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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Planning and Zoning Commission Meeting - August 6, 2025

City Council — Wednesday, August 6, 2025

BodyNaperville, Illinois

SessionCity Council

DateWednesday, August 6, 2025

StatusFILED

Video Record

0:00 / 17:01

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:07

I'd like to I would like to call the planning and zoning commission meeting August 6, 2025 to order.

0:14

Thank you, and let's get started.

0:15

Secretary Wright, please conduct roll call.

0:17

Bonzel.

0:18

Here.

0:18

Cast McNolly.

0:19

Here.

0:20

McDaniel.

0:20

Here.

0:21

Rogelia.

0:22

President.

0:22

Wright is here.

0:23

And Robins.

0:24

Here.

0:24

Madam Chair, we have a quorum.

0:25

Great.

0:26

Thank you.

0:27

The first order of business tonight is the public forum.

0:29

During the public forum, the members of the public have the opportunity to address the Planning and Zoning Commission on issues which are not part of tonight's agenda.

0:37

Please keep your comments limited to three minutes.

0:40

Also for the sake of all those in attendance.

0:42

Please refrain from clapping or shouting out in response to comments made by any speaker.

0:47

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

0:50

No one's signed up.

0:51

Great.

0:52

Our next order of business is public hearings.

0:54

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

1:00

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

1:07

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

1:14

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

1:22

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

1:29

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

1:37

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

1:43

Those who wish to provide testimony, please stand up.

1:46

Please raise your right hand and respond.

1:49

I do.

1:51

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

1:55

Great.

1:56

Thank you.

1:57

The first case on tonight's agenda is DEV-0067-2025, Northwoods of Naperville signed variants.

2:06

Sarah Kopinski from staff will present the case.

2:09

Thank you and good evening.

2:10

Sarah Kapinski with the city's planning services team.

2:13

The subject property for the case before you is located at 1203 Warrenville Road and relates to the recently approved Northwoods of Naperville Town Home Community.

2:23

The Northwoods property consists of a flag lot and due to limited visibility along Warrenville Road.

2:28

Signage for the property has been provided in an easement platted at 1203 Warrenville Road to provide adequate site identification for passers by.

3:38

Great.

3:39

Thank you.

3:39

Will the petitioner please approach the podium?

3:52

My name is Karen Webber, and I'm here on behalf of MI Homes of Chicago, the petitioner and developer of the Northwoods of Naperville, a new 64 unit town home dip community located at 1151 East Warrenville Road near the Donata Forest Preserve.

4:07

I'd like to thank you in advance for your time, and I'll try not to repeat too much of what Sarah has to say.

4:12

Sarah has summarized, but I'd like to highlight a few key points.

4:33

As the commission may recall, in May of 2025, the city adopted ordinances for the Northwoods of Naperville, rezoning the property from RD to OCI, and approving the property for attached single family use.

4:50

As you can see here, the Northwoods of Naperville is a unique redevelopment.

5:00

The property, once the site of the Illinois Health and Hospital Association, is now being transformed into a thoughtfully designed residential community pursuant to the approvals granted in May.

5:06

To refresh your memory, the site is a 66-foot wide flag lot located 800 feet north of Warrenville Road.

5:15

Here you can see a picture of the existing sign, as well as its positioning relative to drivers heading east and west on Warrenville Road.

5:26

The project, the location of this project relative to its visibility from the street, presents petitioner with a significant hardship for identifying the entrance to the property.

5:36

Recognizing this hardship, the property owner to the east granted IHA the right to install signage in the location identified.

5:45

As IHA's successor and interest, MI Holmes now owns this recorded easement to use that location for signage.

Discussion Breakdown — Share of Meeting

Zoning Regulations█████████████████████████████████████████████49%

Procedural████████████████████████████30%

Public Safety███████████████████21%

Summary of Proceedings

Planning and Zoning Commission Meeting - August 6, 2025

The Naperville Planning and Zoning Commission held a regular meeting on August 6, 2025, at 7:00 PM in City Council Chambers. The meeting lasted approximately 17 minutes (adjourned at 7:17 PM) and featured two public hearings for variance requests, both of which were approved unanimously. Six commissioners were present (Castagnoli, McDaniel, Richelia, Wright, Bansal, Robbins); two were absent (Abubaker, Naumes).

