Planning and Zoning Commission — Naperville, IL
Date: 2025-04-16

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

 Meeting Agenda

 Planning and Zoning Commission

Wednesday, April 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.




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Planning and Zoning Commission Meeting Agenda April 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:
 25-0521 Conduct the public hearing to consider a fence variance pursuant to
 Section 6-2-12:1.7 to allow a fence to exceed the height limit on the
 properties located at 2909-3017 Saganashkee Ln - DEV-0015-2025

 25-0518 Conduct the public hearing for 1936 Springbrook Square Drive (Naperville
 Sweat Lodge) - DEV-0016-2025

 25-0523 Conduct the public hearing to consider a conditional use pursuant to
 Section 6-7C-3:2 to allow an existing non-conforming automobile service
 station to be expanded to accommodate U-Haul operations on the property
 located at 991 W Ogden Avenue - DEV-0026-2025

E. REPORTS AND RECOMMENDATIONS:
 25-0522 Approve the minutes of the March 19, 2025 Planning and Zoning
 Commission meeting

F. OLD BUSINESS:

G. NEW BUSINESS:



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Planning and Zoning Commission Meeting Agenda April 16, 2025



H. ADJOURNMENT:




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

 Meeting Minutes

 Planning and Zoning Commission


Wednesday, April 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.




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Planning and Zoning Commission Meeting Minutes April 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 6- Tom Castagnoli, Derek McDaniel, Carl Richelia, Whitney Robbins, Mark S. Wright,
 and Michele Clemen
 Absent 3- Stasha King, Oriana Van Someren, and Meghna Bansal


C. PUBLIC FORUM:

D. PUBLIC HEARINGS:

 Conduct the public hearing to consider a fence variance pursuant to Section 6-2-12:1.7 to
 allow a fence to exceed the height limit on the properties located at 2909-3017
 Saganashkee Ln - DEV-0015-2025
 Brad Iwicki, City of Naperville Planning Services Team, provided an
 overview of the request.

 Nicole Abdallah, Petitioner presented the case.

 Mark Jerkatis spoke in support of the request.

 Commissioner Wright stated that the fence is aesthetically pleasing and
 reminded members of the public to ensure that they receive all required
 permit approvals prior to installing any fences.

 The PZC closed the public hearing.


 Commissioner Richelia made a motion, seconded by Commissioner Castagnoli,
 to adopt the findings of fact as presented by the petitioner and recommend

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 approval of DEV-0015-2025, a fence variance pursuant to Section 6-2-12:1.7 to
 allow a 10-foot fence for the properties located at 2909-3017 Saganashkee Lane.

 Aye: 6- Castagnoli, McDaniel, Richelia, Robbins, Wright, and Clemen

 Absent: 3- King, Van Someren, and Bansal


 Conduct the public hearing for 1936 Springbrook Square Drive (Naperville Sweat Lodge)
 - DEV-0016-2025
 Adam Beaver, City of Naperville Planning Services Team, provided an
 overview of the request.

 Alex Loyfman, Petitioner, presented the case.

 John Wryzca, provided comments in support of the request.

 Commissioner Robbins stated that she likes the concept of the proposed
 business.

 The PZC closed the public hearing.


 Commissioner McDaniel Made Motion, seconded by Commissioner Richelia, to
 adopt the findings of fact as presented by the petitioner and recommend
 approval of DEV-0016-2025, a major change to the Springbrook Square Planned
 Unit Development for the construction of a new health spa and restaurant
 establishment located at 1936 Springbrook Square Drive.

 Aye: 6- Castagnoli, McDaniel, Richelia, Robbins, Wright, and Clemen

 Absent: 3- King, Van Someren, and Bansal


 Conduct the public hearing to consider a conditional use pursuant to Section 6-7C-3:2 to
 allow an existing non-conforming automobile service station to be expanded to
 accommodate U-Haul operations on the property located at 991 W Ogden Avenue -
 DEV-0026-2025
 Brad Iwicki, City of Naperville Planning Services Team, provided an
 overview of the request.

 Henry Patel, Petitioner presented the case.


 Ramona Kuna expressed concerns regarding the request.


 Robert Jungel expressed concerns regarding the request.


 Lacy Schnell expressed concerns relating to screening regarding the
 proposal and requested a taller fence be required on the property.

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 Dan Fanthorpe expressed concerns with the request regarding screening
 and property values.


 Justin Putter expressed concerns with the request relating to lighting and
 landscaping.


 Mirjana Nikolovski expressed concerns with the request regarding
 landscaping and screening.


 Christine White provided comments expressing concerns with the request.


 Mirjana Nikolovski stated that a fence of 10-12 feet should be installed on
 the property.


 Dianna McClaurin thanked the commission and expressed concerns
 regarding the proposal.


 Carl Christensen provided comments expressing concerns regarding the
 proposal.


 Commissioner McDaniel noted that there have been businesses in the
 past that have gone before the commission to request approval to expand
 or operate and did not receive approval. Commissioner McDaniel stated
 that it is important to note that the gas station is existing non-conforming as
 it was in operation before 2016 when the Municipal code was updated.
 Commissioner McDaniel stated that the City has a goal to improve the
 Ogden Avenue corridor which has been successful. Commissioner
 McDaniel stated that the requested expansion of the gas station business
 would be a step backwards and would not help improve Ogden Avenue
 and noted that if it were to be approved by the City Council the height of the
 fence should be increased and the non-conforming lighting should be fixed.


