Planning and Zoning Commission — Naperville, IL
Date: 2025-11-19

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

 Meeting Agenda

 Planning and Zoning Commission

Wednesday, November 19, 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.




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Planning and Zoning Commission Meeting Agenda November 19, 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. 25-1493 Conduct the public hearing to consider a variance to permit a detached
 garage/summer kitchen to exceed the height limitation for an accessory
 structure at 337 N. Sleight Street - DEV-0101-2025

2. 25-1494 Conduct the public hearing to consider variances to permit a wall sign for
 Charles Schwab at 19 W. Chicago Avenue - DEV-0133-2025

3. 25-1103E Reconvene the public hearing for 1960 Lucent Lane (Karis Critical Data
 Center) - DEV-0057-2025, including but not limited to consideration of
 Petitioner’s request to present a rebuttal witness whose testimony will be
 limited to the regulatory framework and air permitting associated with
 emissions at the proposed Karis Critical Data Center.

E. REPORTS AND RECOMMENDATIONS:
1. 25-1436B Approve the minutes of the October 15, 2025 Planning and Zoning
 Commission meeting.

2. 25-1461 Approve the minutes of the November 5, 2025 Planning and Zoning
 Commission meeting.




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Planning and Zoning Commission Meeting Agenda November 19, 2025



F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:




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City of Naperville

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




 Meeting Minutes

 Wednesday, November 19, 2025

 7:00 PM



 Council Chambers



Planning and Zoning Commission
Planning and Zoning Commission Meeting Minutes November 19, 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.



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Planning and Zoning Commission Meeting Minutes November 19, 2025


A. CALL TO ORDER:

 Chair Robbins called the meeting to order at 7:00 p.m.

B. ROLL CALL:
 Present 9- Shafeek Abubaker, Meghna Bansal, Tom Castagnoli, Allison Longenbaugh, Derek
 McDaniel, Courtney Naumes, Carl Richelia, Whitney Robbins, and Mark S. Wright




 Also Present: PZC Student Representative Zara Rahman, PZC Student
 Representative Abinav Rajaraman, PZC Liaison Anna Franco; Senior Assistant
 City Attorney Patricia Lord; Planning Supervisor Sara Kopinski; Senior Civil
 Engineer Peter Zibble

C. PUBLIC FORUM:

 No speakers for Public Forum.

D. PUBLIC HEARINGS:

1. Conduct the public hearing to consider a variance to permit a detached garage/summer
 kitchen to exceed the height limitation for an accessory structure at 337 N. Sleight Street -
 DEV-0101-2025
 Chair Robbins opened the public hearing at 7:03 p.m.

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

 Lisa Coronel, the Petitioner, presented the case.

 The Commission provided positive remarks about the proposal and expressed
 appreciation for preservation of the existing summer kitchen structure on the
 subject property.

 The Commission supported the variance request for the reasons discussed.

 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, at 7:07 p.m. to close the public hearing considering the variance for
 DEV-0101-2025. The motion carried by a voice vote.
 Commissioner Longenbaugh made a motion, seconded by Commissioner
 McDaniel to adopt the findings of fact as presented by the petitioner and
 recommend approval of DEV-0101-2025, a variance pursuant to Section 6-2-10:3 of
 the Naperville Municipal Code to allow a detached garage / summer kitchen to
 exceed the eighteen (18) foot height limitation for accessory structures for the
 property located at 337 N Sleight Street. The motion was carried by the following
 vote:

 Aye: 9- Abubaker, Bansal, Castagnoli, Longenbaugh, McDaniel, Naumes, Richelia,
 Robbins, and Wright

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2. Conduct the public hearing to consider variances to permit a wall sign for Charles
 Schwab at 19 W. Chicago Avenue - DEV-0133-2025
 Chair Robbins opened the public hearing at 7:08 p.m.

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

 Kathleen West, Attorney for the Petitioner, presented the case.

 Kaitlan Kebbler, Charles Schawb representative, presented the case.

