Planning and Zoning Commission — Naperville, IL
Date: 2025-08-20

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

 Meeting Agenda

 Planning and Zoning Commission

Wednesday, August 20, 2025 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 who may require an accommodation to listen to or participate in the meeting
should contact the Community Services Department at (630) 305-5300 as soon as possible, but
no later than by 5 p.m. on the day of the meeting.




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Planning and Zoning Commission Meeting Agenda August 20, 2025



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. 25-1103 Open and continue the public hearing for 1960 Lucent Lane to the
 September 3, 2025, PZC Meeting (Karis Critical Data Centers) -
 DEV-0057-2025

2. 25-1043 Conduct the public hearing to consider the requested entitlements for a
 drive through coffee shop at 1230 S. Naper Blvd. (Dutch Bros) -
 DEV-0068-2025

3. 25-1117 Conduct the public hearing for 2603 Aurora Av Suite 107 (Escapology)
 -DEV-0090-2025

4. 25-1121 Conduct the public hearing for 115 E. Benton Avenue (Saints Peter and
 Paul Fence) - DEV-0096-2025

5. 25-1105 Conduct the public hearing for 232 S. Washington Street, Suite 6 & 7
 (Barber Haus/Health Haus) - DEV-0099-2025

E. REPORTS AND RECOMMENDATIONS:
1. 25-1129 Approve the minutes of the August 6, 2025 Planning and Zoning
 Commission meeting



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Planning and Zoning Commission Meeting Agenda August 20, 2025



F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:




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

 Meeting Minutes

 Planning and Zoning Commission


Wednesday, August 20, 2025 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 who may require an accommodation to listen to or participate in the meeting
should contact the Community Services Department at (630) 305-5300 as soon as possible, but
no later than by 5 p.m. on the day of the meeting.




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Planning and Zoning Commission Meeting Minutes August 20, 2025

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:
 Present 8- Shafeek Abubaker, Tom Castagnoli, Derek McDaniel, Carl Richelia, Mark S. Wright,
 Meghna Bansal, Courtney Naumes, and Whitney Robbins

C. PUBLIC FORUM:

D. PUBLIC HEARINGS:

1. Open and continue the public hearing for 1960 Lucent Lane to the September 3, 2025,
 PZC Meeting (Karis Critical Data Centers) - DEV-0057-2025
 The PZC concurred with the petitioner’s request and opened the public hearing
 and continued the case to the September 3, 2025 Planning and Zoning
 Commission meeting.

2. Conduct the public hearing to consider the requested entitlements for a drive through
 coffee shop at 1230 S. Naper Blvd. (Dutch Bros) - DEV-0068-2025
 Anna Franco, City of Naperville Planning Services Team, provided an
 overview of the request.

 Ryan Fitzgerald, Petitioner, presented the case

 Commissioner Bansal asked the petitioner why the drive through bypass
 lane was eliminated. Fitzgerald stated it was due of the staffing and
 operations of Dutch Bros. Fitzgerald stated that a partial bypass lane is
 provided. Commissioner Bansal stated that not having a bypass lane
 creates safety concerns and operational challenges and that safety should
 be the top priority. Fitzgerald stated he shared the concern.

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 Commissioner Castagnoli asked staff to confirm the total number of
 parking spaces being removed. Franco confirmed that 39 spaces are
 proposed to be removed with this proposal. Commissioner Castagnoli
 asked to confirm the required parking ratio for the site. Franco stated she
 would check the code to confirm. Fitzgerald stated he believes the
 shopping center is parked at about 5.5 spaces per 1,000 square feet.

 Commissioner Naumes stated that the parking reduction isn’t a concern,
 but that the stacking is a concern. Commissioner Naumes asked the
 petitioner if the other tenants in the shopping center have seen the stacking
 plans and if they are in agreement with them. The petitioner stated that the
 major tenant, Big Blue, has seen the plans and does not have concerns
 and that Jewel and US Bank also have not voiced concerns.
 Commissioner Naumes asked the petitioner if they have looked into traffic
 patterns past the initial months where traffic is expected to be the highest
 as traffic is shown to cross the main access road into the shopping center.
 Fitzgerald stated that the main 500 feet of stacking is located in a drive
 aisle rather than the access road into the shopping center and that Dutch
 Bros uses off-duty police officers as traffic controllers to direct traffic.
 Fitzgerald stated that Dutch Bros is planning on having 35 locations in
 Chicagoland by the end of 2026 which will reduce traffic concerns over
 time.

