Planning and Zoning Commission — Naperville, IL
Date: 2020-12-16

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



 Meeting Agenda

 Planning and Zoning Commission

Wednesday, December 16, 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 December 16, 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
Planning Services Team, (630) 420-6694, before 5 p.m. on Wednesday, December 16. If a staff
member is unavailable, please leave a voicemail.

TO PROVIDE LIVE PUBLIC COMMENT, TESTIMONY, OR TO CROSS-EXAMINE WITNESSES
DURING THE MEETING:
1. Register by 5 p.m. on Wednesday, December 16 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 Planning Services Team via
email at planning@naperville.il.us; or
2. Participate by telephone. Register with the Planning Services Team before 5 p.m. on
Wednesday, December 16 to receive a dial-in phone number by calling (630)-420-6694. If a staff
member is unavailable, please leave a voicemail.




City of Naperville Page 1 Printed on 12/11/2020
Planning and Zoning Commission Meeting Agenda December 16, 2020


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, December 16 to be read into the public record during the Planning and
Zoning Commission meeting by a member of staff; or
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, December 16 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 8 a.m. Friday, December 11th 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, December 14th.

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, December 16.

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:

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Planning and Zoning Commission Meeting Agenda December 16, 2020


1. 20-1507 Conduct the public hearing for Naper Commons located on Lot 4 at the
 northwest corner of Naperville and Warrenville Roads, Naperville, PZC
 20-1-086 (Item 1 of 3)

2. 20-1509 Consider Naper Commons Preliminary PUD and approval of a PUD Plat
 with deviations to reduce the required front yard setbacks, to reduce the
 required interior side yard setbacks, and to permit eaves encroachment
 over the side easements for Lot 4 of the subject property located at the
 northwest corner of Naperville and Warrenville Roads - PZC 20-1-086
 (Item 2 of 3)
3. 20-1510 Consider a conditional use for single-family attached units for Lot 4 of the
 subject property located at the northwest corner of Naperville and
 Warrenville Roads (Naper Commons)- PZC 20-1-086 (Item 3 of 3)

E. REPORTS AND RECOMMENDATIONS:
1. 20-1512 Approve the minutes of the December 2, 2020 Planning and Zoning
 Commission meeting

F. OLD BUSINESS:
1. 20-943C Open and resume the public hearing for CityGate West - PZC 20-1-022
 (Item 1 of 3)

2. 20-945C Initiate a text amendment to designate restaurants as a conditional use
 within PUDs in the OCI district (CityGate West) - PZC 20-1-022 (Item 2 of
 3)
3. 20-946C Consider rezoning the subject property from I District to OCI District for
 CityGate West; 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 3 of 3)

G. NEW BUSINESS:

H. ADJOURNMENT:




City of Naperville Page 3 Printed on 12/11/2020

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



 Meeting Minutes

 Planning and Zoning Commission


Wednesday, December 16, 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 December 16, 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
Planning Services Team, (630) 420-6694, before 5 p.m. on Wednesday, December 16. If a staff
member is unavailable, please leave a voicemail.

TO PROVIDE LIVE PUBLIC COMMENT, TESTIMONY, OR TO CROSS-EXAMINE WITNESSES
DURING THE MEETING:
1. Register by 5 p.m. on Wednesday, December 16 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 Planning Services Team via
email at planning@naperville.il.us; or
2. Participate by telephone. Register with the Planning Services Team before 5 p.m. on
Wednesday, December 16 to receive a dial-in phone number by calling (630)-420-6694. If a staff
member is unavailable, please leave a voicemail.




City of Naperville Page 1 Printed on 1/7/2021
Planning and Zoning Commission Meeting Minutes December 16, 2020

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, December 16 to be read into the public record during the Planning and
Zoning Commission meeting by a member of staff; or
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, December 16 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 8 a.m. Friday, December 11th 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, December 14th.

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, December 16.

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

C. PUBLIC FORUM:


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Planning and Zoning Commission Meeting Minutes December 16, 2020


D. PUBLIC HEARINGS:
 A motion was made by Commissioner Fessler, seconded by Commissioner Robbins to
 change the order of the agenda and begin with old business.

