Good evening.

I would like to call the planning and zoning commission meeting for January 21st, 2026 to order.

Thank you.

I would like to start by introducing our planning and zoning.

Oh, we don't even have our student representatives.

So we're gonna skip that part.

All right.

Uh we will move on to roll call.

Secretary Wright.

Abu Becker?

Here.

Bonzel.

Here.

Costa Gnoli?

Here.

Langba?

Here.

McDaniel?

Here.

Namas.

Rachelia.

Present.

Robins?

Here.

Wright is here.

And student Raman.

Present.

Great.

Thank you.

All right.

Thank you, Secretary Wright.

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 all others 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 form?

No one signed up.

Great.

Thank you.

Our next order of business is public hearings.

For each hearing, we'll begin with the staff presentation of introduction and followed by the petitioner's presentation.

We'll then take public testimony to ensure that we have the 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 those in attendance, please refrain from clapping, shouting out in response to comments made by any speaker.

Following the public testimony, the petitioners 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.

During the planning and zoning commission deliberations, 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.

Thank you.

All right.

The only case on tonight's agenda is DEV-0114-2025.

The public hearing is now open.

Sarah Kapensky from staff will present the case.

Sarah.

Thank you and good evening.

Sarah Kapinski with the city's planning services team.

The subject property for DEV 114 2025 is located at 222 South Mill Street.

It is currently zoned OCI and is approximately a quarter acre in size.

The petitioner proposes rezoning the property to B5 secondary downtown and redeveloping the property with the six-unit residential building.

The subject property is located on the perimeter of the downtown and abuts several different zoning districts and land uses.

The intent of the B5 district is to serve as a transition from the core downtown to outlying residential areas.

Multifamily residential, like the building proposed, is a permitted use in the B5 zoning district.

The proposed development complies with all underlying B5 zoning regulations and provides code required parking on site.

The predominantly brick building will measure 50 feet in height and include an enclosed ground floor parking garage with three stories of residential units above it.

The downtown 2030 plan identifies the future land use of the subject property as secondary downtown, which is consistent with the proposed B5 zoning designation.

The downtown plan further states that residential uses such as condominiums shall be permitted in the secondary downtown, and that the maximum permitted height shall be 50 feet, which is consistent with both the proposal and the B5 allowances.

Staff finds the requested B5 designation to be appropriate for this property and to comply with the downtown 2030 plan.

We're supportive of the petitioner's request and find it to be acceptable.

Tonight we request you conduct the public hearing and will remain available for any questions.

Great.

Thank you.

Will the petitioner please approach the podium?

Good evening, Commissioners.

For the record, I'm Vince Rosanova with the law firm of Rosanova and Whitaker here tonight on behalf of the petitioner, which is Lake West Custom Homes.

Also in attendance this evening and happy to answer any questions.

We have both Tom and Dan Jerjevik with Lake West, as well as our architect Chris Derrick with Chris Derrick Architecture and Jim Kaniff, our civil engineer with CEC Engineering.

As noted in Sarah's report, the property is located on the east side of Mill Street between Jackson Avenue and Jefferson Avenue.

It's surrounded by a variety of uses.

Just to the north is the Joe Naper Homestead Park.

To the northeast, our single family detached residences.

Directly to the east is the Al Rubin Riverwalk Community Center.

And then to the south is the park district, their headquarters, as well as Centennial Beach, Centennial Park, not to mention the riverwalk.

And then on the west side of Mill Street at the corner of Jackson and Mill are the Mandel condominiums, which were recently approved and also rezoned from OCI to B5, which is the exact request before you this evening.

Directly to the west, in purple, is the park district's maintenance facility, and then at the northwest corner of Jefferson, or I should say the southwest corner of Jefferson and Mill Street are more single family detached homes.

So certainly a transitional area, certainly a variety of uses in the area, which are all very complementary.

So just here's some photos further putting the area in context.

So the top left is directly across the street, the park district's maintenance facility.

