the 8’ required interior side yard setback
 for the property located at 743 Cardigan Court with the following condition: the
 generator must meet the noise standards and additional screening requirements.

 Aye: 8- Athanikar, Bansal, Fessler, Hanson, Habel, Van Someren, Robbins, and Richelia

 Absent: 1- Losurdo

E. REPORTS AND RECOMMENDATIONS:

1. Approve the 2021 regular meeting calendar for Planning and Zoning Commission

 A motion was made by Commissioner Bansal, seconded by Commissioner
 Fessler to approve the 2021 regular meeting calendar for the Planning and
 Zoning Commission.

 Aye: 8- Athanikar, Bansal, Fessler, Hanson, Habel, Van Someren, Robbins, and Richelia

 Absent: 1- Losurdo


2. Approve the minutes of the October 21, 2020 Planning and Zoning Commission meeting

 A motion was made by Commissioner Bansal, seconded by Commissioner Van
 Someren to approve the meeting minutes of the October 21, 2020 Planning and
 Zoning Commission meeting.

 Aye: 8- Athanikar, Bansal, Fessler, Hanson, Habel, Van Someren, Robbins, and Richelia

 Absent: 1- Losurdo

F. OLD BUSINESS:

1. Conduct the public hearing for CityGate West - PZC 20-1-022 (Item 1 of 4)

 A motion was made by Commissioner Bansal, seconded by Commissioner Van
 Someren to resume the public hearing.


 Aye: Athanikar, Bansal, Fessler, Habel, Hanson, Richelia, Robbins, Van Someren


 Sara Kopinski, Planning Services Team, provided an overview of the request.


 Mike Roth and Geoffrey Roehll presented as the petitioners for the case.


 The PZC took a 5 minute recess.


 Public Testimony:


 Eric Nystrom and Mario Halikias submitted support for the proposal.


 Staff read written comment into the record which submitted in advance of the

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Planning and Zoning Commission Meeting Minutes November 18, 2020

 meeting by Brian Wojciechowski and Jim Hill.


 John Waller, president of the Brookdale association spoke in opposition raising
 concern for the number of students generated.


 Phil Meno, Naperville resident and member of DuPage Housing Alliance, requested
 the development include affordable housing.


 Marilyn Schweitzer spoke providing support for the overall proposal.


 Carrie Cole spoke in opposition due to the number of students generated.


 The Commission raised concern about the proposed density, full-service hotel,
 timing deviations, and lack of school district support. The Commission made
 inquiries on the discussions the petitioner has had with the school district,
 land-cash donation policies, variance justification specifically for the density and
 size of the units, and phasing of the development.


 A motion was made by Commissioner Robbins, seconded by Commissioner Bansal
 to extend the meeting till 11:15 pm.


 Aye: Athanikar, Bansal, Fessler, Habel, Hanson, Richelia, Robbins, Van Someren


 Chairman Hanson requested continuation of the case with direction that the
 petitioner prepare the following information for future PZC review:


 • A detailed phasing plan for the entire PUD, committing to a development
 sequence and overall construction timeframe that ensures a mix of land
 uses is achieved and maintained.
 • Submittal of revised plans and documents that reflect a reduced residential
 density and an overall building height of 66’.
 • A phasing plan specific to the full-service hotel proposed on Lot 15 that
 includes timing conditions, commitments that the connecting music venue
 and banquet facilities be constructed concurrently with the hotel, and
 details regarding how the uses will be associated with one another.
 • Detailed plans (colored building elevations and a floor plan) for the
 proposed event facility on Lot 15.


 A motion was made by Commissioner Bansal, seconded by Commissioner Habel
 to continue the public hearing for PZC 20-1-022 to the December 16th PZC
 meeting with the direction that the petitioner to prepare additional information
 requested.

 Aye: 8- Athanikar, Bansal, Fessler, Hanson, Habel, Van Someren, Robbins, and Richelia

 Absent: 1- Losurdo


2. Consider rezoning the subject property from I District to OCI District for CityGate West -

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Planning and Zoning Commission Meeting Minutes November 18, 2020

 PZC 20-1-022 (Item 2 of 4)

3. Initiate a text amendment to designate restaurants as a conditional use within PUDs in
 the OCI district (CityGate West) - PZC 20-1-022 (Item 3 of 4)

4. Consider a conditional use to establish the CityGate West PUD and a preliminary PUD
 plat; a conditional use to allow multi-family residential on Lots 4 and 5; a conditional use
 to allow full service hotels on Lots 11 and 15; a conditional use to allow restaurants
 (subject to approval of Text Amendment) on Lots 1, 2, 6, 7, 8, 9, 12, 13, and 16; a
 conditional use to allow retail uses on Lots 4, 5, 12, and 13; and, multiple deviations to
 the Naperville Municipal Code for CityGate West - PZC 20-1-022 (Item 4 of 4)

G. NEW BUSINESS:

H. ADJOURNMENT:

 11:06 pm

 A motion was made by Commissioner Bansal, seconded by Commissioner Van
 Someren to adjourn the meeting.

 Aye: 8- Athanikar, Bansal, Fessler, Hanson, Habel, Van Someren, Robbins, and Richelia

 Absent: 1- Losurdo




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