 Derek Meade, Charles Schawb representative, presented the case.

 The Commission did not have any comments or questions regarding the
 variance requests.

 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, at 9:26 p.m. to close the public hearing considering the variance
 requests for DEV-0133-2025. The motion carried by a voice vote.
 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-0133-2025, a variance pursuant to Section 6-16-5.2.1.1 and a
 variance pursuant to Section 6-16-6:3.1.1.1 of the Naperville Municipal Code to
 permit a wall sign for Charles Schwab on the east façade of the building on the
 property located at 19 W Chicago Avenue. The motion was carried by the
 following vote:

 Aye: 7- Abubaker, Castagnoli, Longenbaugh, Naumes, Richelia, Robbins, and Wright

 Nay: 2- Bansal, and McDaniel


3. Reconvene the public hearing for 1960 Lucent Lane (Karis Critical Data Center) -
 DEV-0057-2025, including but not limited to consideration of Petitioner’s request to
 present a rebuttal witness whose testimony will be limited to the regulatory framework and
 air permitting associated with emissions at the proposed Karis Critical Data Center .
 Chair Robbins provided an overview of the request submitted on Thursday,
 November 13, 2025, by Russ Whitaker, legal counsel for Karis Critical Data
 Center, to offer a witness to testify to the regulatory framework and air
 permitting associated with emissions specific to the Karis Critical Data Center.

 Commissioner Richelia made a motion, seconded by Commissioner McDaniel,
 to reopen the Petitioner’s presentation and the public comment and testimony
 portions of the hearing to allow for Mr. Goldman’s testimony and to allow for
 public comment and testimony limited solely to the substance of Mr. Goldman’s
 testimony. The motion was carried by a unanimous roll call vote.

 Russ Whitaker, legal counsel for Karis Critical Data Center, introduced witness
 Brian Goldman.


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 Brian Goldman provided testimony about the regulatory framework and air
 permitting associated with emissions specific to the Karis Critical Data Center.

 The Commission asked members of the public if they had questions for Mr.
 Goldman.

 James Butt cross examined Mr. Goldman.

 Hiba Suleman cross examined Mr. Goldman.

 Bernie Weiler cross examined Mr. Goldman.

 Rich Janor cross examined Mr. Goldman.

 Dharmendra Sharan cross examined Mr. Goldman.

 Max Watkins cross examined Mr. Goldman.

 Mr. Whitaker cross examined Mr. Goldman.

 The Commission asked members of the public if they had comments or
 testimony in response to the testimony provided by Mr. Goldman.

 Assim Babar provided testimony in response to the testimony provided by Mr.
 Goldman.

 Sarah Baugh provided testimony in response to the testimony provided by Mr.
 Goldman.

 Michael Reddeck provided testimony in response to the testimony provided by
 Mr. Goldman.

 James Butt provided testimony in response to the testimony provided by Mr.
 Goldman.

 Mr. Whitaker responded to Mr. Butt’s testimony.

 Bernie Weiler provided testimony in response to the testimony provided by Mr.
 Goldman.

 Tim Fehlbaum provided testimony in response to the testimony provided by Mr.
 Goldman.

 Mr. Whitaker responded to Mr. Fehlbaum’s testimony.

 Ken Schmidt provided testimony in response to the testimony provided by Mr.
 Goldman.

 Samir Shah provided testimony in response to the testimony provided by Mr.
 Goldman.


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 Hashem Syed provided testimony in response to the testimony provided by Mr.
 Goldman.

 At the conclusion of the public comment and testimony, the Commission took a
 short recess at 8:57 p.m. and resumed at 9:00 p.m.

 Mr. Whitaker continued and completed his closing remarks.

