Planning and Zoning Commission — Naperville, IL
Date: 2026-03-04

400 S. Eagle Street
 City of Naperville Naperville, IL 60540
 http://www.naperville.il.us/

 Meeting Agenda

 Planning and Zoning Commission

Wednesday, March 4, 2026 7:00 PM Council Chambers



TO WATCH OR LISTEN TO THE PZC MEETING LIVE:
• Watch on WCNC GOVERNMENT ACCESS TELEVISION (Ch. 6-Astound, Ch. 10 -Comcast,
Ch. 99 - AT&T)
• Watch online at https://naperville.legistar.com

TO PROVIDE LIVE PUBLIC COMMENT, TESTIMONY, OR TO CROSS-EXAMINE WITNESSES
DURING THE MEETING:
To address the Planning and Zoning Commission in-person during the meeting in City Council
Chambers, members of the public must sign up in-person on the day of the meeting outside of
City Council Chambers between 6:30 and 6:50 p.m.

TO SUBMIT WRITTEN COMMENTS OR MATERIALS:
1. You may submit written comments to planning@naperville.il.us in advance of the meeting.
(Please note, because emailed written comments are available for advance review by the PZC,
they will not be read into the record during the PZC hearing). Below are the deadlines for written
comments provided in advance of the meeting:
• Written comments received by 5 p.m. the Wednesday before the meeting will be included in the
meeting packet sent to the PZC. This meeting packet is also posted on the City’s website.
• Written comments received after 5 p.m. the Wednesday before the meeting through 5 p.m. the
day before the meeting will be emailed directly to the PZC, but will not be included in the PZC
packet or posted online.
• Written comments received after 5 p.m. the day before the meeting will be added to the case
file.

PUBLIC ACCOMMODATION:
Any individual with a disability requesting a reasonable accommodation in order to participate in
a public meeting should contact the Community Services Department at least 48 hours in
advance of the scheduled meeting. The Community Services Department can be reached in
person at 400 S. Eagle Street, Naperville, IL., via telephone at 630-305-5300 or via e-mail at
napervilleclerks@naperville.il.us. Every effort will be made to allow for meeting participation.




City of Naperville Page 1 Printed on 2/27/2026
Planning and Zoning Commission Meeting Agenda March 4, 2026



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, the PZC 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. Once you have been sworn in, then you may 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. 26-0278 Conduct the public hearing to consider the entitlement requests for
 27W240 & 271280 Bauer Road (Bauer Road Duplexes) -
 DEV-0162-2025

E. REPORTS AND RECOMMENDATIONS:
1. 26-0273 Consider the Petitioner’s appeal to the portions of the Citywide Building
 Design Guidelines that restrict accent colors and materials to 25% of the
 façade at key locations in Block 59 and Westridge Court.

2. 26-0274 Approve the minutes of the February 18, 2026 Planning and Zoning
 Commission meeting.

F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:




City of Naperville Page 2 Printed on 2/27/2026

City of Naperville

 400 S. Eagle Street
 Naperville, IL 60540
 http://www.naperville.il.us/




 Meeting Minutes

 Wednesday, March 4, 2026

 7:00 PM



 Council Chambers



Planning and Zoning Commission
Planning and Zoning Commission Meeting Minutes March 4, 2026


TO WATCH OR LISTEN TO THE PZC MEETING LIVE:
• Watch on WCNC GOVERNMENT ACCESS TELEVISION (Ch. 6-Astound, Ch. 10 -Comcast,
Ch. 99 - AT&T)
• Watch online at https://naperville.legistar.com

TO PROVIDE LIVE PUBLIC COMMENT, TESTIMONY, OR TO CROSS-EXAMINE WITNESSES
DURING THE MEETING:
To address the Planning and Zoning Commission in-person during the meeting in City Council
Chambers, members of the public must sign up in-person on the day of the meeting outside of
City Council Chambers between 6:30 and 6:50 p.m.

TO SUBMIT WRITTEN COMMENTS OR MATERIALS:
1. You may submit written comments to planning@naperville.il.us in advance of the meeting.
(Please note, because emailed written comments are available for advance review by the PZC,
they will not be read into the record during the PZC hearing). Below are the deadlines for written
comments provided in advance of the meeting:
• Written comments received by 5 p.m. the Wednesday before the meeting will be included in the
meeting packet sent to the PZC. This meeting packet is also posted on the City’s website.
• Written comments received after 5 p.m. the Wednesday before the meeting through 5 p.m. the
day before the meeting will be emailed directly to the PZC, but will not be included in the PZC
packet or posted online.
• Written comments received after 5 p.m. the day before the meeting will be added to the case
file.

PUBLIC ACCOMMODATION:
Any individual with a disability requesting a reasonable accommodation in order to participate in
a public meeting should contact the Community Services Department at least 48 hours in
advance of the scheduled meeting. The Community Services Department can be reached in
person at 400 S. Eagle Street, Naperville, IL., via telephone at 630-305-5300 or via e-mail at
napervilleclerks@naperville.il.us. Every effort will be made to allow for meeting participation.

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, the PZC 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. Once you have been sworn in, then you may 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.
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Planning and Zoning Commission Meeting Minutes March 4, 2026



A. CALL TO ORDER:

 Chair Robbins called the meeting to order at 7:00 p.m.

B. ROLL CALL:
 Present 7- Tom Castagnoli, Allison Longenbaugh, Derek McDaniel, Courtney Naumes, Carl
 Richelia, Whitney Robbins, and Mark S. Wright
 Absent 2- Shafeek Abubaker, and Meghna Bansal




 Also Present: PZC Student Representatives Zara Rahman and Abhinav
 Rajaraman; PZC Liaison Anna Franco; Planning Supervisor Sara Kopinski;
 Senior Civil Engineer Katie Rubush.

