Planning and Zoning Commission — Naperville, IL
Date: 2023-03-15

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



 Meeting Agenda

 Planning and Zoning Commission

Wednesday, March 15, 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 March 15, 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. 23-0288 Remove PZC #23-1-1 from the March 15th, 2023 PZC Agenda as the
 case has been withdrawn due to the variance no longer being required.
2. 23-0312 Conduct the public hearing for Riverwalk Place located at 415 Jackson
 Avenue - PZC 22-1-094

3. 23-0285 Conduct the public hearing for the vacant property located at the southwest
 corner of Diehl Road and Mill Street (Orion/Prosperita) - PZC 22-1-097

4. 23-0311 Conduct the public hearing for the property located at the northeast corner
 of 83rd Street and Route 59 (Jet Brite) - PZC 22-1-110

5. 23-0309 Conduct the public hearing for Naperville Wheaton Townhomes (Pearl
 Subdivision) located at 5S275 and 5s311 Naperville/Wheaton Road - PZC
 23-1-002

E. REPORTS AND RECOMMENDATIONS:
1. 23-0310 Approve the minutes of the February 15, 2023 Planning and Zoning
 Commission meeting

F. OLD BUSINESS:



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Planning and Zoning Commission Meeting Agenda March 15, 2023



G. NEW BUSINESS:

H. ADJOURNMENT:




City of Naperville Page 3 Printed on 3/10/2023

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



 Meeting Minutes

 Planning and Zoning Commission


Wednesday, March 15, 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 4/7/2023
Planning and Zoning Commission Meeting Minutes March 15, 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, Anthony Losurdo, Derek McDaniel, Carl
 Richelia, Whitney Robbins, Oriana Van Someren, and Mark S. Wright
 Absent 1- Stasha King


C. PUBLIC FORUM:

D. PUBLIC HEARINGS:

1. Remove PZC #23-1-1 from the March 15th, 2023 PZC Agenda as the case has been
 withdrawn due to the variance no longer being required.
 PZC 23-1-1 was removed from the agenda.


2. Conduct the public hearing for Riverwalk Place located at 415 Jackson Avenue - PZC
 22-1-094
 Gabrielle Mattingly, City of Naperville Planning Services Team, provided an
 overview of the request.

 Vince Rosanova, Rosanova & Whitaker, Ltd., spoke on behalf of the
 petitioner.

 Commissioner Robbins voiced support for the project design and
 Chairman Losurdo stated the development is a needed addition to the
 downtown.

 Public Testimony: None
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Planning and Zoning Commission Meeting Minutes March 15, 2023



 The PZC closed the public hearing.


 A motion was made by Commissioner Van Someren, seconded by Commissioner
 Wright to adopt the findings of fact as presented by the petitioner and approved
 PZC 22-1-094, granting approval of rezoning to the B5 zoning district and a
 variance to the front yard setback for 415 Jackson Avenue (Riverwalk Place).

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

 Absent: 1- King


3. Conduct the public hearing for the vacant property located at the southwest corner of
 Diehl Road and Mill Street (Orion/Prosperita) - PZC 22-1-097
 Sara Kopinski, City of Naperville Planning Services Team, provided an
 overview of the request.

 Russ Whitaker, Rosanova & Whitaker, Ltd., spoke on behalf of the
 petitioner and Selvei Rajkumar spoke as the petitioner.

 Public Testimony:
 Miguel Rivera spoke about traffic concerns from the school and residential
 dwellings.

 Ronda Grigalunas spoke in support of the proposal.

 Rob Koss raised concern about increase in traffic from this development.

 Mike Briggs spoke in favor of the proposal but is not in favor of the
 entrance raising concern with cut through traffic.

 Dale Simonson stated it is a great development but is concerned about
 traffic.

 Chairman Losurdo asked Mr. Whitaker to discuss the alignment of the
 roadway.

 Commissioner Robbins noted when there is an accident in this area, the
 lanes are closed and noted concern for how traffic is rerouted as a result.

 Commissioner McDaniel asked about the drop-off times for this school and
 adjacent schools and mentioned installation of a gate.

 Commissioner Athanikar asked about the level of service acceptable for
 the roadway. Matt Calpin, City of Naperville Project Engineer, stated level
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Planning and Zoning Commission Meeting Minutes March 15, 2023

 of service D or better.

 A KLOA representative spoke about the traffic study noting the real impact
 from the school will be in the morning and evening during pick-up/drop-off
 times.

 The PZC closed the public hearing.


 A motion was made by Commissioner Athanikar, seconded by Commissioner
 Mcdaniel to adopt the findings of fact and approve PZC 22-1-097, approval of
 rezoning to OCI upon annexation, a conditional use to permit single family
 attached dwelling units, a variance to allow an off premise sign, a variance to
 reduce the masonry requirements from 50% to 25%, and a variance to eliminate
 and relocate required parkway trees along Diehl Road and Mill Street for the
 property located at the southwest corner of Diehl Road and Mill Street
 (Orion/Prosperita).

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

 Absent: 1- King


4. Conduct the public hearing for the property located at the northeast corner of 83rd Street
 and Route 59 (Jet Brite) - PZC 22-1-110
 The Commission took a 10 minute break.

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

 Dave Dalesandro, petitioner, provided details on the proposed
 development.

 Public Testimony:
 Erika Selig spoke in opposition to the development noting concerns about
 traffic, landscaping, noise, lights, hours of operation and stated the car
 wash is an eyesore. Ms. Selig requested the traffic, noise, and light studies
 be conducted by the City.

