Planning and Zoning Commission — Naperville, IL
Date: 2023-06-07

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



 Meeting Agenda

 Planning and Zoning Commission

Wednesday, June 7, 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 6/2/2023
Planning and Zoning Commission Meeting Agenda June 7, 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. 23-0689 Conduct the public hearing to consider the requested entitlements for
 27W280 Bauer Road (Mill & Bauer Townhomes) - PZC 23-1-006

2. 23-0681 Conduct the public hearing to consider a variance to Section 6-2-26:5.1
 for 818 E. Franklin Avenue and 25 N. Huffman Street (Franklin Flats) -
 PZC 23-1-014

3. 23-0680 Conduct the public hearing to consider a variance to Section 6-2-12
 (Fences) for the property located at 947 Mortonsberry Drive - PZC
 23-1-028

4. 23-0693 Conduct the public hearing to consider proposed amendments to
 Chapter 1 (Zoning Title, Purpose, Definitions) and Article B (ORI Office,
 Research and Light Industry District) of Chapter 8 (Industrial Districts) of
 Title 6 (Zoning Regulations) of the Naperville Municipal Code - PZC
 23-1-041

E. REPORTS AND RECOMMENDATIONS:
1. 23-0694 Approve the minutes of the May 17, 2023 Planning and Zoning
 Commission meeting

F. OLD BUSINESS:

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Planning and Zoning Commission Meeting Agenda June 7, 2023



G. NEW BUSINESS:

H. ADJOURNMENT:




City of Naperville Page 3 Printed on 6/2/2023

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



 Meeting Minutes

 Planning and Zoning Commission


Wednesday, June 7, 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 7/19/2023
Planning and Zoning Commission Meeting Minutes June 7, 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 8- Manas Athanikar, Tom Castagnoli, Stasha King, Anthony Losurdo, Derek McDaniel,
 Whitney Robbins, Oriana Van Someren, and Mark S. Wright
 Absent 1- Carl Richelia


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

 Caitlin Csuk, Rosanova & Whitaker, Ltd., attorney for the petitioner,
 presented the case.

 Public Testimony:
 Ralph Taylor, neighboring property owner, spoke in opposition to the
 requests for annexation, rezoning, proposed lot size, data from the traffic
 study, and the architectural style of the buildings.

 Dave Doubek, neighboring property owner, spoke in opposition to the
 request for rezoning, does not find a hardship exists, and voiced concerns
 for fire, snow removal, garbage pick-up, delivery drivers, and guest
 parking.


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Planning and Zoning Commission Meeting Minutes June 7, 2023

 Mike Hinterlong, neighboring property owner, spoke in opposition to the
 density variance, increased traffic, and the amount of parking provided.

 Jose Rivas, neighboring property owner, spoke in opposition to the density
 variance, increased traffic, and the proposal setting a precedence along
 Bauer Road.

 Ralph Taylor questioned who owns Mill & Bauer LLC.

 Chairman Losurdo asked what the Master Plan is for the property to the
 east of the proposed development. Ms. Mattingly clarified that the property
 to the east is unincorporated and would need to seek annexation and
 rezoning in accordance with the Land Use Master Plan.

 Commissioner Wright asked what the plan is for garbage and snow
 removal. Ms. Csuk stated that snow removal will be handled by a
 maintenance company.

 Mr. Doubek pointed out that garbage cans are on the left side of the road
 and that garbage trucks pick up garbage on the right side. Ms. Mattingly
 clarified that private waste service would collect the garbage because it is
 on a private road.

 Commissioner Robbins asked to hear more about emergency vehicles
 and fire hydrants. Mr. Caneff, Civil & Environmental Consultants, said that
 both buildings are sprinkled and served by fire hydrants, which has been
 approved by the Naperville Fire Department. Mr. Caneff noted that more
 parking spots can be provided so guest vehicles are not parked in the
 drive aisles.

 Commissioner McDaniel asked what the monthly rent is and what the
 range is for affordable rents in Naperville. Ms. Csuk stated that the
 estimated rent is $3,500/month. Ms. Laff clarified that range for affordable
 rent in Naperville is between $1,600-$1,900/month. Chairman Losurdo
 raised concerns with using the term “affordable”.

 Commissioner Athanikar asked why the development would be zoned TU.
 Ms. Mattingly responded saying that the Future Land Use Plan designates
 the lots as “City Corridor” and that TU was a recommended zoning district
 for the designation.

 Commissioner King spoke in support of the traffic study and the TU zoning.



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Planning and Zoning Commission Meeting Minutes June 7, 2023

 Commissioner Castagnoli asked staff why they were in support of the
 density variance. Ms. Mattingly cited similar townhome developments that
 were granted density variances.

 Chairman Losurdo questioned the TU zoning and does not find a hardship
 exists.

 Commissioner Castagnoli asked the Petitioner why the 12 units make the
 development viable to build. Ms. Csuk claimed the hardship is that
 petitioner cannot build the product without the density variance.


 A motion was made by Commissioner Van Someren, seconded by Commissioner
 McDaniel, to continue the public hearing for PZC 23-1-006 (Mill & Bauer
 Townhomes) to the June 21st, 2023 Planning and Zoning Commission meeting.

 Aye: 8- Athanikar, Castagnoli, King, Losurdo, McDaniel, Robbins, Van Someren, and
 Wright

 Absent: 1- Richelia


2. Conduct the public hearing to consider a variance to Section 6-2-26:5.1 for 818 E.
 Franklin Avenue and 25 N. Huffman Street (Franklin Flats) - PZC 23-1-014
 Gabrielle Mattingly, City of Naperville Planning Services Team, provided an
 overview of the request.