 Commissioner Clemen thanked the public for speaking on the item and
 asked Staff what the buffer between the shopping center across the street
 from the subject property was and if it could be replicated at the subject
 property. Iwicki stated that an evaluation of the landscaping of the property
 across the street had not been completed and was not able to speak on
 that item. Commissioner Clemen asked Staff what the required buffer is
 between other types of vehicle rental facilities and neighboring residential

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 properties. Iwicki responded that the Municipal Code requires a buffer
 between non-residential uses and residential land uses. Commissioner
 Clemen asked to confirm that a 6 foot tall fence is the requirement. Iwicki
 stated that a 6 foot tall fence is the minimum requirement between
 non-residential uses and residential properties. Commissioner Clemen
 asked if the business meets the required number of parking spaces given
 the multiple business uses at the property. Iwicki responded that the code
 required number of parking spaces are proposed to be provided with staff
 recommending a condition that requires those parking spaces remain free
 of rental trucks and available for customers.


 Commissioner Wright thanked the public for speaking at the meeting and
 stated that he feels the commission does not have enough information to
 make an informed decision on the request. Commissioner Wright stated
 that he can see both the business owner’s perspective and that of nearby
 residents. Commissioner Wright stated that the Commission typically gets
 numerous detailed plans that allow them to make an educated decision,
 however those types of plans are not available. Commissioner Wright
 asked staff if it would be better to table the case and continue the hearing
 to a future meeting to get additional information. Iwicki stated that the
 Commission could continue the case to a future meeting if that is the
 direction they would like to take and noted that the future date selected
 should provide time for the petitioner to supply the requested documents.
 Commissioner Wright recommended that the Commission table the item
 until the Commission is able to obtain additional information.
 Commissioner Clemen stated that she is in agreement with tabling the item
 as long as the lighting concerns that residents shared be addressed in the
 meantime.


 Commissioner Robbins asked staff if the lighting concerns had been
 addressed with the petitioner previously. Iwicki stated that he was not
 aware of any previous conversations relating to lighting at the property prior
 to the hearing and noted that the lighting is a code enforcement issue and
 would be required to be resolved regardless of how the Commission
 decides to vote on the request. Commissioner Robbins stated that the
 lighting concerns should be forwarded to the City’s Code Enforcement
 department, and that item should be tabled and continued to a future
 meeting.


 Commissioner Robbins made a motion to continue the request to a future

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 meeting date subject to the Commission receiving additional information.
 Iwicki requested that the Commission include the specific additional
 information they are looking for in their motion. Iwicki noted if a future
 meeting date is not selected for the continuance additional public notice
 would be required to be issued.


 Commissioner McDaniel asked staff how long the petitioner has to provide
 the requested information and what the recourse would be if the petitioner
 does not provide the requested information or only provides a portion of the
 information. Iwicki stated that if the case were to be continued the
 requested information would need to be submitted to staff with enough time
 for review prior to the publishing of the agenda of the future meeting.
 Commissioner McDaniel confirmed that any future meeting date would be
 pushed until the requested information was provided.


 Commissioner Castagnoli asked staff what the property could be used for
 if the existing business were to close. Iwicki stated the property is zoned
 B3- General Commercial District and the uses included under that Section
 of the Municipal Code would be permitted. Commissioner Castagnoli
 asked staff for examples of permitted uses and stated that his concern is
 that the property is a non-conforming use and that the request would
 worsen that non-conformity. Commissioner Castagnoli asked if the
 property is zoned for office use and asked staff to list the permitted uses in
 the district. Beaver stated that there is a wide variety of permitted uses in
 the B3 district. Commissioner Castagnoli asked to confirm that it wouldn’t
 be a gas station with U-Haul trucks. Beaver stated that any new gas station
 would be a conditional use, similar to the request under consideration.
 Commissioner Castagnoli stated the he feels the current use is a bad use
 of the property.


 Commissioner McDaniel asked staff how long a non-conforming business
 is permitted to operate. Iwicki stated that the business in question was
 allowed to operate as it has continuously been in operation in the time
 since it was deemed non-conforming. Commissioner McDaniel asked staff
 if the U-Haul rental portion of the business is considered non-conforming as
 well. Iwicki stated according to the Petitioner’s responses to standards, the
 U-Haul rental portion of the business was in operation in 2019 when the
 petitioner purchased the property.


 Dan Fanthorpe provided comments on the history of the subject property.

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 Commissioner Robbins stated that the public forum on the case has been
 closed and stated that additional public comment is not accepted during
 the Commission’s deliberations.


 Commissioner Wright stated that it seems that there is not support for the
 request from the Commission and asked staff if it would be better for them
 to vote to deny the request or to continue the case pending the receipt of
 additional information. Iwicki thanked Commissioner Wright for the
 question and stated that the Commission must decide how it would like to
 proceed, and that staff is available to assist if they decide to continue the
 case.


 Patel provided closing remarks.


 The PZC closed the public hearing.


 Commissioner Wright made motion, seconded by Commissioner Richelia, to
 adopt the findings of fact as presented by the petitioner and recommend
 approval of DEV-0026-2025, a conditional use pursuant to Section 6-7C-3:2 to
 allow an existing non-conforming automobile service station to be expanded to
 accommodate U-Haul operations, subject to the conditions noted in the staff
 report and additional conditions discussed at this meeting, for the property at 991
 W Ogden Avenue

 Nay: 6- Castagnoli, McDaniel, Richelia, Robbins, Wright, and Clemen

 Absent: 3- King, Van Someren, and Bansal

E. REPORTS AND RECOMMENDATIONS:

 Approve the minutes of the March 19, 2025 Planning and Zoning Commission meeting
 The PZC approved the minutes.

F. OLD BUSINESS:

G. NEW BUSINESS:

H. ADJOURNMENT:
 Adjourned at 8:31 PM.




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