 Commissioner Wright asked the petitioner if copies of the formal
 agreements between the landlord and other tenants of the shopping center
 have been provided to the City. Fitzgerald stated that the agreement with
 Jewel has been provided to the City and that the agreement with US Bank
 had been signed today and had not yet been provided to the City.
 Commissioner Wright asked the petitioner how traffic from directions not
 anticipated in the traffic management plan will be managed. Fitzgerald
 stated that that the traffic controller would manage the traffic.
 Commissioner Wright stated that the traffic management plan is for the
 grand opening and asked the petitioner what the plan is beyond the grand
 opening if traffic continues. Fitzgerald stated that there is a Dutch Bros
 location in California which has rented an offsite parking lot to
 accommodate stacking needs on an ongoing basis and that Dutch Bros
 would work with the City to find a solution to problems. Fitzgerald stated
 that a nearby Starbucks location does not have traffic problems and only
 has one drive through land and no bypass lane. Fitzgerald stated that he
 does not anticipate ongoing traffic issues due to the rate that Dutch Bros
 plans to open new locations in the area. Commissioner Wright stated that
 he understands the Petitioner’s points but that the City recently has learned


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Planning and Zoning Commission Meeting Minutes August 20, 2025

 some lessons from another drive through coffee shop recently where they
 expected a similar situation but continue to have traffic concerns and if
 there is not a long term plan for Dutch Bros beyond the grand opening the
 City could be in a similar situation. Commissioner Wright expressed safety
 concerns regarding potential vehicle interactions between the customers of
 Jewel and those of Dutch Bros. Fitzgerald stated that the store will have a
 walk up window and that many orders are completed via their app.
 Fitzgerald stated that this is a corporate owned and operated location and
 is run better than other drive through coffee businesses. Commissioner
 Wright asked staff how the conditions of approval are enforced if traffic
 continues to be an issue. Franco stated that the traffic management plan
 would be attached to the approval ordinance as an exhibit which requires
 compliance. Franco stated that if complaints are received from the public
 or neighboring businesses that the City will be able to take measures to
 require compliance with the conditions. Fitzgerald stated that the property
 owner has agreements with the other tenants of the shopping center that
 require the property owner to provide access to common areas and
 parking areas and if that access is not provided they are permitted to
 withhold rent payments. Commissioner Wright noted that there are several
 Dutch Bros locations across the country that have significant traffic issues
 including a location in Phoenix that was shut down due to the traffic
 problems.

 Commissioner McDaniel stated that the nearby intersections of 75th Street
 and Naper Blvd are very busy. Commissioner McDaniel stated that he feels
 the petitioner may be underestimating the number of vehicles that the
 proposed use would attract. Commissioner McDaniel asked the Petitioner
 if more than one pick up window could be incorporated. Fitzgerald stated
 that orders are taken to vehicles by staff members rather than orders only
 being picked up at the window. Commissioner McDaniel asked to confirm
 that there is 2,500 feet of stacking areas. Fitzgerald confirmed the planned
 stacking locations. Commissioner McDaniel asked staff if a study had
 been undertaken for 7Brew after it was opened. Franco confirmed that the
 City has received a report studying the existing stacking conditions at
 7Brew in Naperville. Commissioner McDaniel stated that he is confident
 that it will be ultimately approved however he is not able to support their
 request due to concerns with traffic.

 Commissioner Richelia asked to confirm if any drive aisles in the shopping
 center will be closed. Fitzgerald confirmed that no drive aisles will be
 closed.

 Commissioner McDaniel asked Fitzgerald how customers of other


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 businesses in the shopping center will access the parking areas when the
 stacking for Dutch Bros is blocking drive aisles. Fitzgerald stated that the
 traffic controllers will handle those situations. Fitzgerald stated that Dutch
 Bros are very responsive and would work with the City to resolve any
 issues and that they will be at the City Council meeting if needed.

 Commissioner Robbins stated that she appreciates hearing that Fitzgerald
 as the land owner will take responsibility for any potential issues in addition
 to Dutch Bros. Commissioner Robbins asked Fitzgerald how often Dutch
 Bros conduct promotional offers. Fitzgerald stated he could look into that
 question. Commissioner Robbins stated that the answer to that question
 will be important for the City Council to know and that it would be helpful for
 Dutch Bros to be present at the City Council meeting. Commissioner
 Robbins asked who is responsible to handle any potential problems as the
 property owner is listed on the petition rather than Dutch Bros. Fitzgerald
 stated that in the lease with Dutch Bros requires that they cooperate with
 the City if any problems arise. Commissioner Robbins asked Fitzgerald if
 they have received any negative feedback from other tenants besides the
 two that have supported it. Fitzgerald stated that they have not received any
 negative feedback.

 Fitzgerald provided closing marks.

 The PZC closed the public hearing.