C. PUBLIC FORUM:

 Matt Marsh opposed the entitlement requests for 2939 Audrey Avenue, also
 known as The Atlas (DEV-0149-2025), that the Planning and Zoning
 Commission recommended for approval at the February 18, 2026 Planning and
 Zoning Commission meeting. The entitlement requests for The Atlas had not yet
 been approved by the City Council as of Mr. March’s testimony.

D. PUBLIC HEARINGS:

1. Conduct the public hearing to consider the entitlement requests for 27W240 & 27W280
 Bauer Road (Bauer Road Duplexes) - DEV-0162-2025
 Chair Robbins opened the public hearing at 7:08 p.m.

 Anna Franco, City of Naperville Planning Services Team, provided an overview
 of the request.

 Eric Prechtel of Rosanova & Whittaker, Ltd., attorney for the Petitioner,
 presented the case.

 Ralph Taylor opposed the entitlement requests.

 The Commission found the property location to be appropriate for duplexes and
 considered the duplexes to be a good transition from the Park Place
 Rowhomes to the west and the single-family residential land uses to the east. A
 question about visitability was posed to the petitioner.

 The Commission expressed concerns regarding the appearance of the
 adjacent and recently construction Park Place Rowhomes. The Commission
 did not find the appearance of the constructed buildings to be consistent with
 the building elevation renderings that were provided to the PZC and City Council
 for review. The Commission asked for assurance that the renderings for the
 proposed duplexes would accurately represent the final constructed product
 and noted the importance of building appearance for developments in the TU

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Planning and Zoning Commission Meeting Minutes March 4, 2026

 Transitional Use zoning district. The petitioner was open to including language
 in the Annexation Agreement to ensure substantial compliance with the
 proposed renderings to address the Commission’s concern.

 The Commission communicated concerns with the submitted traffic study that
 impacted their confidence in the study. Steve Corkran of Eriksson Engineering
 Associates, Ltd, traffic consultant for the Petitioner, responded to the
 Commission’s concerns.

 While the Commission noted the low impact of traffic from the proposed
 duplexes, the Commission expressed concerns regarding the future impact of
 new development along Mill Street and posed questions to Katie Rubush,
 Senior Civil Engineer with TED, to understand staff’s considerations in
 reviewing traffic studies, roadway jurisdiction, and county involvement in
 development review. The Commission asked staff to provide a memo for a
 future meeting to understand more about traffic studies, justification for traffic
 studies, and county participation in traffic studies.

 Steve Meyer of Meyer Design, architect for the Petitioner, noted that the color
 shown in the proposed building elevations may change but that any color
 changes would be included in the building elevations provided to City Council for
 review. The Commission had no issue with this.

 The Commission supported the requests for the reasons discussed.

 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, at 7:41 p.m. to close the public hearing considering the entitlement
 requests for DEV-0162-2025. The motion carried by a voice vote.
 Commissioner Naumes made a motion, seconded by Commissioner McDaniel, to
 adopt the findings of fact as presented by the petitioner and recommend
 approval of DEV-0162-2025, a rezoning to the TU Transitional Use District upon
 annexation into the City of Naperville and a variance from Section 6-2-10:5 of the
 Municipal Code to permit a maximum rear yard coverage of 45% in lieu of 25%
 for the property located at 27W240 & 27W280 Bauer Road for the Bauer Road
 Duplexes. The motion was carried by the following vote:

 Aye: 7- Castagnoli, Longenbaugh, McDaniel, Naumes, Richelia, Robbins, and Wright

 Absent: 2- Abubaker, and Bansal

E. REPORTS AND RECOMMENDATIONS:

1. Consider the Petitioner’s appeal to the portions of the Citywide Building Design
 Guidelines that restrict accent colors and materials to 25% of the façade at key locations
 in Block 59 and Westridge Court.
 Sara Kopinski, City of Naperville Planning Services Team, provided an overview
 of the request.

 Rich Dippolito, the Petitioner, presented the case.

 The Commission provided generally positive comments about the proposed
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Planning and Zoning Commission Meeting Minutes March 4, 2026

 murals with some on the Commission encouraging additional opportunities for
 murals.

 There was some concern that the request may allow future mural requests in
 the City as a whole and the Commission asked staff to confirm why the mural
 was being processed as an appeal rather than an amendment to the Planned
 Unit Development.

 The Commission had several questions and comments regarding maintenance
 of the proposed mural, including questions about paint quality and paint
 requirements, and long-term maintenance plans and requirements.

 The Commission also asked the Petitioner to consider an educational
 component for the murals.

 Some on the Commission expressed a desire for additional density in the
 overall Block 59 development.

 The Commission supported the request for the reasons discussed.
 Commissioner Richelia made a motion, seconded by Commissioner McDaniel, to
 support the petitioner’s appeal with respect to the Citywide Building Design
 Guidelines for the reasons identified in the staff report and permit the proposed
 murals to be installed at two locations in Block 59 and Westridge Court. The
 motion was carried by the following vote:

 Aye: 7- Castagnoli, Longenbaugh, McDaniel, Naumes, Richelia, Robbins, and Wright

 Absent: 2- Abubaker, and Bansal


2. Approve the minutes of the February 18, 2026 Planning and Zoning Commission
 meeting.
 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, to approve the February 18, 2026, meeting minutes. The motion
 carried by a voice vote.

F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:
 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, to adjourn the Regular Planning and Zoning Commission Meeting of
 March 4, 2026, at 8:13 p.m. The motion carried by a voice vote.




 /s/ Anna Franco
 Anna Franco, AICP
 Planning and Zoning Commission Liaison


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