Planning and Zoning Commission Meeting - September 3, 2025

The Planning and Zoning Commission (PZC) of Naperville, Illinois, met on Wednesday, September 3, 2025, at 7:00 PM in City Council Chambers. The primary agenda item was a public hearing for a conditional use application (DEV-0057-2025) by Karis Critical Data Centers at 1960 Lucent Lane. The petitioner presented a detailed proposal for two data center buildings, while a large number of residents and community members voiced strong opposition. The hearing was continued to October 15, 2025, to allow for an independent noise study and further review. The Commission also unanimously approved the minutes from the August 20, 2025 meeting.

Consent Calendar

• Approval of Minutes (August 20, 2025): The PZC unanimously approved the minutes of the August 20, 2025 meeting without discussion.

Public Comments & Testimony

• Petitioner’s Presentation: The petitioner’s team, including attorney Russ Whittaker, CEO Brett Rogers, and consultants for civil engineering, traffic, landscape, lighting, architecture, noise, and economics, presented a comprehensive case. Key points:

  • The 40-acre site at the northwest corner of Naperville Road and Warrenville Road is zoned ORI (Office Research and Light Industry), where data centers are a conditional use per a 2023 code amendment.
  • The proposed development includes two data center buildings (each ~211,000 sq ft, 36 MW), with a total of 72 MW. Phase 1 (western building) is requested; Phase 2 (eastern building) would require a separate future application.
  • Variances sought: reduce parking from 211 to 60 spaces per building (with land-banking for 114 spaces), increase equipment screen wall height from 15 to 22 feet, and increase security fence height around the substation.
  • Traffic: Expected to generate only 65–85 trips per peak hour, far less than the former 516,000 sq ft office building (2,000 parking spaces). All access via Lucent Lane; Weatherby Lane access is emergency-only.
  • Noise: A third-party study concluded the facility would comply with Naperville’s noise ordinance (55 dB daytime, 50 dB nighttime) at all adjacent residential receptors. The city is hiring an independent sound engineer to verify.
  • Economic Benefits: Estimated annual property tax revenue of ~$1.3 million (including $998,000 to School District 203) and electric utility tax revenue of $1.87–$3.06 million upon full build-out. The developer estimated 112–303 permanent jobs in Naperville with average income of $136,000/year.
  • Sustainability: Closed-loop cooling system (minimal water use), LED lighting, LEED Silver target, and provisions for EV charging.

• Public Opposition (30+ speakers, many from nearby neighborhoods Donata Woods, Fair Meadow, Naper Commons, and Northwoods):

