Planning and Zoning Commission Meeting Summary – February 5, 2025

The Naperville Planning and Zoning Commission met on Wednesday, February 5, 2025, at 7:00 PM in Council Chambers. Seven members were present (Castagnoli, King, Richelia, Robbins, Van Someren, Wright, Clemen); two were absent (McDaniel, Bansal). The meeting covered three public hearing items, approval of minutes, and adjournment at 8:34 PM.

Consent Calendar

• Approval of Minutes (January 15, 2025): The commission unanimously approved the minutes of the previous meeting.

Public Comments & Testimony

• Sara Hendren (Oxford Lane resident, adjacent neighbor): Expressed concerns about traffic on Oxford Lane (no curbs, sidewalks, increased congestion), stormwater runoff from the proposed building and parking lot into the tributary behind her property (which already floods), the proposed chain-link fence (climbable, near a fast-flowing creek), and potential safety hazards for toddlers. She challenged the petitioner’s traffic and stormwater studies as unrealistic.
• Rachit Marwaha (Hobson Ponds HOA vice president, physician): Opposed the variances, citing negative impacts on property values, residential scenery due to the large building (13,596 sq ft vs. existing 2,600 sq ft), increased stormwater runoff, lack of proper fencing, and concerns about pollution and algae from runoff into the Hobson Pond. He requested an ornamental aluminum fence and better integration with the neighborhood.
• Megan Flannery (Oxford Lane resident): Emphasized traffic safety issues on Oxford Lane (narrow, no sidewalks, speeding cars, children waiting for school buses). She noted previous efforts to reduce cut-through traffic and doubted that drop-offs would only take 5–8 minutes, predicting longer waiting times and more traffic.

Discussion Items

• Continuance of PZC 24-1-124 (1301 Clyde Drive): The commission concurred with the petitioner’s request to open the public hearing and continue the case to the March 19, 2025 meeting.
• Cancellation of Northwoods of Naperville (1151 E. Warrenville Road): Due to an error in the City-issued newspaper notice, the public hearing was rescheduled to February 19, 2025.
• Primrose School (471 E. 75th Street) – Parking and Landscape Variances (PZC 24-1-099):
  • Staff Presentation: Anna Franco described the request: a parking variance from 54 to 44 spaces (Municipal Code §6-9-3:6) and a landscape variance to avoid a 6-foot fence along the eastern parking lot perimeter (§5-10-3:5.2.4.1) because the neighbor already has a privacy fence. The property is 1.49 acres in the OCI district. Staff supported the variances based on a parking study showing peak demand of 33 spaces.
  • Petitioner Presentation: Matt Taylor (Primrose Schools), attorney Mark Daniel, and engineer Andrew Bowman explained the need for daycare, the parking study methodology (survey of existing Naperville Primrose and ITE data), and traffic projections (peak of 10 additional cars on Oxford during rush hours). Engineer Matt Whistler detailed stormwater management: underground detention (0.8 acre-feet) releasing at a constrained rate via a 1.5-inch orifice, compliant with DuPage County regulations. They noted the proposed fence is a 6-foot vinyl-clad chain link around playgrounds, with a solid fence along the north property line.
  • Commission Deliberations:
    • Commissioner King asked about stormwater; Whistler confirmed collection and release rates, and that the system handles a 100-year storm.
    • Commissioner Wright expressed concerns about traffic on Oxford Lane, suggesting the petitioner’s estimate of 10 additional cars was low based on GPS routing. He stated he was on the fence but supported the parking variance and fence relief.
    • Commissioner Castagnoli questioned drainage; adding 10 more parking spaces would increase impervious area and stormwater runoff. He noted the trade-off between parking and drainage.
    • Commissioner Robbins asked about a neighborhood meeting; none was held.
    • Chair Van Someren noted that the OCI district allows a four-story medical office building by right, which would have less public input. She recommended additional non-deciduous landscaping and a solid fence along the north property line. The petitioner agreed to both. She clarified that Oxford Lane is partially city and partially county, and safety concerns (no sidewalks) are outside the commission’s purview.
• Fencing Clarification: Anna Franco noted the plans show a vinyl-clad chain link fence, not solid, along the rear property line. The petitioner agreed to replace it with a solid fence.

Key Outcomes

• PZC 24-1-099 – Primrose School Variances: The commission voted 7–0 (2 absent) to approve the parking variance (54 to 44 spaces) and landscape variance (relief from 6-foot fence along eastern parking lot), subject to the recommended conditions and additional conditions discussed: installation of a solid fence along the north property line and enhanced year-round landscaping. The motion was made by Commissioner Robbins and seconded by Commissioner Richelia.
• PZC 24-1-124 (1301 Clyde Drive): Continued to March 19, 2025, as requested by the petitioner.
• Northwoods of Naperville (1151 E. Warrenville Road): Rescheduled to February 19, 2025 due to newspaper notice error.
• Minutes of January 15, 2025: Approved unanimously.