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


F. OLD BUSINESS:

1. Open and resume the public hearing for CityGate West - PZC 20-1-022 (Item 1 of 3)

 A motion was made by Commissioner Bansal, seconded by Commissioner Losurdo to
 open and resume the public hearing for PZC 20-1-022.

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

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

 Mike Roth and Geoff Roehll presented on behalf of the petitioners.

 Chairman Hanson asked for clarification on the concerns raised by the petitioner on the
 conditions of approval provided by staff. Roth responded Top Golf and Whirlyball exist
 which should suffice as the full-service requirement for the hotel. Roth also clarified they
 have also provided a phasing plan but are unable to commit to order of phasing and
 timing. Pat Lord, City Attorney, responded the Municipal Code is clear in regards to the
 full-service hotel requirements and finds the timing and sequencing is critical.

 The majority of the Commissioners expressed concern for the limited service hotel
 proposed on Lot 11. Mike Roth responded to the concerns. Mike Roth responded to the
 concerns stating the existence of Top Golf and Whirlyball should support the deviation
 request to the full-service hotel requirements.

 Public Testimony:

 Staff read submitted written comment submitted in advance of the meeting into the
 record.

 Carrie Cole spoke in opposition raising concern for the students generated from the
 development.

 Mike Roth provided closing remarks.

 Commissioner Bansal made a motion, seconded by Commissioner Losurdo to close the
 public hearing.

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

 Commissioner Bansal expressed support for the project finding an agreement can be
 made between the petitioner and Top Golf and Whirlyball.


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2. Initiate a text amendment to designate restaurants as a conditional use within PUDs in
 the OCI district (CityGate West) - PZC 20-1-022 (Item 2 of 3)
 A motion was made by Commissioner Bansal, seconded by Commissioner
 Athanikar to direct staff to initiate a text amendment to designate restaurants as
 a conditional use within PUDs in the OCI district.

 Aye: 9- Athanikar, Bansal, Fessler, Hanson, Losurdo, Habel, Van Someren, Robbins, and
 Richelia

3. Consider rezoning the subject property from I District to OCI District for CityGate West; 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 3 of 3)
 A motion was made by Commissioner Losurdo, seconded by Commissioner Van
 Someren to reject the findings of fact as presented by the petitioner and deny the
 conditional use to establish a full service hotel and the associated deviations on
 Lot 11 of CityGate West finding that it neither meets the definition nor the intent
 of a full service hotel as further identified in the staff report.

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

 Nay: 1 - Bansal

 A motion was made by Chairman Hanson, seconded by Commissioner Losurdo
 to adopt the findings of fact as presented by the petitioner and approve PZC
 20-1-022, with the exception of the conditional use for a hotel on Lot 11: rezoning
 the subject property from I to OCI; a conditional use to establish the CityGate
 West PUD and a preliminary PUD plat; a conditional use to allow multi-family
 residential on Lot 4; a conditional use to allow a full service hotels on Lot 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,
 12, and 13; and, multiple deviations to the Naperville Municipal Code as noted in
 the staff report, subject to the conditions identified in the staff report, for CityGate
 West.

 Aye: 9- Athanikar, Bansal, Fessler, Hanson, Losurdo, Habel, Van Someren, Robbins, and
 Richelia

D. PUBLIC HEARINGS:

1. Conduct the public hearing for Naper Commons located on Lot 4 at the northwest corner
 of Naperville and Warrenville Roads, Naperville, PZC 20-1-086 (Item 1 of 3)
 Scott Williams, Planning Services Team, provided an overview of the request.

 Russ Whitaker, spoke on behalf of the petitioner. Rob Getz, Derrick Martin, Scott
 Brejcha, Peter Pluskwa, spoke as experts on the case providing details on the proposal.

 The meeting went into a 5-minute recess.

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 Christopher Morgat, Greg Sagen, Javier Millian and Joel Baldin finished the presentation
 speaking as experts on the case.