Bottom left is the South Property Line where you could see the access drive and the parking as you head into the Riverwalk Community Center.

Bottom right is the Naper Homestead, which is immediately to the north, and then top right is an attractive single family home at the southwest corner of Mill and Jefferson.

That particular home has a very nice stone base and then masonry above it, which when we get into our elevations, I believe ties in very nicely with the theme.

So looking at the existing building on the property, it was built in approximately 1966.

It's been well maintained over the years, but at this point it's getting close to 60 years old and has passed its useful life, not to mention the challenges that we've seen with office uses throughout our community, even predating COVID.

So although the property is no longer really viable for office uses, it's an ideal setting for a residential use in close proximity to open space, recreation, the beach, park district facilities, not to mention everything that our downtown has to offer.

With regard to the current zoning, this currently zoned OCI, Office Commercial Institutional, which provides for a whole host of commercial and institutional uses.

In my humble opinion, it's somewhat an antiquated zoning district for this property, and I base that opinion on a few factors.

2010-2011, the city comprehensively looked at the downtown.

They collaborated with our planning staff, city council, plan commission interested parties, residents of the downtown, and they came up with the 2030 plan, which was the guidepost, the guideline for future development of the downtown area.

This property was specifically identified at that time in the 2030 plan as secondary downtown, noting that B5 was an appropriate zoning, and also noting that condominium was an optimal land use at this location.

Fast forward to 2022, just three years ago, the city looked at the comprehensive plan for the whole city, once again evaluated the downtown and this property, and once again identified this property as downtown, once again noting that B4, B5, and TU were the proper zoning districts, and also referred back to the 2030 plan as the guideline.

So we have the 2022 comprehensive plan and the 2030 downtown study saying that secondary downtown B5 is the appropriate zoning.

So Lake West accordingly is requesting a rezoning to B-5, consistent with those guiding documents.

I'd also note that there are no variances identified or being requested along with this project.

It's a rare feat, but Lake West was able to design the site to meet all the B5 zoning requirements without relief, which is in fact something I don't think I've ever been associated with in the past.

So I'm not going to get too used to that.

So staff recommends and we totally agree that even though we're simply requesting a rezoning, it's good practice to show the vision and let everybody know what you anticipate for the property.

So here's the executive overview.

As you can see, Lake West anticipates a four-story building, which will include six condominiums.

Each of the condominiums will range in size from about 3300 to 3,400 square feet.

So they're larger homes.

As far as the architecture, you could see the stone base and then the brick above on floors two, three, and four for an attractive, more traditional design, which blends into the community.

And then you could also see the recessed balconies.

Each of the floors two, three, and four will have two homes.

And then floor number one will be for internal parking and circulation for a safe and convenient setting for the residents.

With regard to site plan, just a few notes here.

In yellow, I just kind of delineated where the sidewalk will be extended along Mill Street that connects up very nicely as it meanders through the Joe Naper homestead park, and then the sidewalk will be extended to the south where our main entrance will be, and then also to the north where there'll be uh secondary emergency access.

Currently, all vehicular access to the office building is located off of Mill Street.

That won't change.

Uh there'll still be the access off of Mill Street, but it'll now be in closed parking instead of surface parking.

So the residents and their guests will pull in, the overhead door comes up, they pull into the building, they park in their spot, they have the lobby, two stairwells, as well as elevator access to their units.

So not only a safe setting but a convenience setting.

A good example of where we could see this first floor parking and another part of town would be the Ellsworth Street apartments.

If you look just south of the train station, although a much larger building in scale with 39 units, it functions very well.

There's an overhead door on North Street.

Those residents pull in four floor parking, same concept, uh safe access up to their units as well.

Landscaping is always an integral part of any uh project.

Certainly there'll be foundation plantings, parkway trees, landscape materials that'll uh enhance the overall aesthetics, those will continue to evolve as Lake West gets further in the design process.

