Planning and Zoning Commission — Naperville, IL
Date: 2025-07-16

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

 Meeting Agenda

 Planning and Zoning Commission

Wednesday, July 16, 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 7/11/2025
Planning and Zoning Commission Meeting Agenda July 16, 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. 25-0935 Conduct the public hearing to consider the requested entitlements for the
 Reserves of Saddle Creek at 10826-10846 S. Book Road -
 DEV-0033-2025

2. 25-0917 Conduct the public hearing for 844 S Route 59 (Guzman y Gomez) -
 DEV-0049-2025

E. REPORTS AND RECOMMENDATIONS:
1. 25-0918 Receive board and commission member training

2. 25-0919 Approve the minutes of the June 18, 2025 Planning and Zoning
 Commission meeting

F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:



City of Naperville Page 2 Printed on 7/11/2025

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

 Meeting Minutes

 Planning and Zoning Commission


Wednesday, July 16, 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 8/7/2025
Planning and Zoning Commission Meeting Minutes July 16, 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 7- Shafeek Abubaker, Tom Castagnoli, Derek McDaniel, Mark S. Wright, Meghna
 Bansal, Courtney Naumes, and Whitney Robbins
 Absent 1- Carl Richelia


C. PUBLIC FORUM:

D. PUBLIC HEARINGS:

1. Conduct the public hearing to consider the requested entitlements for the Reserves of
 Saddle Creek at 10826-10846 S. Book Road - DEV-0033-2025
 Anna Franco, City of Naperville Planning Services Team, provided an
 overview of the request.

 Rich Guerard, Attorney for Petitioner presented the case.

 Kathy Subber requested a buffer between the existing subdivision and the
 proposed development.

 Calvin Roland provided comments expressing concerns with the
 petitioner’s request.

 Commissioner McDaniel asked staff if the petitioner has been in contact
 with Naper Settlement. Franco confirmed that the petitioner has been in
 conversations with Naper Settlement and Naperville Preservation Inc.
 Commissioner McDaniel asked staff if the development’s proximity to a
 river was considered. Christine Rhodes from staff stated that the IDNR will
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Planning and Zoning Commission Meeting Minutes July 16, 2025

 review the development for floodplain impacts and that the developer is
 providing stormwater detention on the property. Commissioner McDaniel
 asked Rhodes if she had historical data on how often the river floods.
 Rhodes stated that she did not have historical data but that the City
 requires a level of freeboard above what the IDNR considers to be a 100
 year flood to ensure that the homes wouldn’t flood. Commissioner
 McDaniel asked staff what the City’s calculations are for requiring a park
 donation or parkland dedication. Franco stated that the Naperville Park
 District is consulted with each development and for this particular
 development the Park District was not interested in parkland dedication
 and instead supported a monetary park donation.

 Commissioner Wright asked the petitioner what landscaping buffer or
 features are planned between the existing neighborhood and the proposed
 development. Doug Overstreet, petitioner, stated that there is not a current
 specified landscape buffer planned between the two developments.
 Commissioner Wright asked the petitioner if there will be an HOA,
 Overstreet stated that the development will have its own HOA and that
 future landscaping and fencing would be maintained by individual
 homeowners.

 Commissioner Robbins asked the petitioner if they would be willing to
 keep certain existing trees and install a fence between the two
 developments. Overstreet stated that because they are required to prevent
 any stormwater generated from the development from going on any
 neighboring properties they need to re-grade the site, which makes it
 difficult to save any of the trees. Commissioner Robbins asked the
 petitioner if the utilities to the home will be underground. Overstreet
 confirmed that all utilities will be underground. Commissioner Robbins
 asked for more clarification as to why more trees can’t be saved. Nick
 Varchetto, Engineer for Petitioner, stated that much of the property will
 need to be re-graded to guide the stormwater towards the detention area
 and that most of the trees would not survive the grading. Varchetto stated
 that the number of trees they are proposing to preserve is the maximum
 number possible.

 Commissioner Robbins asked Overstreet if they would install privacy
 fences between the properties, Overstreet stated that they have not
 considered installing fencing. Commissioner Robbins asked the petitioner
 if a neighborhood meeting was held. Overstreet confirmed that a
 neighborhood meeting was held.

