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Record of Proceedings

Naperville Planning and Zoning Commission Meeting - May 7, 2025

City Council — Wednesday, May 7, 2025
BodyNaperville, Illinois
SessionCity Council
DateWednesday, May 7, 2025
StatusFILED
Video Record
0:00 / 27:02

Original source
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0:09

Ready?

0:12

I'm looking for my goal.

0:26

Okay, I just never saw the light.

0:27

Okay.

0:29

I would like to call the planning and zoning commission meeting for May 7th, 2025 to order.

0:35

Okay.

0:35

Secretary Wright, can you please conduct the roll call?

0:37

Bonzo.

0:38

Here.

0:38

Castick Millie.

0:40

Here.

0:40

Clement?

0:41

Here.

0:41

King?

0:42

Here.

0:42

McDaniel?

0:43

Here.

0:43

Rogelia?

0:44

President.

0:45

Robins?

0:45

Here.

0:46

Van Summarin.

0:47

Here.

0:47

Madam Chair, we have a record.

0:49

Thank you very much.

0:49

The first order of business tonight is the public forum.

0:51

During the public forum, members of the public have the opportunity to address the planning and zoning commission on issues which are not part of tonight's agenda.

0:58

Please keep your comments limited to three minutes.

1:01

Also, for the sake of those in attendance, please refrain from clapping or shouting out in response to comments made by any speaker.

1:07

Secretary Wright, do we have anyone signed up under the public forum?

1:11

We have no one signed up.

1:12

Okay, great.

1:13

We'll keep moving forward.

1:15

At our next order of business is public hearings.

1:17

For each hearing, we will begin with a staff presentation or introduction, followed by the petitioner's presentation.

1:22

We will then take public testimony to ensure that we have an opportunity to hear from each person wishing to speak.

1:28

Please keep your comments specific to the request under consideration and try to avoid repetitive comments.

1:34

Also, for the sake of all those in attendance, please refrain from clapping or shouting out in response to comments made by any speaker.

1:42

Following all public testimony, the petitioner will provide closing remarks just prior to the closure of the public hearing.

1:48

No further public testimony will be taken after the petitioner begins their closing remarks or during the planning and zoning commission's deliberation.

1:57

I will now swear in any member of the public wishing to speak tonight.

2:01

Those who wish to provide testimony, please stand up.

2:09

Please raise your right hand and respond I do.

2:11

I swear to tell the truth and nothing but the truth.

2:15

You say I do.

2:16

Okay.

2:17

Um the first case on tonight's agenda is PZC 24 1-111 DEV 0044-2025.

2:27

That's a long one.

2:28

20 East Ogden Avenue, Casey's.

2:30

Anna Franco from Staff will present the case.

2:34

Thank you, Chair.

2:34

Anna Franco at the city's planning services team.

2:37

The owner and petitioner for PZC 24-1-111, also known as DEV-0044-2025, is Casey's retail company, who requests approval of a conditional use for an automobile service station and variance to the major arterial setback to demolish the existing automobile service station convenience store building and redevelop the property with an automobile service station that includes a new about 3200 square foot brick one-story convenience store building located at 20 East Ogden Avenue.

3:14

The subject property is approximately 0.73 acres located at the southeast intersection of Ogden Avenue and Washington Street and is occupied by an existing automobile service station with a one-story Bucky's convenience store building.

3:29

Adjacent use uses include property zoned OCI, single family and duplex residential across the street, uh the Washington Street Alley to the east and to the south, and retail across Washington Street to the west, as well as across Ogden Avenue to the north.

3:46

The subject property is zoned B3, General Commercial District, and the B3 zoning district now classifies automobile service stations as a conditional use per text amendment processed in 2016.

3:59

The demolition and reconstruction of the existing convenience store building triggers the requirement for the petitioner to seek and obtain conditional use approval for an automobile service station.

4:10

Given the property's location at a major intersection, the land use master plan future place type designation and the existing land use of the subject property.

4:20

Staff finds the proposed automobile service station to be compatible with the surrounding area and an improvement to the existing conditions of the site.

4:29

The petitioner is also requesting a variance from section 6-2-14 to allow light poles within the required 20-foot major arterial setback to replace three existing light poles along Ogden Avenue and Washington Street.

Discussion Breakdown — Share of Meeting
Zoning Regulations███████████████████████████████████████████43%
Procedural███████████████████████████████31%
Public Engagement█████████████████17%
Transportation Safety█████████9%
Summary of Proceedings

Naperville Planning and Zoning Commission Meeting - May 7, 2025

On May 7, 2025, the Naperville Planning and Zoning Commission (PZC) held a public hearing meeting at 7:00 PM in City Council Chambers to consider two development cases and approve previous meeting minutes. Both cases were approved unanimously (9-0) following staff presentations, petitioner testimony, and public comment.

Public Forum

  • No members of the public signed up or spoke during the public forum.

Public Hearing: 20 E. Ogden Avenue (Casey’s) – Conditional Use & Variance

Staff & Petitioner Presentation

  • Anna Franco (City Planning Services) presented the request by Casey’s Retail Company to demolish the existing 40-year-old Bucky’s convenience store and redevelop with a new ~3,200 sq ft brick one-story convenience store, while retaining the existing canopy, underground tanks, and fuel pumps. The property is 0.73 acres at the southeast intersection of Ogden Avenue and Washington Street (zoned B3). Conditional use is required because the B3 district now classifies automobile service stations as conditional use. A variance is also requested to allow replacement light poles within the 20-foot major arterial setback (three poles at 12 ft height, largely in same locations). Staff supported both requests.
  • Ian Spence (Kimley-Horn, engineer for petitioner) provided additional background: Casey’s operates over 2,900 stores in 20 states; this would be the fourth Naperville location. The existing west access off Washington Street and one of two north accesses off Ogden Avenue will be retained; the access nearest the intersection will be closed and landscaped for safety. A new fence will replace existing fences along the south and east.