 Chairman Hanson asked staff to expand upon the additional design elements requested,
 Williams pointed out the requirements specified in the code for a planned unit
 development. Commissioner Losurdo inquired if the petitioner is working with the Forest
 Preserve District on the issues they raised. Whitaker responded they will be meeting with
 the Forest Preserve District to address the recent concerns raised.

 A motion was made by Chairman Hanson, seconded by Commissioner Losurdo to
 extend the meeting until 11:30 pm.

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

 Public Testimony:

 Chairman Hanson determined based on timing and speakers who have been waiting on
 the call to begin public testimony with speakers and if the hearing needs to be continued
 the written comments can be read into the read at that time. Pat Lord, City Attorney
 concurred.

 James Butt, spoke against the roadway connection, requested more open space and
 raised several other concerns about the development.

 Sean Carstens, spoke against the development with concerns on traffic generated, lack
 of open space, and decreased enjoyment of the forest preserve.

 Robin Jones, spoke against the townhomes and requested a reduction in the number of
 units or additional buffering.

 Jim Guzdziol, spoke against the current proposal requesting more open space.

 Marty Fielder, spoke against the development and raised concern with the density and
 lack of green space.

 Rebecca Rogers, spoke against the development concerned with road safety and lack of
 green space.

 Julian Szucko, spoke against the density.

 A motion was made by Chairman Hanson, seconded by Commissioner Richelia to
 extend the meeting to 11:45 pm.

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

 Ted Berger, spoke against the current design and density.

 Paul Kocan, spoke against the roadway connection and density requesting more open
 space.

 Dean Grant, spoke against the roadway connection.


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 Jeff Banowetz, requested more open space be provided and to maintain some of the
 existing open space.

 Mark Daniel, Attorney representing multiple people for Feldballe family, Jeff Banowetz
 and James Butt raised concerns for density, open space, roadway design, lot coverage,
 and stormwater.

 A motion was made by Chairman Van Someren, seconded by Commissioner Richelia to
 extend the meeting to 12:00 am.

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

 Chairman Hanson summarized some of the requests made including a reduction in the
 density, extension of 39th street and accessibility of the street by pedestrian walkway,
 concerns with the berm to name a few. Chairman Hanson suggested the case be
 continued to a future meeting.

 Russ Whitaker clarified the berm is on private Nokia property and agreed to a case
 continuance.


 A motion was made by Chairman Hanson, Commissioner Richelia to continue
 PZC 20-1-086 to the February 3, 2021 Planning and Zoning Commission meeting.

 Aye: 9- Athanikar, Bansal, Fessler, Hanson, Losurdo, Habel, Van Someren, Robbins, and
 Richelia

2. Consider Naper Commons Preliminary PUD and approval of a PUD Plat with deviations
 to reduce the required front yard setbacks, to reduce the required interior side yard
 setbacks, and to permit eaves encroachment over the side easements for Lot 4 of the
 subject property located at the northwest corner of Naperville and Warrenville Roads -
 PZC 20-1-086 (Item 2 of 3)

3. Consider a conditional use for single-family attached units for Lot 4 of the subject property
 located at the northwest corner of Naperville and Warrenville Roads (Naper Commons)-
 PZC 20-1-086 (Item 3 of 3)

G. NEW BUSINESS:

E. REPORTS AND RECOMMENDATIONS:

1. Approve the minutes of the December 2, 2020 Planning and Zoning Commission
 meeting
 A motion was made by Commissioner Robbins, seconded by Commissioner Van
 Someren to approve the meeting minutes of the December 2, 2020 Planning and
 Zoning Commission meeting.

 Aye: 9- Athanikar, Bansal, Fessler, Hanson, Losurdo, Habel, Van Someren, Robbins, and
 Richelia

H. ADJOURNMENT:
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Planning and Zoning Commission Meeting Minutes December 16, 2020


 11:55 PM


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

 Aye: 9- Athanikar, Bansal, Fessler, Hanson, Losurdo, Habel, Van Someren, Robbins, and
 Richelia




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