 Commissioner Abubaker made a motion, seconded by Commissioner Naumes to
 adopt the findings of fact as presented by the petitioner and recommend
 approval of DEV-0068-2025, a major change to the Market Meadows PUD, a
 deviation to Section 6-9-6:2.2 of the Naperville Municipal Code to eliminate the
 required bypass lane, a deviation to Section 6-9-3:4&6 of the Naperville Municipal
 Code to reduce the required parking spaces in the PUD from 1,100 spaces to 887
 spaces, and approval of a preliminary/final plat of subdivision, subject to the
 recommended conditions of approval, for a Dutch Bros coffee shop located at
 1230 S. Naper Boulevard.

 Aye: 4- Richelia, Wright, Naumes, and Robbins

 Nay: 4- Abubaker, Castagnoli, McDaniel, and Bansal


3. Conduct the public hearing for 2603 Aurora Av Suite 107 (Escapology) -DEV-0090-2025

 Therese Egner, City of Naperville Planning Services Team, provided an
 overview of the request.

 Samuel Stockton, Petitioner presented the case.

 Commissioner Wright stated that the proposed business is a good fit for

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Planning and Zoning Commission Meeting Minutes August 20, 2025

 the community.

 Commissioner Robbins stated that she also finds the proposed business
 to be a good fit and is excited for them to locate in Naperville.

 The PZC closed the public hearing.


 Commissioner Richelia made a motion, Seconded by Commissioner Bansal, to
 adopt the findings of fact as presented by the petitioner and recommend
 approval of DEV-0090-2025, a conditional use for an amusement establishment in
 the B2 zoning district pursuant to Section 6-7B-3 and a parking variance from
 Section 6-9-3.7 to reduce the required on-site parking from 63 spaces to 28 spaces
 for the subject property located at 2603 Aurora Av Suite 107.

 Aye: 8- Abubaker, Castagnoli, McDaniel, Richelia, Wright, Bansal, Naumes, and Robbins


4. Conduct the public hearing for 115 E. Benton Avenue (Saints Peter and Paul Fence) -
 DEV-0096-2025
 Therese Egner, City of Naperville Planning Services Team, provided an
 overview of the request.

 Brad Drendel, Petitioner presented the case.

 Commissioner Naumes stated that for safety purposes the fence is good
 idea and supports the request.

 Commissioner Bansal asked the petitioner if any concerns had been
 voiced by neighbors. Egner stated that one comment had been received in
 relation to traffic concerns, but noted that the proposed fence will not alter
 any existing access points or circulation patterns.

 The PZC closed the public hearing.


 Commissioner Naumes made a motion, seconded by Commissioner Bansal to
 adopt the findings of fact as presented by the petitioner and recommend
 approval of DEV-0096-2025, a variance to Section 6-2-12:1.2 of the Municipal Code
 to allow a fence to measure 6 feet in height along the subject property’s east
 property line.

 Aye: 8- Abubaker, Castagnoli, McDaniel, Richelia, Wright, Bansal, Naumes, and Robbins


5. Conduct the public hearing for 232 S. Washington Street, Suite 6 & 7 (Barber
 Haus/Health Haus) - DEV-0099-2025
 Sara Kopinski, City of Naperville Planning Services Team, provided an
 overview of the request.


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 Eric Sowa, Petitioner presented the case.

 Commissioner Bansal stated that the area is hidden and asked the
 petitioner how they market their business. The petitioner stated that they
 market using the internet and social media. Commissioner Bansal asked
 staff if it was the first health spa to be approved on the first floor in
 Downtown Naperville. Commissioner Robbins stated that there are several
 other health spas that have been approved. Kopinski stated that there have
 been a handful of other requests approved which were supported for a
 variety of reasons including being in low traffic areas. Kopinski noted that
 the City has received requests for health spas to be located on the first
 floor in high traffic areas which have not received support.

 Commissioner McDaniel stated that he is in support of the request.

 The PZC closed the public hearing.


 Commissioner McDaniel made a motion, seconded by Commissioner Naumes to
 adopt the findings of fact as presented by the petitioner and recommend
 approval of DEV-0099-2025, a variance to Section 6-7D-4 (B4/Required Conditions)
 of the Code to allow a general service use/health spa to locate on the first floor
 of a building in the City’s B4 zoning district.

 Aye: 8- Abubaker, Castagnoli, McDaniel, Richelia, Wright, Bansal, Naumes, and Robbins

E. REPORTS AND RECOMMENDATIONS:

1. Approve the minutes of the August 6, 2025 Planning and Zoning Commission meeting
 The PZC approved the meeting minutes.

F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:
 Adjourned at 8:03 PM




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