Public Testimony

  • Gary Levenworth (1554 Tree Line Court) thanked the commission for their service and expressed strong support for Casey’s (noting their egg salad sandwich and $2.39/gallon gas). He voiced concern about vehicular traffic and access, citing experience with another Casey’s at Ogden and Naper Boulevard where access is difficult, leading to dangerous maneuvers. He urged the commission to carefully review the access design.
  • Ray Wileman (adjacent property owner at 0 Both?) stated the existing fence is in poor condition and requested a taller fence (at least 10 feet) to mitigate light spillage from the 24-foot-tall canopy and to address exhaust staining on his house’s siding. He noted the new building will be taller than the existing structure.

Commissioner Discussion

  • Commissioner Wright thanked Mr. Levenworth, agreed with traffic concerns, and stated the modified access design (removing the first eastbound entrance) is an improvement. He noted he has nearly been rear-ended there multiple times.
  • Commissioner Van Someren stated elimination of the west access point is an improvement.
  • Commissioner Robbins also commented that the access modifications are an improvement and will reduce stressful traffic patterns, especially mornings with high school traffic and access to I-88.

Key Outcomes

  • The public hearing was closed. Commissioner King made a motion, seconded by Commissioner Robbins, to adopt findings of fact and recommend approval of the conditional use and variance. The motion passed unanimously (9-0): Aye – Castagnoli, King, McDaniel, Richelia, Robbins, Van Someren, Wright, Bansal, Clemen.

Public Hearing: 1200 E. Diehl Road (1200 Diehl Road Residences) – Photometric Deviations

Staff & Petitioner Presentation

  • Adam Beaver (City Planning Services) presented a request for deviations to allow reuse of existing 32-foot-tall parking lot light poles (code limit is 25 ft in commercial districts) and to permit a maximum of 0.5 footcandles along the south property line (code limit is 0.1 footcandles along residential properties). The 9.5-acre site is being redeveloped as a PUD with multifamily residential, restaurant, and retail uses (approved by City Council Nov 5, 2024). The existing poles were from prior industrial use; reusing them reduces waste. Staff noted no complaints from neighbors and found the deviations acceptable because light spillage is limited to walking paths around a detention basin, not directly adjacent to residences.
  • Russ Whittaker (attorney for petitioner) stated the request is straightforward: poles will be relocated but reused.

Public Testimony

  • No members of the public spoke or signed up for this case.

Commissioner Discussion

  • Commissioner Van Someren praised the petitioner for reusing existing light poles to create less waste.
  • Other commissioners expressed no further concerns.

Key Outcomes

  • The public hearing was closed. Commissioner Clemen made a motion, seconded by Commissioner Robbins, to adopt findings of fact and recommend approval of the photometric deviations. The motion passed unanimously (9-0): Aye – Castagnoli, King, McDaniel, Richelia, Robbins, Van Someren, Wright, Bansal, Clemen.

Consent Calendar: Approval of April 16, 2025 Meeting Minutes

  • The PZC approved the minutes of the April 16, 2025 meeting without corrections. Motion passed unanimously by voice vote.

Adjournment

  • The meeting adjourned at 7:27 PM.

Meeting Transcript

Ready? I'm looking for my goal. Okay, I just never saw the light. Okay. I would like to call the planning and zoning commission meeting for May 7th, 2025 to order. Okay. Secretary Wright, can you please conduct the roll call? Bonzo. Here. Castick Millie. Here. Clement? Here. King? Here. McDaniel? Here. Rogelia? President. Robins? Here. Van Summarin. Here. Madam Chair, we have a record. Thank you very much. The first order of business tonight is the public forum. During the public forum, members of the public have the opportunity to address the planning and zoning commission on issues which are not part of tonight's agenda. Please keep your comments limited to three minutes. Also, for the sake of those in attendance, please refrain from clapping or shouting out in response to comments made by any speaker. Secretary Wright, do we have anyone signed up under the public forum? We have no one signed up. Okay, great. We'll keep moving forward. At our next order of business is public hearings. For each hearing, we will begin with a staff presentation or introduction, followed by the petitioner's presentation. We will then take public testimony to ensure that we have an opportunity to hear from each person wishing to speak. Please keep your comments specific to the request under consideration and try to avoid repetitive comments. Also, for the sake of all those in attendance, please refrain from clapping or shouting out in response to comments made by any speaker. Following all public testimony, the petitioner will provide closing remarks just prior to the closure of the public hearing. No further public testimony will be taken after the petitioner begins their closing remarks or during the planning and zoning commission's deliberation. I will now swear in any member of the public wishing to speak tonight. Those who wish to provide testimony, please stand up. Please raise your right hand and respond I do. I swear to tell the truth and nothing but the truth. You say I do. Okay. Um the first case on tonight's agenda is PZC 24 1-111 DEV 0044-2025. That's a long one. 20 East Ogden Avenue, Casey's. Anna Franco from Staff will present the case.

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