 Suzette Selig spoke in opposition stating the use is not appropriate in a
 residential area and the landscaping will not stop noise, odors and light.
 Ms. Selig noting existing issues with traffic and flooding.

 Laura Kolinski spoke in opposition stating the car wash is an eyesore and
 a loss of privacy. Ms. Kolinski raised concerns with the future sale of
 homes, chemicals in well water, and cut through traffic.



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Planning and Zoning Commission Meeting Minutes March 15, 2023

 John Adomovich spoke in opposition concerned about noise and creation
 of issues at the Route 59 and 83rd Street intersection.

 Donald Shumann raised concerns about the drainage, traffic, noise from
 the vacuums if the receiver is not properly replaced, number of stacking
 spaces, and requested a bigger fence be installed.

 Debbie Noehrenberg spoke in opposition noting concerns about flooding,
 chemicals, light pollution, and cut through traffic.

 Julie Meares spoke in opposition to the residential properties connecting
 to City water and raised concerns with cut through traffic.

 Bruce Fisher raised concerns with traffic and drainage issues.

 John Woyczt noted traffic concerns, referenced other Jet Brite car washes
 with a sound wall or taller privacy fences. Chairman Losurdo inquired about
 the number of planes that fly in and out of Aero Estates. Mr. Woyczt stated
 approximately 100 flights a month in the winter and double that in the
 summer

 Eddie Bedford spoke about existing traffic issues with cut through traffic,
 stop light timing and entrances being blocked.

 Speaker #11 spoke in opposition noting existing traffic issues, raised
 concern about the car wash bringing in more traffic, and the height of the
 proposed lights if the location is open until 9 pm.

 Donald Shuman spoke again making references to the noise study and the
 Best Buy Carpet development.

 Speaker #12 noted the traffic study needs to take into account how car
 washes are used and the noise study needs to analyze how long the noise
 is sustained in order to understand the concern.

 Commissioner Wright asked about the Petitioner what modifications have
 been made to reduce the noise from the development and if a bigger fence
 could be installed. Mr. Dalensandro spoke about the vacuum turbine
 enclosure and the blowers located in the building, the seals on the vacuum
 nozzles, and the existing noise from Route 59. Mr. Dalesandro stated they
 can install a taller fence that helps absorb sound.

 Commissioner McDaniel asked about the zoning recommendations.


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 Mattingly stated the properties located to the north and south are zoned B2,
 the proposed zoning district is consistent with surrounding zoning.

 Commissioner Castagnoli asked about another Jet Brite location in
 Bollingbrook and recommended the City to reach out to Bollingbrook.

 Commissioner Robbins asked where the disconnect was between the City
 and the Petitioner in regards to staff's level of support. Mattingly noted the
 City has expressed concerns with the development as early as April 2022.

 Commissioner Losurdo recommended looking into the hours of operation,
 installing a higher fence, and eliminating music. Petitioner stated they are
 agreeable to those recommendations.

 The PZC closed the public hearing.


 A motion was made by Commissioner Athanikar, seconded by Commissioner
 Richelia to adopt the findings of fact and approve PZC 22-1-110, a request for
 rezoning to B2 upon annexation, a conditional use for a preliminary PUD plat,
 and a PUD use deviation to permit a car wash facility known as Jet Brite for the
 property located at the northeast corner of 83rd Street and Route 59 subject to
 the condition of the installation of a 10’ fence, consider one hour early close of
 operations, and no music along the residential side of the property.

 Aye: 3- Losurdo, Richelia, and Robbins

 Nay: 5- Athanikar, Castagnoli, McDaniel, Van Someren, and Wright

 Absent: 1- King


5. Conduct the public hearing for Naperville Wheaton Townhomes (Pearl Subdivision)
 located at 5S275 and 5s311 Naperville/Wheaton Road - PZC 23-1-002
 The Commission took a 5 minute break.

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

 Vince Rosanova, Rosanova & Whitaker, Ltd., provided details on the
 proposal.

 Public Testimony:
 Ellie Stevens noted she had reached about buying the property and
 constructing a single family home, does not believe the area is medium
 density, and noted the attorney and engineer are part owners in the
 property.


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 Greg Stevens raised concern about the density and raised concerns with
 the number of parking spaces proposed.

 Jon Dunlap spoke in opposition stating the proposal is for apartments and
 not townhomes, raised integrity concerns with the project and concerns with
 flooding increasing in the area.

 Ken Struchk spoke about flooding concerns.

 Kevin Madden spoke about traffic concerns.

 Commissioner Mcdaniel asked about masonry requirements and if
 requirement should be modified. Mattingly noted staff will be looking into
 that potential amendment as part of the Land Use Master Plan
 recommendations.

 The Commissioner discussed concerns with snow storage and garbage.

 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 23-1-002, a variance to increase the allowable density to permit 19 single
 family attached units, a variance to reduce the front yard setback, a variance to
 waive the masonry requirement to allow 0% masonry, a variance to reduce the
 required guest parking spaces, and a variance to waive the garage parking
 requirement and allow parking within the front yard setback for the Naperville
 Wheaton Townhomes located at 5S275 and 5S311 Naperville-Wheaton Road.

 Aye: 7- Athanikar, Losurdo, McDaniel, Richelia, Robbins, Van Someren, and Wright

 Nay: 1- Castagnoli

 Absent: 1- King

E. REPORTS AND RECOMMENDATIONS:

1. Approve the minutes of the February 15, 2023 Planning and Zoning Commission meeting

 The PZC approved the meeting minutes.


F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:

 Adjourned: 10:57 PM
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