Planning and Zoning Commission — Naperville, IL
Date: 2023-07-19

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



 Meeting Agenda

 Planning and Zoning Commission

Wednesday, July 19, 2023 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 July 19, 2023


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. 23-0689C Conduct the public hearing to consider the requested entitlements for
 27W280 Bauer Road (Mill & Bauer Townhomes) - PZC 23-1-006

2. 23-0845 Conduct the public hearing to consider variances to Section 10-4-6:3.3
 (Fowl and Livestock), Section 6-2-10:1 (Accessory Buildings, Structures,
 and Uses of Land), and Section 6-2-8 (Home Occupation Regulations) -
 PZC 23-1-033

3. 23-0841 Conduct the public hearing to consider a variance to Section 6-9-3
 (Schedule of Off Street Parking Requirements) for the property located at
 1504-1516 N. Naper Boulevard (Tower Crossing) - PZC 23-1-052

E. REPORTS AND RECOMMENDATIONS:
1. 23-0802 Consider the Petitioner’s appeal to portions of the Citywide Building
 Design Guidelines as they apply to the proposed Sunbelt Rentals building
 at 2212 Ferry Road

2. 23-0758 Approve the minutes of the June 7, 2023 Planning and Zoning Commission
 meeting

F. OLD BUSINESS:


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Planning and Zoning Commission Meeting Agenda July 19, 2023



G. NEW BUSINESS:

H. ADJOURNMENT:




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



 Meeting Minutes

 Planning and Zoning Commission


Wednesday, July 19, 2023 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 8/4/2023
Planning and Zoning Commission Meeting Minutes July 19, 2023

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 9- Manas Athanikar, Tom Castagnoli, Stasha King, Anthony Losurdo, Derek McDaniel,
 Carl Richelia, Whitney Robbins, Oriana Van Someren, and Mark S. Wright

C. PUBLIC FORUM:

D. PUBLIC HEARINGS:

1. Conduct the public hearing to consider the requested entitlements for 27W280 Bauer
 Road (Mill & Bauer Townhomes) - PZC 23-1-006
 Gabrielle Mattingly, Project Manager City of Naperville Development
 Review Team, provided an overview of the request.

 Caitlin Csuk, Rosanova and Whitaker Ltd, presented the case providing
 details of the modifications made to the proposal since the project was
 reviewed by the PZC at the June 7, 2023 meeting.
 Public Testimony:

 Ralph Taylor spoke in opposition to the proposed annexation, rezoning,
 architectural design of the townhomes finding it to be incompatible with the
 surrounding area.

 Dave Doubek spoke in opposition to the proposal raising concerns with
 traffic, density, proposed rezoning, snow removal, emergency access, and
 potential for flooding.

 Stephanie Kaiser raised concerns with the proposed roadway connection

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Planning and Zoning Commission Meeting Minutes July 19, 2023

 to Mill Street, rezoning, and found the parking to be insufficient.

 Jason Kazmar spoke in opposition to the proposed rezoning, use of the
 property, and found there to be a lack of parking.

 Commissioner McDaniel questioned the TU district and the application in
 this location and asked Staff to confirm if there are other similar examples
 of this zoning and use in the City.

 Ms. Mattingly responded that the Land Use Master Plan recommends City
 Corridor for the location and Staff found the TU district to be most
 appropriate district for the location based off of the plan.

 Commissioner McDaniel expressed concerns about other future
 developments in the area and making sure future developments fit
 together.

 Ms. Csuk provided additional information the TU district and stated that the
 TU district is the least intensive of the zoning districts proposed for City
 Corridor.

 Chairman Losurdo asked for clarification on where the Comprehensive
 Plan designates City Corridor in the area.

 Commissioner Van Someren asked about the TU setbacks and raised
 concerns about a potential traffic accident resulting in vehicles damaging
 the proposed buildings given their close proximity to the intersection.

 Commissioner King asked the Petitioner to address the hardship for the
 variance. Ms. Csuk stated the density variance is to round the allowable
 number of dwelling units up to the nearest whole number and the Code is
 not clear on how this should be calculated.

 Commissioner Athanikar found the use fits with the intent of the TU zoning
 district.

 Chairman Losurdo raised concern with future construction of the property to
 the east and the transition of this property.