  • Lori Melhart: Presented a cost-benefit analysis; argued that unlike Virginia, Naperville would not see reduced property taxes; noise, lighting, energy use, and a slippery slope for more data centers are major cons.
  • Bill Nestel (HOA President): Stated the phase 1 data center could draw 34 MW continuously, about 10% of Naperville’s peak demand, equal to 27,000 homes. He contrasted the $2.3 million in utility tax with the potential property tax from residential use ($240+ million).
  • Daniel Vojack: Urged the Commission to consider cumulative impacts and questioned whether the city’s share of revenue (2–3 million annually) is fair compensation for the risks.
  • James Butt (VP of Technology): Noted that no modern data center in Chicago is zoned in light industrial; he highlighted risks of diesel fuel storage (36,000–115,000 gallons per building), continuous refueling, and lithium-ion battery fire hazards. He called the facility “industrial” and not appropriate near homes.
  • Ken Schmidt (former Bell Labs employee): Cited the Opus One data center in Aurora, which caused noise complaints and required hotel stays for residents. He said the facility is industrial, not research.
  • Joseph Lambert (former firefighter, telecom engineer): Raised concerns about soil and watershed contamination from fuel spills, questioned the building’s true height (56 ft 8 in = 4+ stories, not 2), and noted that operators could switch to ComEd for power, reducing Naperville’s tax revenue.
  • Clara Lambert: Presented a petition with 1,747 signatures (over 1,900 by the meeting date) opposing the project. She cited the Naperville Land Use Master Plan, which calls for protecting residential neighborhoods, and referenced the CDC linking noise to health issues.
  • Walter Rein: Argued the data center threatens public health, property values, and contradicts the master plan’s designation of the area as a regional center for mixed-use development.
  • Charles Desmond: Described noise from generators and HVAC systems, noting that even small generators run at 85 dB and large ones near 100 dB. He also mentioned two EPA-listed hazardous sites in Naperville.
  • Victoria May: Opposed the project due to grid strain, water pollution, and noise. She noted that a data center in Chicago’s Printers Row exceeded its noise limits.
  • Sarah Baugh: Emphasized that the project did not include an environmental impact study or health assessment, and questioned e-waste disposal.
  • Jen Banowetz (Fair Meadow resident): Urged the Commission to consider the broader context of the area, which has evolved into an oasis of residential and recreation (forest preserves, sensory playground). She called the data center an “odd thing out” and warned of setting a precedent.
  • Barbara Benson (Chair, Naperville Environment and Sustainability Task Force): Stated the project is inconsistent with the 2022 Land Use Master Plan, which envisions a regional center with mixed-use development, high-paying jobs, and public amenities. She noted data centers provide few jobs, strain utilities, and conflict with the city’s sustainability goals (50% emissions reduction by 2030, net zero by 2050).
  • Charles Byers (Wheaton resident, reservedly in favor): Expressed support for the essential nature of data centers but urged the Commission to require binding conditions on water usage, demand response (generator use during grid stress), fuel containment, and a prohibition on switching to gas turbines or bypassing Naperville’s grid. He also called for a full environmental impact assessment, including carbon footprint from coal-fired power.
  • Maureen Stillman (reading statement for Kathy Carkin, environmental chemist): Stated that 48 backup diesel generators, each as polluting as 2,000 idling diesel trucks, would spike local air pollution. She noted Naperville’s electricity is ~80% coal, so the 44% increase in demand would increase coal burning and carbon emissions.
  • Ash Draighean: Noted that the frequency of data center noise (similar to human speech frequencies) makes it particularly invasive and hard to ignore.
  • Arlene Greenberg (DuPage County resident): Highlighted that Naperville already ranks 13th in particulate pollution and 15th in ozone (American Lung Association). She warned of impacts on wildlife (horses, bats) and argued the true cost is quality of life and health.
  • Bob Greenberg: Raised concerns about the Mahomet aquifer and groundwater contamination, referencing the BP Amoco disaster.

Discussion Items

• Commissioner Questions: Commissioner Robbins asked the petitioner (Karis) about their long-term commitment to the site—whether they plan to develop and sell, or lease—and stressed that any environmental mitigation agreements must be legally enforceable by future owners. Commissioner Wright asked staff if the petitioner’s presentation could be shared; staff noted it is available in the meeting recording on the city’s website.
• Staff Recommendation: Sara Kopinski (Planning Services) recommended approval of Phase 1 (Western Data Center) subject to conditions, including that Phase 2 require a separate conditional use application once adequate electrical power is available. Staff also recommended that the city hire an independent sound engineer to verify noise compliance, and that the electric utility representative be present at the October 15 hearing.

Key Outcomes

• Continuance: The PZC voted unanimously to continue the public hearing for DEV-0057-2025 (1960 Lucent Lane, Karis Critical Data Centers) to the October 15, 2025 PZC meeting. The hearing will resume with public testimony and Commission deliberation.
• Next Steps: The city will select a third-party sound engineer to review the petitioner’s noise impact assessment. A representative from Naperville’s electric utility will attend the October 15 meeting to answer questions. The petitioner will provide additional information on potential agreements and enforcement mechanisms.
• Minutes Approved: The minutes of the August 20, 2025 PZC meeting were approved unanimously.
• Adjournment: The meeting adjourned at 10:18 PM.