Planning and Zoning Commission Meeting - November 19, 2025

The Naperville Planning and Zoning Commission convened to conduct public hearings on three development requests: a variance for a historic summer kitchen/garage (DEV-0101-2025), a sign variance for Charles Schwab (DEV-0133-2025), and a conditional use approval for a CARES Critical Data Center (DEV-0057-2025). The meeting featured extensive public testimony, expert regulatory review, and detailed deliberation focusing on environmental impacts, compliance with municipal codes, and community stewardship.

Consent Calendar

• Approval of the minutes from the October 15, 2025, meeting.
• Approval of the minutes from the November 5, 2025, meeting (with no corrections noted).

Public Comments & Testimony

• Community Health and Environmental Concerns: Multiple public speakers, including Dr. Austin Bobber on behalf of 25 physicians, expressed opposition to the data center project. Speakers positioned that meeting federal/EPA standards is insufficient for local health safety, citing risks from cumulative diesel emissions, lack of site-specific air dispersion modeling, and the existence of unregulated ultrafine particles and VOCs in diesel exhaust. One speaker noted that diesel exhaust is a known carcinogen with no safe threshold.
• Reliance on Regulatory Agencies: Several speakers questioned whether the City should rely solely on the Illinois EPA (IEPA) to protect public health. Dr. Bobber and others argued that regulatory compliance is a minimum threshold and does not guarantee neighborhood-level safety, particularly regarding proximity to homes.
• Procedural Objections: Ms. Sarah Bao and Mr. Bernie Weiler objected to the admission of a letter from Dr. Susan Buchanan, arguing it was relevant to the reopened expert testimony but was submitted late and could not be cross-examined. Legal counsel ruled the letter inadmissible as evidence during the limited cross-examination phase but allowed it to be read as public comment.
• Technical Skepticism: Mr. James Butt challenged the petitioner's expert, Brian Goldman, regarding the lack of specific generator models, the distinction between expected (10 hours) versus allowed (50 hours) runtime, and the methodology used for air quality calculations. Mr. Butt positioned that the City should not approve a project based on unverifiable estimates.
• Support for Approval: Mr. Max Watkins and Mr. Michael Redig expressed curiosity regarding local data and zoning standards, with Mr. Redig noting that existing air permits in Naperville for industrial facilities are typically located in industrial zones, unlike the current residential proximity of the proposed site.
• Neighbor Specifics: Residents from Naper Commons and surrounding areas expressed concern over noise, light pollution, and the impact on property values. One speaker noted that current infrastructure at the adjacent Nokia site does not meet dark sky compliance.

Discussion Items

• DEV-0101-2025 (Summer Kitchen Variance): Staff and the petitioner supported the conversion of a historic summer kitchen into a garage, noting it preserves a historic structure while complying with setbacks and parking requirements. Commissioner Longenbach voiced strong support for saving the historic home.
• DEV-0133-2025 (Charles Schwab Sign Variance): Staff supported the variance for a wall sign to improve wayfinding. The petitioner argued the sign is necessary due to customer confusion caused by the mid-block location and one-way traffic patterns. Commissioner McDaniel and Namas opposed the motion, but it passed 7-2.
• DEV-0057-2025 (CARES Critical Data Center):
  • Expert Testimony Reopening: The Commission reopened the hearing to allow Mr. Brian Goldman (environmental engineer) to testify on air quality permitting and regulations under the Clean Air Act. He presented data indicating the facility would meet Illinois EPA standards using Tier 4 generators.
  • Community Impact vs. Compliance: Petitioner counsel Russ Whitaker emphasized that the project is a "minimum investment" of $250 million, consistent with the I-88 corridor's vision as a business district, and distinct from hyperscale facilities. He highlighted the "Stewardship Pledge," a set of enforceable commitments including a 50% reduction in project scale (from 72MW to 36MW), closed-loop cooling (zero water usage), and Tier 4 generators.
  • Noise and Emissions: Commissioners and staff discussed the sound study, which showed negligible increases in decibels at the nearest residence. Staff confirmed that the existing Nokia generators run without similar restrictions, whereas the new facility would have strict conditions.
  • Commissioner Deliberations: Commissioner Longenbach questioned the frequency of IEPA inspections and the validity of noise studies relative to existing I-88 traffic pollution. Commissioner Namas opposed the motion, arguing the proposal fails to adequately mitigate resource consumption and noise impacts for adjacent properties. Commissioner McDaniel questioned the industry secrecy regarding generator models but acknowledged the project as a step forward in technology.
  • Stewardship Pledge Refinement: Commissioners Wright and others proposed refining the "Stewardship Pledge" into a legally binding "Agreement" with enforceable conditions, specifically regarding the frequency of annual reporting (suggesting 5 years plus "upon request") and the definition of decommissioning and operational testing hours.

Key Outcomes

• DEV-0101-2025 (Summer Kitchen): Motion to adopt findings and approve the variance passed unanimously (9-0). The project is recommended for approval to exceed the 18-foot height limit for the accessory structure.
• DEV-0133-2025 (Sign Variance): Motion to approve the sign variance passed 7-2. Commissioner McDaniel and Commissioner Namas voted "No."
• DEV-0057-2025 (Data Center): Motion to adopt findings and recommend approval of the conditional use passed 7-2. The recommendation includes a variance to reduce parking requirements and increase the height of the equipment yard screen wall, subject to enforceable conditions.
  • Vote Tally: In favor: Becker, Bonzo, Costigliola, Longenbach, McDaniel, Rochelia, Robins. Against: Namas, Wright (Note: Transcript indicates Wright voted "Agree" in the roll call, but his comment block states he supports the motion; however, the final tally text says "7-2". Based on the specific roll call list: Becker (I agree), Bonzo (I agree), Costigliola (I agree), Longenbach (Agree), McDaniel (I agree), Namas (I disagree), Rochelia (Agree), Wright (Agree), Robins (Agree). This results in 9-0 in the roll call, but the transcript explicitly states "7-2" and Namas is listed as "I disagree". There is a discrepancy in the text between the roll call votes (9 "Agree") and the final count declaration (7-2). The summary reflects the explicit final declaration of 7-2 with Namas opposing).
  • Next Steps: The matter moves to City Council for final consideration with a positive recommendation from the PCC.
• Minutes: Approved the minutes for October 15, 2025, and November 5, 2025.

Note on Accuracy: The transcript contains a discrepancy regarding the final vote count for DEV-0057-2025. While the Commission Chair declared the motion carried with a "7-2" tally, the explicit roll call list shows nine commissioners voting "Agree" (Becker, Bonzo, Costigliola, Longenbach, McDaniel, Rochelia, Wright, Robins, and the Chair herself). Commissioners Namas and McDaniel are the only ones explicitly recorded as disagreeing in the specific question block, though McDaniel later says "I agree with the motion" in the final roll call. The summary prioritizes the Chair's explicit declaration of "7-2" while noting Namas's opposition.