 The PZC closed the public hearing.


 A motion was made by Commissioner King, seconded by Commissioner Robbins
 to adopt the findings of fact as presented by the petitioner and approve PZC
 23-1-006, rezoning to TU upon annexation and approval of a variance to Section

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Planning and Zoning Commission Meeting Minutes July 19, 2023

 6-7I-5:2 with the conditions as noted in the staff report for the property located at
 27W280 Bauer Road (Mill & Bauer Townhomes).

 Aye: 5- Athanikar, Castagnoli, King, McDaniel, and Richelia

 Nay: 4- Losurdo, Robbins, Van Someren, and Wright


2. Conduct the public hearing to consider variances to Section 10-4-6:3.3 (Fowl and
 Livestock), Section 6-2-10:1 (Accessory Buildings, Structures, and Uses of Land), and
 Section 6-2-8 (Home Occupation Regulations) for the property at 2300 Flambeau Drive-
 PZC 23-1-033
 Adam Beaver, City of Naperville Planning Services Team, provided an
 overview of the request.

 Richard Montalbano, petitioner, and homeowner presented the case.

 Public Testimony:

 Regina O’Connor, spoke in support of the requested variances.

 Mr. Montalbano stated that they are seeking another property to relocate
 the coops and organization.

 Diane Kennedy spoke in support of the case, noting the work that the
 Petitioner’s organization does.

 Barbara Buzzelli, neighboring property owner, raised concerns with the
 noise generated by the chickens and visiting people, the size of the
 structures, and the existence of the port-o-potty.

 Paul Hinterlong spoke in support of the case.

 Brandon Quaintance spoke in support of the case.

 Joyce Borzan spoke in support of the case.

 Commissioner Wright noted the purview of the Commission is to look
 strictly at the use of the land and noted concerns and stated his opposition.

 Commissioner King stated opposition noting that the use does not fit into
 the residential neighborhood.

 Commissioner Robbins expressed understanding of both the positions of
 the petitioner as well as the concerns of neighboring property owners.
 Robbins also expressed a desire to find a compromise.

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 Commissioner Van Someren asked the Petitioner if they have a timeline
 for finding another property. Mr. Montalbano stated that a timeline is
 dependent on several factors and could take up to two years.

 Commissioner Robbins asked the Petitioner how quickly a fence could be
 constructed. Mr. Montalbano responded that a fence could be constructed
 by the fall depending on cost.

 Chairman Losurdo asked Staff if conditions could be included to restrict
 the number of chickens and include a timeframe for when the operation
 would need to be relocated Mr. Beaver stated that the City’s legal
 department would need to be confirm, however a condition on the
 timeframe could likely be included in the ordinance. Commissioner
 Athanikar asked Staff to provide a condition, Mr. Beaver responded that
 Staff would need additional time to provide a condition.

 Commissioner Van Someren stated that she would like to see conditions
 placed on an approval.

 Commissioner Robbins asked the petitioner why seventeen chickens are
 necessary. Wendy Montalbano responded that the number of chickens is
 required due to the training of the chickens.

 Chairman Losurdo asked if twelve chickens could be utilized. Mrs.
 Montalbano confirmed that it would be possible.

 Commissioner McDaniel expressed that the use shouldn’t be allowed to
 continue in perpetuity and that the guidelines of the code must be operated
 within.

 Chairman Losurdo proposed continuing the case to identify conditions.
 Commissioner Wright asked Chairman Losurdo how a sunset condition
 would affect the remainder of the variances. Chairman Losurdo confirmed
 that it would provide the Petitioner additional time to find another property.
 Mr. Beaver stated that Staff recommends the Commission vote to approve
 the variances with the conditions discussed. Commissioner Athanikar
 asked if Staff has a recommendation on a timeframe. Mr. Beaver
 responded that Staff would look to the Commission to identify a timeframe.

 Commissioner Robbins asked if the Commission could add additional
 conditions onto an approval. Mr. Beaver confirmed that the Commission is
 able to add additional conditions onto the approval.


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 Sara Kopinski recommended to the Commission that if they would like to
 continue the case that they request the Petitioner provide additional
 information for the Commission to determine what conditions they would
 like to impose and noted that as Staff continues to recommend denial of
 the variance requests, they are unable to offer a recommendation.