 The Commission directed several questions to the petitioner team, which
 included Mr. Whitaker, Mr. Goldman and the petitioner’s consultant Gary McKee.
 The Commission’s questions centered around IEPA inspections, I-88 noise and
 pollution, generator and chiller equipment operation, fuel deliveries, use of
 natural gas, the submitted sound study, comparisons to other data centers in
 Naperville, the future of the Nokia building, future development on the subject
 property, efforts for ongoing communication with nearby residents, and the
 petitioner’s proposed stewardship agreement.

 The Commission also directed questions to staff pertaining to the ORI zoning,
 the process for permitting future development on the subject property, and
 ensuring enforceability of the stewardship pledge and recommended conditions
 of approval.

 The Commission reaffirmed the responsibility of the Commission as a
 regulatory body whose responsibility is to evaluate the petition based on the
 standards of the City’s zoning ordinance, technical records, and the findings of
 facts and not on personal preference or public sentiment.

 The Commission supported the requested entitlements and found the petition to
 meet the standards for a conditional use as outlined in the City’s Municipal
 Code. The Commission found that an appropriate level of scrutiny has been
 applied in consideration of nearby residential properties and that the evidence
 provided demonstrates that the data center can operate without creating
 adverse impacts that are incompatible with surrounding property. The
 Commission noted that this level of scrutiny has resulted in meaningful plan
 changes, including the removal of a second data center building, the location of
 the generator yard, screening of generator and chiller equipment, restrictions on
 data center operations, minimized water usage due to a closed loop system,
 and dark sky compliance. The Commission found the level of scrutiny applied to
 the petition set a higher standard for overall data center development.

 The Commission further found that adequate utilities and public services can be
 provided for the proposal based on the City electric utility staff’s determination
 that it can reliably service the project. The Commission also noted existing I-88
 and Nokia campus noise and pollution as well as low traffic generation in
 comparison to by-right land uses as additional reasons for supporting the
 petition.

 Overall, the Commission determined the industrial zoning to be appropriate and
 believed the data center could coexist appropriately with the surrounding land
 uses with the recommended conditions of approval.


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 One Commissioner did not support the request entitlements and found the
 petition to introduce impacts, including noise and resource consumption that
 are out of character with surrounding property and create potentially adverse
 effects on surrounding property. The Commissioner stated the stewardship
 pledge does not provide the framework necessary for mitigating resource
 consumption, noise, or health related impacts and did not find the proposal to
 support the normal and orderly development of adjacent properties.

 Although there was some dissent amongst the Commission, the Commission
 ultimately supported the requested entitlements for the reasons discussed.

 At the end of Commissioner discussion, Mr. Whitaker provided a summary of
 requested changes to the recommended conditions of approval and requested
 that the particulars of the conditions be discussed with staff at a later time. The
 Commission agreed with this approach.

 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, at 10:47 p.m. to close the public hearing considering the entitlement
 requests for DEV-0057-2025. The motion carried by a voice vote.
 Commissioner Wright made a motion, seconded by Commissioner McDaniel, at
 10:48 to adopt the findings of fact as presented by the petitioner and recommend
 approval of DEV-0057-2025, a conditional use to allow the operation of one data
 center and variances to reduce the required parking and increase the maximum
 permitted height of the proposed equipment yard screen wall, subject to the
 recommended conditions of approval, for the subject property located at 1960
 Lucent Lane. The motion was carried by the following vote:

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

 Nay: 1- Naumes

E. REPORTS AND RECOMMENDATIONS:

1. Approve the minutes of the October 15, 2025 Planning and Zoning Commission meeting.

 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, to approve the October 15, 2025, meeting minutes. The motion carried
 by a voice vote.

2. Approve the minutes of the November 5, 2025 Planning and Zoning Commission
 meeting.
 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, to approve the November 5, 2025, meeting minutes. The motion
 carried by a voice vote.

F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:

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Planning and Zoning Commission Meeting Minutes November 19, 2025


 A motion was made by Commissioner Richelia, seconded by Commissioner
 McDaniel, to adjourn the Regular Planning and Zoning Commission Meeting of
 November 19, 2025, at 10:50 p.m. The motion carried by a voice vote.




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




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