Consent Calendar

Minutes Approval: The minutes of the July 16, 2025, Planning and Zoning Commission meeting were approved unanimously without discussion.

Public Comments & Testimony

No members of the public signed up to speak during the Public Forum or provided testimony on the agenda items.

Discussion Items

Northwoods of Naperville Sign Variance (1203 Warrenville Road) – DEV-0067-2025: Staff planner Sara Kopinski presented the request to repurpose an existing monument sign at 1203 Warrenville Road for the recently approved Northwoods of Naperville townhome community (64 units). The existing sign is code-compliant under commercial code at 10 ft tall and 60 sq ft; the proposed sign would be slightly smaller at 56 sq ft and would not change height or location. Petitioner’s attorney Karen Weber argued that the site’s flag lot configuration (800 ft north of Warrenville Road) creates a unique physical hardship for identifying the entrance, and the sign has been safely used for over a decade without accidents. Commissioner Robbins stated she found the sign an improvement and was supportive. The commission closed the public hearing and voted to adopt the petitioner’s findings of fact and recommend approval.
Variance for Addition at 632 N Brainard Street – DEV-0078-2025: Staff planner Brad Iwicki presented a request for a variance to allow a 478 sq ft rear addition to encroach approximately 4 ft 8 in into the required 15-ft corner side yard setback, resulting in a 10 ft 4 in setback. The lot is non-conforming (less than 50 ft wide) and the existing house also encroaches on setbacks. Petitioner Ryan Totsch (Tranquility Builders) noted that the abutting property (706 Brainerd) received a similar variance in 2006. Commissioner Robbins, who lives nearby, stated she is familiar with the property and finds the addition appropriate. No public comments were received. The commission closed the hearing and voted to adopt the findings and recommend approval.

Key Outcomes

DEV-0067-2025 (Northwoods sign variance): Motion by Commissioner Richelia, seconded by Commissioner McDaniel, to adopt findings of fact and recommend approval. Vote: 6-0 (all present). The variance allows a residential sign to exceed height and square footage limits (approx. 41.75 sq ft and 10 ft in height) at 1203 Warrenville Road.
DEV-0078-2025 (632 N Brainard Street variance): Motion by Commissioner McDaniel, seconded by Commissioner Bansal, to adopt findings of fact and recommend approval. Vote: 6-0 (all present). The variance permits a principal structure addition to encroach into the corner side yard setback for the property at 632 N Brainard Street.
Minutes approved: Unanimous voice vote.

Meeting Transcript

I'd like to I would like to call the planning and zoning commission meeting August 6, 2025 to order. Thank you, and let's get started. Secretary Wright, please conduct roll call. Bonzel. Here. Cast McNolly. Here. McDaniel. Here. Rogelia. President. Wright is here. And Robins. Here. Madam Chair, we have a quorum. Great. Thank you. The first order of business tonight is the public forum. During the public forum, the 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 all 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 public forum? No one's signed up. Great. 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'll 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 others in attendance, please refrain from clapping or shouting out in response to the comments made by each speaker. Following any 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 petitioner begins their closing remarks or during the planning and zoning commission deliberation. I will now swear in any member of the public wishing to speak. 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. Great. Thank you. The first case on tonight's agenda is DEV-0067-2025, Northwoods of Naperville signed variants. Sarah Kopinski from staff will present the case. Thank you and good evening. Sarah Kapinski with the city's planning services team. The subject property for the case before you is located at 1203 Warrenville Road and relates to the recently approved Northwoods of Naperville Town Home Community. The Northwoods property consists of a flag lot and due to limited visibility along Warrenville Road. Signage for the property has been provided in an easement platted at 1203 Warrenville Road to provide adequate site identification for passers by. Great. Thank you. Will the petitioner please approach the podium? My name is Karen Webber, and I'm here on behalf of MI Homes of Chicago, the petitioner and developer of the Northwoods of Naperville, a new 64 unit town home dip community located at 1151 East Warrenville Road near the Donata Forest Preserve.

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