Uh, with regard to architecture, our architect is here uh this evening.

He's done a wonderful job.

The top left is the south-facing elevation, the main entrance that will face down towards Jackson, the stone base, traditional masonry above it, recessed balconies, uh, standing sea metal roof, and then that vertical column with the covered canopy to add interest and really provide for an attractive main entry.

Uh bottom bottom left is the south-facing facade towards Jefferson, uh, where you could see the same quality materials carried around all four sides.

You can see that all rooftop mechanicals will be screened, and then the extensive window placements, uh, large window placements.

Top right is the elevation that faces along Mill Street, the overhead door, the canopy, uh, same continuation of materials, and then the bottom right is the elevation that faces uh downtown faces the Riverwalk Community Center.

And this last slide is more of a fun one as uh Tom and Dan continue to evolve with the floor plans.

They will be larger homes, 33, 3,400 square foot on one floor, uh very attractive.

We anticipate three bedrooms, three baths.

Uh, they will be custom homes, so the homeowner will get to design the floor plans to their specific taste, but we do anticipate there'll be more of a great room open concept into a kitchen that feeds out into that outdoor covered area.

Uh so that will be the overall summary of the project.

We certainly uh appreciate each of you for your time and consideration, and all five of us are available for questions.

Thank you.

I appreciate it.

I would now like to hear from any members of the public present tonight to speak on this case.

Secretary Wright, please call the first speaker.

Uh Doreen Schweitzer.

Hello.

Um, I'm not used to doing this, but I think it's about time.

Um, I am the owner of that home that was pictured up there at 408 West Jefferson.

Um, and I'm really frustrated with the recent building projects that have been approved or up for approval on Jackson and this one adjacent on Mill Street because I'm sure I know all my neighbors would agree because I heard from them.

We're not really looking forward to having a four-story building looking down into our backyard and into our windows.

It is a negative in terms of resale and property values.

It just ruins our privacy.

And I know that when all of us moved into the downtown neighbor neighborhood, we were attracted by what was going on downtown.

The way the downtown has revived the river walk.

None of us, I'm sure, anticipated four-story buildings and those two western blocks of Jackson Avenue because there were no four-story buildings, and there still actually are no four-story buildings, but that is going to change very quickly.

So I understand there was this plan.

I don't that allows four stories.

I know none of us who bought homes there ever imagined four stories in our backyard.

And I don't care how nicely it's landscaped or how nice the building materials are, you can't disguise a four-story building.

And I think it changes the nature of the downtown area too, because we have to decide do we want to be Oak Park with lots of tall dense population buildings around the downtown, or do we want to be a suburb?

I don't know.

I guess that's that's a decision as a city we have to make.

But definitely that all of those tall buildings change the identity of the downtown, and they they change the neighborhood that we moved into.

Um I have to say the prairie style building that's there is perfect for that location.

It's a perfect transitional style.

The style is one of its hallmarks is that it lays well into the land, which is exactly what that building does.

It's a great backdrop for the Joe Naper park, which is adjacent to, and it's a nice transition for those of us who whose backyards are gonna be facing, you know, these buildings.

So we're gonna tear down a perfectly good building, and you know, that is the right of the owner.

But I also will tell you that I'm a designer.

I get a lot of uh publications, and all of those that are geared towards commercial design, every single page of every issue talks about green design practices, life cycle longevity, creative reuse, minimizing waste and the embodied carbon that comes with waste and demolition and rebuilding.

And in Naperville, we still destroy everything, you know.

I mean, when I when I approach the builders that own my property, I asked, could we just refurbish that 1800s gold house that I can still picture that was standing there at just add an addition?

And no.

The builders were not interested in that, they just wanted to tear it down.

So, you know, there I am.

I have a yeah, a new home, which I took great pains to make sure blended in with the character of the neighborhood.

I've had people approach me and say, I grew up here, was this house always here?

Because I don't remember it, but it looks old.