 Commissioner Naumes asked the petitioner to confirm the location of the


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Planning and Zoning Commission Meeting Minutes July 16, 2025

 stormwater basin. Overstreet confirmed the size and stated that it would be
 planted with native plantings. Commissioner Naumes asked if the
 stormwater from the existing neighborhood flows in the same direction as
 the proposed grading. Rhodes from staff was not able to confirm at this
 time but stated that she would presume all of the water in the area flows to
 the creek to the north. Commissioner Naumes stated that it should be
 ensured that the grading of the subject property does not cause stormwater
 issues for the existing properties to the west. Commissioner Naumes
 asked the petitioner to confirm if this development would tie into the
 existing Saddle Creek utilities. Overstreet stated that the sewer is being
 tied into Saddle Creek and the water service is being tied into Saddle
 Creek and extending to complete a loop at Book Rd.

 Commissioner Castagnoli asked if the properties to the west are
 incorporated into the City of Naperville. The petitioner confirmed that they
 are incorporated into the City.

 Commissioner McDaniel asked the petitioner if the entire buildable area of
 each lot will be taken up by homes. Overstreet stated they would most likely
 not utilize the entire buildable area on all of the lots. Commissioner
 McDaniel asked Overstreet if additional trees could be saved by removing
 one lot from the plans. Overstreet stated that it likely would not save many
 trees by removing one lot. Commissioner McDaniel stated that he would
 like to see a landscaping plan for the development with the large reduction
 in trees. Overstreet stated that they have a landscaping plan under review.
 Franco from staff confirmed that a landscape plan was included in the
 agenda packet for this case.

 Commissioner Wright asked the petitioner to have additional discussions
 with the neighboring property owners to provide some sort of buffer
 between the properties. Commissioner Robbins stated additional
 concerns about preservation of existing trees and Overstreet stated that
 additional tree plantings may be included in the landscape package
 provided to buyers. Commissioner Robbins stated that she would like to
 see the landscape package.

 Commissioner Robbins stated that she appreciates the petitioner’s
 willingness to speak with the neighbors to create a buffer. Commissioner
 Robbins stated additional concerns about preservation of existing trees
 and Overstreet stated that additional tree plantings may be included in the
 landscape package provided to buyers. Commissioner Robbins stated
 that she would like to see the landscape package.



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 Guerard provided closing remarks.

 The PZC closed the public hearing.


 Commissioner Naumes made a motion, seconded by Commissioner McDaniel, to
 adopt the findings of fact as presented by the petitioner and recommend
 approval of DEV-0033-2025, a rezoning to the R1A zoning district upon
 annexation, a subdivision deviation from the ninety percent rule per Section
 7-4-4:2.4 of the Municipal Code, and a variance to Section 6-6A-7:1 of the
 Municipal Code to reduce the required rear yard setback from 28.2 feet to 20 feet
 for Lot 14, subject to the recommended condition of approval, for a single-family
 residential development known as the Reserves of Saddle Creek located at
 10826-10846 S. Book Road.

 Aye: 7- Abubaker, Castagnoli, McDaniel, Wright, Bansal, Naumes, and Robbins

 Absent: 1- Richelia


2. Conduct the public hearing for 844 S Route 59 (Guzman y Gomez) - DEV-0049-2025

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

 Michael Klingl, Representative for Petitioner, presented the case

 Commissioner McDaniel stated that Guzman y Gomez has the best
 breakfast burritos in the State of Illinois. Commissioner McDaniel asked
 the petitioner how much more traffic they expect at the proposed location
 compared to the existing Naperville location. Jason Trombley, Petitioner,
 stated that they expect that the second location will exceed the revenue at
 the existing location and grow the traffic at the first location as well.

 Commissioner Robbins stated that she appreciates the extension of the
 sidewalk along the property.

 The PZC closed the public hearing.


 Commissioner Bansal made a motion, seconded by Commissioner McDaniel to
 adopt the findings of fact as presented by the petitioner and recommend
 approval of DEV-0049-2025, a major change to the Fox River Commons Planned
 Unit Development and a Final Planned Unit Development Plat of Fox River
 Commons for the property located at 844 S Route 59 (Guzman y Gomez).

 Aye: 7- Abubaker, Castagnoli, McDaniel, Wright, Bansal, Naumes, and Robbins

 Absent: 1- Richelia

E. REPORTS AND RECOMMENDATIONS:

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1. Receive board and commission member training

 Adam Beaver from staff presented the training.

2. Approve the minutes of the June 18, 2025 Planning and Zoning Commission meeting
 The PZC approved the minutes.

F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:
 Adjourned at 8:30 PM




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