OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Naperville Planning and Zoning Commission Meeting - February 18, 2026

City Council — Wednesday, February 18, 2026
BodyNaperville, Illinois
SessionCity Council
DateWednesday, February 18, 2026
StatusFILED
Video Record
0:00 / 2:17:38

Transcript — Verbatim
0:38

Good evening.

0:40

I would like to call the planning and zoning commission meeting for February 18th, 2026 to order.

0:45

Secretary Wright, please conduct roll call.

0:47

Abu Baker?

0:48

Here.

0:49

Bonzo?

0:49

Here.

0:50

Castignoli?

0:51

Here.

0:51

Longama?

0:52

Here.

0:52

McDaniel.

0:53

Here.

0:54

Namas?

0:54

Here.

0:55

Brucellia.

0:56

President Robins.

0:57

Here.

0:58

And right is here.

0:58

Madam Chair, we have a quorum.

1:00

Great.

1:00

Thank you.

1:01

The first order of business tonight is the public forum.

1:04

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.

1:12

Please keep your comments limited to three minutes.

1:15

Also for the sake of all those in attendance.

1:17

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

1:22

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

1:25

No one signed up.

1:26

Great.

1:27

Thank you.

1:28

Our next order of business is public hearings.

1:30

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

1:36

We will then take public testimony to ensure that we have the opportunity to hear from each person wishing to speak.

1:43

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

1:49

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

1:57

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

2:04

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

2:12

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

2:16

For those who wish to provide testimony, please stand up.

2:20

Please raise your right hand and respond.

2:23

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

2:28

Thank you.

2:29

All right.

2:30

The first case on tonight's agenda is DEV-0126-2025.

2:37

The public hearing is now open.

2:39

Therese Egner from staff will present the case.

2:43

Thank you, Chair.

2:44

Therese Egner with the planning services team.

2:47

DEV-0126-2025 is a request for annexation rezoning to the R1A low density single family residence district and approval of a preliminary final plat of subdivision to annex and subdivide the property into two single family lots at the subject property located at 26 West 021 Parkside Road.

3:14

The subject property is approximately 1.1 acres and is located on the southwest corner of Parkside Road and Charles Avenue.

3:22

The property is currently zoned R4 in unincorporated DuPage County and improved with a single family residence and detached garage.

3:54

The subject property is contiguous to the city of Naperville's municipal boundaries and is therefore eligible for annexation.

4:01

Staff finds the proposed R1A zoning to be compatible with the existing zoning of the surrounding properties and consistent with the land use master plan.

4:10

The petitioner's responses to the standards for granting a map amendment are included in the attachments.

4:17

Staff agrees with the petitioner's findings and recommends their adoption by the planning and zoning commission.

4:22

Please note that the property owners' annexation and subdivision requests are not reviewed by the planning and zoning commission, but information on these requests are provided for reference in the staff report.

4:35

The requests will be heard by city council at a subsequent meeting date.

4:39

Staff is available for questions.

4:40

Thank you.

Discussion Breakdown — Share of Meeting
Affordable Housing█████████████████████21%
Community Engagement█████████████████17%
Procedural█████████████13%
Housing Affordability████████████12%
Engineering And Infrastructure███████████11%
Transportation Safety███████████11%
Public Engagement███████7%
Arts And Culture██2%
Energy Planning██2%
Summary of Proceedings

Naperville Planning and Zoning Commission Meeting - February 18, 2026

The Naperville Planning and Zoning Commission (PZC) met on Wednesday, February 18, 2026 at 7:00 PM in City Council Chambers. The meeting included four public hearings concerning rezoning, annexation, subdivision, and variance requests, as well as a discussion on changing the PZC meeting start time. All four proposed developments received favorable recommendations from the Commission. The meeting was adjourned at approximately 9:02 PM.

Public Comments & Testimony

  • DEV-0173-2025 (Kerrigan Estates): Multiple neighbors opposed the subdivision and height variance. Carol Pedersen, Melissa Hill, Kevin Hill, and Leo Pickar spoke against the proposal, citing concerns about lot size erosion, character of the area, and precedent-setting. Melissa Hill presented a petition signed by 16 homeowners. Bob Wheeler, owner of an adjacent property, supported the request, noting the proposed lot sizes were reasonable and that he would not subdivide his own lot.
  • DEV-0149-2025 (The Atlas): Rosalyn Urbanek opposed the rezoning and development, arguing the site should remain commercial (B2) and that the project would add traffic and negatively impact the area. She requested the Commission vote no.