So I took a lot of care in designing that location, and I'm going to have this house to the south of me, this four-story thing that's not very consistent with the style of the rest of the houses.

And while this one I will give credit, it's a little it's more attractive, but it's still four stories tall, and all of us on the 300 block of Jefferson and adjacent, you know, we're gonna have people up there looking down at us.

So I am frustrated and disappointed.

I doubt that my voice will have much effect, but I just hate to see that tall building going up in my backyard, and now another one across the street.

So I really do feel there could be a reuse of that existing building.

It could make be made into four units or maybe even six creative reuse, whatever.

Um so I do object to the building again.

Um, not very sustainable, tearing everything down, and it does change the nature of that corner a lot.

And also remember when you're in that park, it's gonna change the feeling in that park as well very much.

So that is all I have to say, other than maybe.

I mean, it seems to me there should have been some limitation to those buildings.

I don't object to a multi-unit, but I'm I'm surprised that the four stories was seen as a good plan in an area that is basically backing up to single family residences.

So that's my point.

With that, I close.

Thank you for listening.

Thank you.

I appreciate it.

Are there any other members of the public that would like to speak on this case?

No one else signed up.

All right, I will move to the commissioners.

I will start with Commissioner Longenbach.

Thank you.

Um I want to thank Mr.

Rosanova and thank you, Miss Sweitcher, for um for coming to speak tonight.

Um, I do know that it's it's hard to come and speak for the first time here, so wait to go.

Um I do agree.

I mean, this this will change the nature, you know, of that corner and that and that area.

Um I do feel that this is a transitional corner, though.

Um the northwest corner of that of Mill in Jackson, it's already been approved for B5 for this kind of building.

Um it's it's consistent with a downtown um where it has more density and and it has some taller buildings, so I think it is consistent with that.

Um I do love that you're not asking for any variances.

I think that is a first.

So thank you for that.

Um I like that the parking is inside.

Um, just given the challenges of parking downtown, having it inside, and it sounds like it is for both the residents and for guests, so that guests won't be trying to use the the parking lot from the from the park district or for any other parking.

I think that's that's great.

So thank you for that.

Um, and then it's inside, so that's gonna be um helpful.

So I am in support for this.

Thank you.

Thank you.

I don't have anything.

All right, no comments.

Yeah, I would also like to thank Ms.

Schweitzer for showing up.

And uh again, uh your home is is beautiful.

I pass it every single day.

Um, I understand what what you're saying.

Um, and like uh Commissioner Longenbaugh, you know, I I do see this as um one of those areas in the downtown, not the only area, but one of the areas in the downtown uh that is really right for uh a change and and transition.

You know, I think it's important that um over the years around the downtown has changed completely.

Um I think it's important that it continues to change.

We have to keep up with the times and keep our residents uh come into downtown, and I think multifamily is one of those areas where we're gonna see more of that in the downtown area because it's just we need we need more residents in the area, not less.

Um so I do I do find that this particular uh project is pretty appropriate for the location that it was designed for.

Lake West, obviously, we we know them.

Um we know that they do quality work in the in the area, uh one of the one of the better builders in the area, and so I have no uh doubt that this will be another quality project.

Um, and I think once it's built, you will you may see um you may not agree, but you may see that it it actually complements uh the area.

I think they went to great stakes.

Um it sounds like that they looked at your home and tried to design it so that it would complement it and not hurt it.

I do understand the four-story piece of it.

Um it sounds like um there's gonna be some significant landscaping around it.

We didn't talk about landscaping, but maybe if someone could could talk a little bit about landscaping so that we could see that.

Um but I I trust that there will be quality product put on that with quality quality landscaping.

So I will be uh approving this.

Thank you.

Commissioner Casanoli.

All right, Commissioner Ricellia.

Uh Mr.

Sweitzer, thank you very much for coming out.

Um I I know it's not easy to come out and uh speak your mind, but uh we we absolutely without a doubt hear everything that you said.