 Caitlin Csuk, of Rosanova & Whitaker, Ltd., attorney for petitioner,
 presented the case.

 Commissioner Van Someren voiced support of the proposal because of
 the first-floor master suite and finding it meets the first guiding principal of
 the Land Use Master Plan.

 Commissioners Athanikar, Robbins, and McDaniel and Chairman Losurdo
 spoke in support of the proposal.

 Public Testimony:
 None.

 The PZC closed the public hearing.


 A motion was made by Commissioner McDaniel, seconded by Commissioner Van
 Someren, to adopt the findings of fact as presented by the petitioner and approve
 23-1-014, a variance to Section 6-2-26:1 to allow for two duplex buildings at 818 E.
 Franklin Avenue and 25 N. Huffman Street (Franklin Flats).

 Aye: 8- Athanikar, Castagnoli, King, Losurdo, McDaniel, Robbins, Van Someren, and
 Wright

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Planning and Zoning Commission Meeting Minutes June 7, 2023


 Absent: 1- Richelia


3. Conduct the public hearing to consider a variance to Section 6-2-12 (Fences) for the
 property located at 947 Mortonsberry Drive - PZC 23-1-028
 John Scopelliti, City of Naperville Planning Services Team, provided an
 overview of the request.

 Chairman Losurdo asked Staff if they confirmed no sightline issues exist
 along the road. Katie Rubush, City of Naperville Project Engineer, said yes.

 Chris Skubic, petitioner, presented the case and stated he would be willing
 to modify the location of the fence.

 Chairman Losurdo asked the petitioner to stick with the proposal or make
 changes and come back with a new proposal. Ms. Laff clarified that a
 change to the proposal can be made if the motion notes the change as a
 condition of approval.

 Commissioner Wright spoke in support of the project and appreciated the
 petitioner’s willingness to work with his neighbors.

 Public Testimony:
 Patti Peltier, a board member of the neighborhood’s Homeowner’s
 Association, spoke in opposition to the fence being built to the property line
 and voiced concern with setting a precedence. Commissioner Van
 Someren asked Ms. Peltier if there is a covenant in the HOA regarding
 solid fences. Ms. Peltier responded no.

 Chairman Losurdo and Commissioner McDaniel spoke in support of the
 design of the fence as proposed.

 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 23-1-028, a variance to Section 6-2-12 (Fences: Residential Districts) to allow
 a 5’ fence to be located in the front/corner side yard setback for the property
 located at 947 Mortonsberry Drive.

 Aye: 8- Athanikar, Castagnoli, King, Losurdo, McDaniel, Robbins, Van Someren, and
 Wright

 Absent: 1- Richelia


4. Conduct the public hearing to consider proposed amendments to Chapter 1 (Zoning Title,
 Purpose, Definitions) and Article B (ORI Office, Research and Light Industry District) of
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Planning and Zoning Commission Meeting Minutes June 7, 2023

 Chapter 8 (Industrial Districts) of Title 6 (Zoning Regulations) of the Naperville Municipal
 Code - PZC 23-1-041
 Sara Kopinski, City of Naperville Planning Services Team, presented the
 text amendment.

 Public Testimony:
 Scott Day, Day & Robert, P.C., attorney for Franklin Partners LLC, spoke
 in opposition to restricting industrial warehouses, the severity of the
 revisions made to the definition of the ORI district, and recommended
 easing the proposed restrictions on access doors for manufacturing and/or
 combined warehouse facilities.

 Christine Jeffries, of the Naperville Development Partnership, spoke in
 support of the text amendment’s limits on warehouses and recommended
 warehouses seek a PUD deviation to operate.

 Commissioner Wright asked if the uses Mr. Day listed could use the PUD
 deviations to continue operating. Ms. Laff responded that the uses are
 permitted, but no more than 50% of their space could be for warehousing
 or manufacturing.

 Commissioner Athanikar asked if food science and development is a
 conditional use or prohibited. Ms. Laff answered that anything related to
 prototypes would be considered an engineering or testing lab and the
 manufacturing portion would have to be under 50%.

 Commissioner Van Someren asked if a warehouse could receive a
 deviation if it took up 75% of the space. Ms. Laff said if the property was in
 a PUD, it could seek a deviation if the warehouse was incidental to the
 PUD. Commissioner Van Someren asked where the 50% restriction came
 from. Ms. Laff said that 50% was meant to keep warehouses from being
 the principal use of the building. Commissioner Wright spoke in support of
 the 50% limit.

 The PZC closed the public hearing.


 A motion was made by Commissioner King, seconded by Commissioner Robbins,
 to approve PZC 23-1-041, approving text amendments as detailed in the staff
 report to Chapter 1(Zoning Title, Purpose, Definitions) and Article B (ORI Office,
 Research, and Light Industry District) of Chapter 8 (Industrial Districts) of Title 6
 (Zoning Regulations) of the Naperville Municipal Code.

 Aye: 8- Athanikar, Castagnoli, King, Losurdo, McDaniel, Robbins, Van Someren, and
 Wright

 Absent: 1- Richelia

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Planning and Zoning Commission Meeting Minutes June 7, 2023


E. REPORTS AND RECOMMENDATIONS:

1. Approve the minutes of the May 17, 2023 Planning and Zoning Commission meeting

 The PZC approved the meeting minutes.

F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:

 Adjourned: 8:47 PM




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