Naperville Planning and Zoning Commission Meeting – February 19, 2025

The Planning and Zoning Commission of Naperville, Illinois, met on Wednesday, February 19, 2025, at 7:00 PM in City Council Chambers. The primary agenda item was a public hearing for PZC 24-1-130, a proposal by MI Homes to rezone 12.2 acres at 1151 E. Warrenville Road from RD (Research and Development) to OCI (Office Corridor Industry) and obtain a conditional use permit for 64 single-family attached dwelling units (townhomes) known as Northwoods of Naperville. The Commission also approved the minutes from the February 5, 2025 meeting. The meeting adjourned at 8:16 PM.

Public Comments & Testimony

• Craig Stanton (resident of Indian Hill Woods, 23-year resident) expressed concerns about stormwater runoff, privacy, noise, light pollution, and the single-access road. He suggested relocating buildings 1 and 2 to the south and adding a storm detention pond, berm, and landscaping as a buffer.
• Dan Rigby (resident of Indian Hill Woods) raised 19 points, foremost stormwater runoff from the existing parking lot, which he said already floods Indian Hill Wood Drive. He questioned why OCI zoning was chosen over R3 (which allows multifamily by right) and argued that buildings 1 and 2 are too close to the north property line, creating a visual impact of three to four stories due to the slope. He requested moving buildings south and providing a 50-foot rear yard setback.
• Jay Schrimpl (resident at the northwestern corner adjacent to the property, 32-year resident) described severe privacy and security concerns, noting that proposed buildings would be only feet from his driveway and master bedroom. He raised issues of density, water runoff, noise during construction, and potential trespassers. He asked the Commission to reject the plan as currently proposed and suggested moving the entire project 200 feet south.
• Henry Szpyrk (resident of Indian Hill Woods since 1976) expressed concerns about removal of mature oaks and hickories (over 100 years old) and proposed removing the building closest to Schrimpl's home and installing a playground instead. He also requested a wall (rather than bushes) along the north property line.
• Joanne Dybas (principal of DuPage Montessori School, located at the corner of Warrenville Road) expressed traffic safety concerns. She stated the school has about 300 children and uses staggered drop-off times to avoid backups onto Warrenville Road, which already has speeding traffic. She requested a traffic study and a dedicated lane for school access.
• William Scotti (resident of Naper Common) asked about the city's master plan and how to obtain it, noting that neighbors are uninformed about broader area development.
• Chris Stowick (resident) reiterated stormwater concerns, noting that water directed to the forest preserve may still flow back into neighboring yards. He also questioned the OCI zoning as a means to obtain smaller setbacks.

Discussion Items

• Staff Presentation: Sara Kopinski (Planning Services) explained the proposal: 12.2 acres, currently an office building (68,000 sq. ft.) with parking, to be replaced by 64 townhomes. She noted the property's flag lot location, the OCI zoning recommendation as a transition between office and residential uses, and that the plan complies with the city's land use master plan (medium density residential). She stated that OCI is a conditional use district, providing future control over changes.
• Petitioner Presentation: Caitlin Csuk (attorney for MI Homes) presented the project, emphasizing the decline of the office market (30%+ vacancy in the corridor), the lack of visibility from Warrenville Road, and that the redevelopment aligns with the comprehensive plan. Key points: density of 5 units per acre (vs. 12 allowed), 65% open space (7.85 acres), 70-80% fewer peak-hour trips compared to the existing office, and a 15-foot native buffer along the forest preserve. Architecture includes two-story “Revival” and three-story “Urban” series. No variances are required.
• Public Testimony: (covered above)
• Commissioner Questions and Comments:
  • Commissioner Robbins complimented the project as well-thought-out and in line with the master plan but raised concerns about stormwater, bus stops, park space, and the possibility of moving buildings 1 and 2. Petitioner responded that they are complying with DuPage County stormwater requirements (a rigorous process), have met with the school district (estimated 16 students, no concerns from District 203 about bus circulation), and that the Naperville Park District prefers a cash donation over land. Moving buildings has not been studied.
  • Commissioner Wright asked about traffic reduction; petitioner confirmed 70-80% fewer peak trips and 50% fewer daily trips.
  • Chair Van Someren noted that DuPage County's stormwater process is thorough and that engineers are professionals. She expressed appreciation for the landscaping and encouraged a year-round buffer (evergreens) along the north side.
  • Commissioner Wright thanked neighbors for their input and encouraged the petitioner to continue working with them.
  • Commissioner Bansal voiced support, noting the project helps retain young residents who can benefit from the I-88 corridor proximity.
  • Chair Van Someren made a general remark that the project is not overly intensive and that a different buyer could have proposed something more intense, urging neighbors to keep an open mind.

Key Outcomes

• Public Hearing Closed: A motion to close the public hearing for PZC 24-1-130 was made, seconded, and carried unanimously.
• Motion to Approve: Commissioner Clemen moved, seconded by Commissioner Richelia, to adopt the findings of fact as presented and approve the rezoning from RD to OCI and the conditional use for single-family attached dwelling units (Northwoods of Naperville).
  • Vote: 6 in favor (Richelia, Robbins, Van Someren, Wright, Bansal, Clemen), 0 opposed, 3 absent (Castagnoli, King, McDaniel). Motion carried.
• Approval of Minutes: The Commission approved the minutes of the February 5, 2025 meeting by a unanimous voice vote.
• Adjournment: The meeting adjourned at 8:16 PM.