Um, you know, on a personal note, I've always wondered uh who who lived in in that property, it's an incredibly beautiful uh home.

Um sorry we have to meet in this venue.

Um on a personal note, I think the the request to to rezone from OCI 2 of V5 uh really is perfectly reasonable uh given the the property's location to various other similar zoning districts.

Um I do think it aligns with the city's uh downtown 2030 plan.

Um and I and lastly, it's a smart project that that adds uh uh an element of of density in a reasonable way.

Um I know as um a resident it might not be easy to hear that word density, but uh that is um uh the uh evolution of uh downtown Naperville, but and I think this does it in a in a smart uh smart and uh respectful manner.

Thank you.

I would echo those comments.

I really appreciated the fact that you came out tonight to talk and share how you're feeling, your comments.

You you live there, right?

Um I do look at the plan that the petitioner put together.

I think it was well sought after.

I think it is in line with where the master plan is going.

Um I think there's a level of sophistication with the development that has been put out here tonight.

I would like to see where the landscaping is.

I think that adds some sensitivity to the neighbors that are living there, um, understanding what type of you know shrubs, trees, things like that.

Um, but I again I also appreciated the pictures that shows a whole nother story um tonight.

So thank you for that.

I will be in favor, and um I think it looks great.

So would the uh petitioner like to make any closing comments?

All right, great.

Um, I will entertain a motion to close the public hearing for D.

Yes, I'm sorry, thank you.

Um, thank you guys for both coming to speak.

I just wanted to know um we've heard like sufficient and I think perfectly valid concerns from the homeowner about how her privacy may be under risk.

I just wanted to know the scale to which like that could be a like the case.

Like, how far would the nearest window from a unit be from the nearest residential unit nearby?

Uh happy to answer that.

Um so thankfully, I was looking at that before before I came here.

From the nearest point of our building uh to the nearest point of Ms.

Schweitzer's house uh at uh Jefferson uh and Mill from our building to the nearest point of the garage uh is 90 feet.

Uh so to put that into context, uh her particular home is uh in the R2 zoning district.

Uh so the home next to it could have six-foot setbacks, and she could have six foot setbacks.

So those homes could be within 12 feet of proximity.

Uh in our case, our building's nearest point to hers is about 90 feet, uh, so about eight times.

Thank you.

Excellent question.

Thank you.

All right.

I will entertain a motion to close the public hearing for DEV-0114-2025.

Still needed.

Second.

All right.

All in favor say aye.

Aye.

Motion carries.

Uh Commissioner Ruchalia, can you please read the motion?

I would like to make a motion to adopt the finals of fact, as presented by petitioner and recommend approval of DEV 0114-2025, rezoning the subject property located at 222 South Bale from OCI to B5.

Can I have a second?

Second.

Great.

Uh Secretary Wright, please conduct recall.

Abu Baker, I approve.

Bonzo.

I agree.

Cussing Mulley.

I approve.

Long and ball?

Agree with the motion.

McDaniel, I agree with the motion.

Ricelli?

I agree with the motion.

Robins?

I agree.

And right, I agree with the motion.

Great.

Congratulations.

Uh next is the approval of minutes of the December 17th, 2025 planning and zoning commission meeting.

Do we have any corrections to the minutes?

We do not.

All right.

I would like to entertain a motion to approve the minutes of December 17th, 2025 planning and zoning.

Some loaded.

Second.

All in favor say aye.

Aye.

All right.

Motion carries.

Next is the approval of the 2025 planning and zoning annual report.

Do we have any corrections to the report?

We do not.

I would like to entertain a motion to approve the 2025 planning and zoning commission annual report.

Submitted.

Second.

All in favor say aye.

Aye.

Motion carries.

There's no old or new.

And I will adjourn.

I'd like to adjourn the meeting.

Oh, so I'm jumping all over the place.

All right.

Submitted.

Second.

All in favor say aye.

Aye.

Aye.

All right.

Beating adjourned.