Planning and Zoning Commission — Naperville, IL
Date: 2025-12-17

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

 Meeting Agenda

 Planning and Zoning Commission

Wednesday, December 17, 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.




City of Naperville Page 1 Printed on 12/11/2025
Planning and Zoning Commission Meeting Agenda December 17, 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. 25-1663 Conduct the public hearing to consider the requested entitlements to add a
 drive-through to the BP at 1532 North Aurora Road - DEV-0100-2025

E. REPORTS AND RECOMMENDATIONS:
1. 25-1664 Approve the minutes of the December 3, 2025 Planning and Zoning
 Commission meeting.

2. 25-1665 Approve the 2026 Planning and Zoning Commission meeting schedule.


F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:




City of Naperville Page 2 Printed on 12/11/2025

City of Naperville

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




 Meeting Minutes

 Wednesday, December 17, 2025

 7:00 PM



 Council Chambers



Planning and Zoning Commission
Planning and Zoning Commission Meeting Minutes December 17, 2025


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.

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.



City of Naperville Page 1 Printed on 1/22/2026
Planning and Zoning Commission Meeting Minutes December 17, 2025


A. CALL TO ORDER:

B. ROLL CALL:
 Present 8- Shafeek Abubaker, Tom Castagnoli, Allison Longenbaugh, Derek McDaniel,
 Courtney Naumes, Carl Richelia, Whitney Robbins, and Mark S. Wright
 Absent 1- Meghna Bansal




 Also Present: PZC Student Representative Zara Rahman; PZC Liaison Anna
 Franco; Senior Civil Engineer Peter Zibble.

C. PUBLIC FORUM:

 No speakers for Public Forum.

D. PUBLIC HEARINGS:

1. Conduct the public hearing to consider the requested entitlements to add a drive-through
 to the BP at 1532 North Aurora Road - DEV-0100-2025
 Chair Robbins opened the Public Hearing at 7:02 p.m.

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

 Dan Soltis, Petitioner, presented the case.

 The Commission posed several questions to Staff and the Petitioner relating to
 the fast service restaurant user, which has not yet been identified, regarding
 traffic generation and construction timing.

 The Commission had concerns that a high traffic generating coffee shop chain
 could be established on the property. The Commission asked staff clarifying
 questions about the safeguards and process outlined in the proposed condition
 of approval for the bypass lane variance and noted that traffic generated by the
 fast service restaurant user should be carefully evaluated for peak traffic
 periods.

 The Commission also asked staff if there were existing or proposed metrics or
 ratios for automobile service stations as it relates to the 2016 text amendment
 that revised the B3 zoning district to require conditional uses for automobile
 service stations.

 The Commission supported the request for the reasons discussed.

 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, at 7:20 p.m. to close the public hearing considering the entitlement
 requests for DEV-0100-2025. The motion carried by a voice vote.


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Planning and Zoning Commission Meeting Minutes December 17, 2025

 Commissioner McDaniel made a motion, seconded by Commissioner Richelia, to
 adopt the findings of fact as presented by the petitioner and recommend
 approval of DEV-0100-2025, a conditional use for an automobile service station in
 the B3 zoning district pursuant to Section 6-7C-3:2 of the Naperville Municipal
 Code and a zoning variance to Section 6-9-6:2.2 of the Naperville Municipal Code
 to provide a partial bypass lane, subject to the recommended condition of
 approval, for a quick service restaurant drive-through at 1532 North Aurora Road.
 The motion was carried by the following vote:

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

 Absent: 1- Bansal

E. REPORTS AND RECOMMENDATIONS:

1. Approve the minutes of the December 3, 2025 Planning and Zoning Commission
 meeting.
 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, to approve the December 3, 2025 meeting minutes. The motion carried
 by a voice vote.

2. Approve the 2026 Planning and Zoning Commission meeting schedule.

 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, to approve the 2026 Planning and Zoning Commission meeting
 schedule. 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
 December 17, 2025, at 7:22 p.m. The motion carried by a voice vote.

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




City of Naperville Page 3 Printed on 1/22/2026