Naperville Planning and Zoning Commission Meeting - April 16, 2025

The Naperville Planning and Zoning Commission (PZC) met on Wednesday, April 16, 2025, at 7:00 PM in Council Chambers, 400 S. Eagle Street. The meeting covered three public hearings: a fence variance, a major planned unit development (PUD) change for a health spa and restaurant, and a conditional use request to expand an existing gas station to accommodate U-Haul operations. The commission approved the first two items unanimously (6-0) and denied the third (6-0). The meeting adjourned at 8:31 PM.

Consent Calendar

• Minutes of March 19, 2025: Approved unanimously without correction.

Public Comments & Testimony

• Fence Variance (DEV-0015-2025): One public speaker, Mark Jerkatis (resident at 2953 Saganashkee Ln), spoke in support of the 10-foot fence, stating it reduced noise from Route 59 and made his home livable again. He noted he had lived there since 2003 and that the noise had become unbearable.
• Naperville Sweat Lodge (DEV-0016-2025): John Wryzca, airport manager for Naper Aero, spoke in support, noting the proposed use is consistent with nearby health-oriented businesses and that the airport had no issues with airspace or noise.
• U-Haul at 991 W Ogden Avenue (DEV-0026-2025): Multiple residents from the adjacent Crest Creek neighborhood expressed strong opposition. Key concerns included:
  • Inadequate screening: A six-foot fence would be insufficient to block 13-foot U-Haul trucks, especially with a four-foot drainage ditch lowering the fence's effective height.
  • Lighting: Bright, unshielded lights from the gas station canopy shine directly into homes, and the owner had not resolved the issue despite years of complaints.
  • Property value impacts: The removal of vegetation and addition of commercial trucks would reduce home values.
  • Stormwater runoff: New pavement could increase runoff into residential yards.
  • Safety: Amateur drivers maneuvering large trucks in a tight area near a busy intersection and pedestrian walkways.
  • History of non-compliance: The owner had previously cut down trees without permission, performed renovations without permits, and parked trucks on gravel without approval.
  • Speakers included: Ramona Kuna, Robert Jungel, Lacy Schnell, Dan Fanthorpe, Justin Putter, Mirjana Nikolovski, Christine White, Dianna McClaurin (HOA president), and Carl Christensen. Many requested a taller fence (10-12 feet) and mature landscaping.

Discussion Items

• Fence Variance (2909-3017 Saganashkee Ln): The petitioner, Nicole Abdallah, requested a variance to allow a 10-foot fence (limit is 9 feet) along 1,300 feet of the subdivision's east boundary, installed without a permit. She stated that 100% of neighbors polled noted a severe noise reduction. Staff supported the variance, agreeing the extra height reduces noise and light from Route 59 traffic. Commissioner Wright commented that the fence is aesthetically pleasing and reminded the public to obtain permits first.
• Naperville Sweat Lodge (1936 Springbrook Square Dr): The petitioner, Alex Loyfman, proposed a 12,000-square-foot health spa and restaurant on a 1.3-acre unimproved lot. The use is permitted in the B2 zoning district, but a major PUD change is required because the lot's designated land use is office/mixed use. The facility would include men-only, women-only, co-ed zones, and a restaurant. Staff had no concerns. Commissioner Robbins expressed support for the concept.
• U-Haul at 991 W Ogden Avenue: The existing gas station is non-conforming (grandfathered before 2016 code update). The petitioner, Henry Patel, sought a conditional use to expand pavement by 2,448 square feet for parking up to 15 U-Haul trucks, with a six-foot fence, landscaping, and a trash enclosure. Staff recommended approval subject to conditions (landscape plan, parking restrictions, lighting compliance). Commissioners raised several concerns:
  • Commissioner McDaniel argued the expansion would be a step backward for the Ogden Avenue corridor improvement efforts and suggested if approved, the fence height should be increased and lighting fixed.
  • Commissioner Clemen asked about buffer requirements and parking adequacy; staff confirmed a six-foot fence is the minimum and that 10 required parking spaces must be kept free of rental trucks.
  • Commissioner Wright felt the commission lacked sufficient information (engineering drawings, traffic studies) to make an informed decision and suggested tabling the case. He noted the neighbors' concerns were valid.
  • Commissioner Castagnoli questioned the non-conforming use and zoning; staff confirmed the property is zoned B3, and a new gas station would also require a conditional use.
  • The petitioner offered to address lighting (hired a new electrician), increase fence height to 8-9 feet, and plant larger arborvitae. He apologized for past issues and asked for a solution.
  • After deliberation, the commission voted on a motion to approve the conditional use subject to conditions. The motion failed 6-0, resulting in denial. Commissioner Wright recommended the petitioner return with a cohesive plan after working with the neighborhood.

Key Outcomes

• DEV-0015-2025 (Fence Variance): Approved unanimously (6-0) to allow a 10-foot fence at 2909-3017 Saganashkee Ln.
• DEV-0016-2025 (Naperville Sweat Lodge): Approved unanimously (6-0) for a major PUD change to allow a health spa and restaurant at 1936 Springbrook Square Dr.
• DEV-0026-2025 (U-Haul at 991 W Ogden Ave): The motion to approve the conditional use failed 6-0, effectively denying the request. The commission did not table the case; the vote was a final denial. Commissioners encouraged the petitioner to reapply with more detailed plans and prior neighborhood engagement.