Planning and Zoning Commission Meeting – May 21, 2025

The Naperville Planning and Zoning Commission (PZC) met on May 21, 2025, at 7:00 PM in Council Chambers. The primary agenda item was a public hearing on the proposed Residences at Naper and Plank development (PZC 24-1-128/DEV-0035-2025), a 90-unit townhome and row home project. After public testimony and deliberation, the commission voted 5-0 to recommend approval of the requested zoning entitlements, conditional use, PUD plat, and deviations. A second public hearing was cancelled and rescheduled, and minutes from prior meetings were approved.

Public Comments & Testimony

• Nick Dunkel (resident east of Naper Blvd): Expressed support for development of the site but concerns about density (citing Plank Road study limit of 8 units/acre), dangerous intersection at Naper Blvd and Plank (frequent accidents), and lack of sidewalks. Requested roadway improvements and a traffic study update.
• Andrew Serino (resident on Tuthill, HOA member of Pheasant Glen): Noted insufficient public notice (not all nearby residents were notified of the March 26 open house). Argued the site is not transitional (80% surrounded by single-family homes). Criticized the July 2024 traffic study for not being conducted during the school year. Cited worsening traffic from Seven Brew coffee and Costco. Preferred single-family homes.
• Elizabeth Baumgart (35-year resident of Mulberry Hill Estates): Opposed the proposed development, calling it too dense and out of character with the single-family neighborhood. Raised concerns about traffic congestion, future densification, and the high rents ($3,900–$5,000/month) being unaffordable for many. Suggested one- or two-story brick townhomes instead.
• Nick Zlatarov (resident on Tuthill south of Plank): Echoed traffic concerns, noting difficulty turning at Tuthill/Plank. Questioned the traffic study's accuracy (one-day count in summer), and pointed out that nearby schools (BB) are already overcrowded. Cited two existing rental communities nearby. Expressed doubt about the low projected student generation (17 students).
• Alice Chin (35-year resident, real estate broker in Pheasant Glen): Noted that zip code 60563 already has the highest rental percentage (53.5%) in Naperville. Questioned the petitioner's market analysis, comparing rents to median gross rent of $1,786. Pointed out discrepancy between the 2022 comprehensive plan (max 12 units/acre) and the 2010 Plank Road study (max 8 units/acre). Raised safety concerns about the park location at the busy corner of Naper Blvd and Plank.
• Greg Stevens (realtor, resident of Declan Court): Pro-development but argued the site should be single-family homes. Stated that 60563 zip code already has ~46% rentals, moving toward 50%. Provided six pages of resident signatures requesting single-family homes similar to Naper and 75th Street. Cited traffic dangers on Ogden Avenue and Seven Brew traffic.
• Maggie Hartigan (40-year resident on Tuthill): Notified of the open house only by a sign, not directly. Feared overpopulation and traffic nightmare. Urged the commission to deny the petition or significantly reduce density.

Discussion Items

• Staff Presentation (Adam Beaver, Planning Services): Overview of the 8.21-acre site (unincorporated, 12 parcels). Petitioner seeks annexation, rezoning to R3A (medium-density residential), conditional use for a Planned Unit Development (PUD), preliminary PUD plat, and deviations for building height (38 ft vs. 35 ft max) and density (11 units/acre, 90 units vs. 89 allowed). Staff supported the plan, noting it aligns with the comprehensive plan, exceeds open space requirements (31% plus 0.62-acre park dedication), and includes roadway improvements.
• Petitioner Presentation (Vince Rosanova, attorney; Javier Milan, traffic engineer; Dan Free, civil engineer): Lincoln Property Company proposes 90-rental townhomes/row homes (two- and three-story). Density of 11 units/acre matches comprehensive plan target. Access via Tuthill and Burlington (no access from Plank or Naper Blvd). Roadway improvements: widen Tuthill and Burlington to 28 ft, curb and gutter, sidewalks, and stormwater detention. Traffic study (July 2024) showed minimal impact (0.1–0.6 sec delay increase). Projected student generation: 17 students (District 203 has capacity). Projected rents: $3,900–$5,000/month. On-site management, EV charging capability, and visitability features included.
• Commissioner Questions & Comments:
  • Commissioner McDaniel noted that the commission does not consider revenue; decisions are based on land use and the master plan. He asked why the site hadn't been developed with single-family homes; staff responded no proposals had been received. He supported the development, citing open space and park district partnership.
  • Commissioner Richelia asked for clarification on roadway improvements; petitioner confirmed widening of Tuthill, Burlington, and Plank.
  • Commissioner Clemen asked about construction timeline (18 months, lease-up starting 9 months in) and on-site management (one model unit excluded from leasing). She supported the project, noting rents are in line with other high-end rentals and address housing shortage.
  • Commissioner Robbins noted the plan aligns with the comprehensive plan and diversifies housing stock. She acknowledged residents' concerns and encouraged them to express them to City Council. She asked about the park location; petitioner stated it was chosen in collaboration with the Park District for visibility, with a buffer from the DuPage County-owned parcel.
  • Commissioner King noted the effort put into the plan and that resident input was considered, though traffic studies could be revisited. She supported the land use as appropriate.

Key Outcomes

• Motion to Recommend Approval: Commissioner Clemen moved, seconded by Commissioner Richelia, to adopt the findings of fact and recommend approval of PZC 24-1-128/DEV-0035-2025, including rezoning to R3A upon annexation, conditional use for PUD, preliminary PUD plat, and deviations from Section 6-6D-8 (height) and Section 6-6D-5 (density) of the Municipal Code. The motion passed 5-0 (Ayes: King, McDaniel, Richelia, Robbins, Clemen; Excused: Castagnoli; Absent: Van Someren, Wright, Bansal).
• Cancellation and Rescheduling: The public hearing for DEV-0029-2025 was cancelled at the petitioner's request and will be rescheduled to the June 18, 2025, PZC meeting.
• Minutes Approval: The minutes of the May 7, 2025, training session and the May 7, 2025, regular meeting were approved unanimously.
• Adjournment: The meeting adjourned at 8:32 PM.