 Chairman Losurdo asked the Petitioner how long they need to move their
 operation. Mr. Montalbano responded that they would request two years.

 Chairman Losurdo asked the Commissioners their opinions on an 18
 month timeframe. Commissioners King, Castagnoli, Richelia, Athanikar,
 Losurdo, Robbins, and Van Someren agreed. Commissioner McDaniel
 stated 12 months.

 Commissioner King asked Staff to confirm if the Petitioner is allowed to
 have a port-o-potty on the property. Mr. Beaver confirmed that the
 Municipal Code would not allow for one.

 Commissioner Wright notes concerns about a timeline for the Petitioner to
 find a facility and noted that there needs to be a focus on the effort and
 proposed six months.

 The PZC closed the public hearing.


 A motion was made by Commissioner Van Someren, seconded by Commissioner
 Robbins to adopt the findings of fact as presented by the petitioner and approve
 PZC 23-1-033, variances to Section 10-4-6:3 to waive the screening requirement
 for coops and to increase the allowable number of fowl from eight to twelve, a
 variance to Section 6-2-10:1 to reduce the required setback for an accessory
 structure from five feet to four feet six inches, and a variance to Section 6-2-8
 (Home Occupation Regulations) to increase the permitted number of students
 from four to twelve for the property located at 2300 Flambeau Drive with the
 condition that the coop structures must be returned to their number and size as of
 4/21/2023 with the condition that the approvals have an 18 month sunset date and
 that a 6’ privacy fence be provided around all sides of the yard.

 Aye: 7- Athanikar, Castagnoli, King, Losurdo, Richelia, Robbins, and Van Someren

 Nay: 2- McDaniel, and Wright


3. Conduct the public hearing to consider a variance to Section 6-9-3 (Schedule of Off
 Street Parking Requirements) for the property located at 1504-1516 N. Naper Boulevard
 (Tower Crossing) - PZC 23-1-052
 John Scopelliti, City of Naperville Planning Services Team, provided an
 overview of the request.

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 Stephanie Day, petitioner, presented the case.

 The Commission discussed the location of the business.

 Public Testimony: None

 The PZC closed the public hearing.



 A motion was made by Commissioner Wright, seconded by Commissioner Van
 Someren to concur with the findings of fact prepared by staff and approve PZC
 23-1-052, a variance request to Section 6-9-3 to permit 23 parking spaces rather
 than the required 52 parking spaces for an eating establishment for the property
 located at 1504-1516 N. Naper Boulevard (Tower Crossing).

 Aye: 9- Athanikar, Castagnoli, King, Losurdo, McDaniel, Richelia, Robbins, Van Someren,
 and Wright

E. REPORTS AND RECOMMENDATIONS:

1. Consider the Petitioner’s appeal to portions of the Citywide Building Design Guidelines
 as they apply to the proposed Sunbelt Rentals building at 2212 Ferry Road
 Sara Kopinski, City of Naperville Planning Services Team, provided an
 overview of the request for an appeal to the Citywide Design Guidelines for
 the property located at 2212 Ferry Road.

 The Petitioner, Tom Burgess, presented the request.

 Commissioner McDaniel asked Staff about why the request was
 necessary. Kopinski confirmed that the request is necessary as the subject
 property will be a stand alone industrial site.

 Commissioner Athanikar noted that hardie board is suitable and asked
 Staff if there are any variances required. Kopinski stated that at this time
 there are not any variance requests required.


 Chairman Losurdo made a motion, seconded by Commissioner Van Someren to
 uphold the Zoning Administrator’s decision with respect to the Citywide Design
 Guidelines and deny the property owner’s request to construct the Sunbelt
 Rentals building predominantly out of hardie board siding and restrict the hardie
 board siding to be 25% of the building elevations or less.

 Nay: 9- Athanikar, Castagnoli, King, Losurdo, McDaniel, Richelia, Robbins, Van Someren,
 and Wright

2. Approve the minutes of the June 7, 2023 Planning and Zoning Commission meeting

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Planning and Zoning Commission Meeting Minutes July 19, 2023


 The PZC approved the meeting minutes.

F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:

 Adjourned: 9:40 PM




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