Public Hearing 1: DEV-0126-2025 – Rezoning at 26W021 Parkside Road

  • Proposal: Rezone approximately 1.1 acres at 26W021 Parkside Road from unincorporated DuPage County R4 to the City’s R1A Low Density Single-Family Residence District upon annexation, and subdivide into two lots. The petitioner, Heriberto Martinez, plans to construct a single-family home on the second lot after moving into the existing home.
  • Commission Discussion: Questions focused on construction timing and potential future variances. The petitioner stated no variances are currently anticipated and building permits would be sought within about four weeks.
  • Outcome: The public hearing closed at 7:07 PM. The Commission voted 9-0 to adopt the findings of fact and recommend approval.

Public Hearing 2: DEV-0144-2025 – Sign Variances for Westridge Court Shopping Center

  • Proposal: Replace two non-conforming monument signs along Aurora Avenue at 2823 Aurora Avenue with updated signs of similar size and height, consistent with previously approved signs along Route 59. Variances were sought from Sections 6-16-5 and 6-16-3 of the Municipal Code.
  • Commission Discussion: Commissioners noted the signs would be an aesthetic improvement and enhance visibility. Concerns about height and obstruction were addressed by the petitioner, who confirmed the new signs would be no larger than existing ones. The Commission supported the request.
  • Outcome: The public hearing closed at 7:15 PM. The Commission voted 9-0 to adopt the findings of fact and recommend approval.

Public Hearing 3: DEV-0173-2025 – Kerrigan Estates (7S731 Olesen Drive)

  • Proposal: Annex and rezone 1.87 acres at 7S731 Olesen Drive to R1A, subdivide into two lots (1.3 acres and 0.56 acres), and grant a variance to permit a single-family home with a peak height of 43 feet (measured from front setback grade) due to a 26-foot grade change across the property. The home would be a one-story ranch of approximately 3,800 square feet. The second lot is intended for a future home for family members.
  • Commission Discussion: The Commission discussed the grade-related hardship, the character of the area, and the possibility of accessory dwelling units (ADUs) as an alternative. Staff confirmed ADUs are not currently permitted but are recommended in the City’s Future Land Use Plan. Some members emphasized the need for thoughtful development and expressed concern about lot size precedent. Overall, the Commission found no issue with the requests, though Commissioner McDaniel dissented.
  • Outcome: The public hearing closed at 7:52 PM. The Commission voted 8-1 (McDaniel nay) to adopt the findings of fact and recommend approval.

Public Hearing 4: DEV-0149-2025 – The Atlas (2939 Audrey Avenue)

  • Proposal: Revoke prior approvals for a convalescent home and rezone 4.566 acres (Lot 1) from B2 to OCI (Office Commercial Industrial) with a conditional use for multi-family residential, and grant variances for density (236 units on 4.566 acres), height (55 feet vs. 43 feet permitted), parking (1.36 spaces/unit vs. 2.25 required), setbacks (5 feet along Audrey frontage vs. 20 feet), and wall signage. The development would be a five-story building with 236 units (90% studio and one-bedroom), targeting young professionals and active adults. Rents were projected at $1,725 for studios, $2,015 for one-bedrooms, and $2,465 for two-bedrooms. Parking would total 321 spaces (1.36 spaces/unit), with one space per bedroom plus guest parking.
  • Commission Discussion: Key topics included traffic impact, pedestrian safety, parking adequacy, and density. The traffic engineer noted low trip generation (10 morning peak hour trips, 20 evening peak hour trips) and adequate roadway capacity. Commissioners requested further analysis of pedestrian circulation and crosswalks. Positive comments cited the project’s affordability, accessibility, interior trash collection, lack of balconies facing the adjacent townhome community, and development of a long-vacant property. Some expressed desire for a slight density reduction but overall supported the development.
  • Outcome: The public hearing closed at 9:02 PM. The Commission voted 9-0 to adopt the findings of fact and recommend approval.

Reports and Recommendations

  • Discussion on PZC Meeting Start Time: The Commission discussed changing the regular meeting start time from 7:00 PM to 6:00 PM to improve public accessibility. Commissioners noted feedback from the public that late meetings create difficulties for childcare and attendance. They cited other city boards and commissions with earlier start times. The Commission directed staff to prepare an amendment to the PZC bylaws to update the meeting time and other necessary content for approval at an upcoming meeting. The motion carried by voice vote.
  • Minutes Approval: The minutes of the February 4, 2026 meeting were approved by voice vote.

Key Outcomes

  • DEV-0126-2025: Recommended approval (9-0).
  • DEV-0144-2025: Recommended approval (9-0).
  • DEV-0173-2025: Recommended approval (8-1, Commissioner McDaniel dissenting).
  • DEV-0149-2025: Recommended approval (9-0).
  • PZC Meeting Start Time: Directed staff to prepare bylaw amendments for a change to 6:00 PM, with further public input to be sought at an upcoming meeting.

Meeting Transcript

Good evening. I would like to call the planning and zoning commission meeting for February 18th, 2026 to order. Secretary Wright, please conduct roll call. Abu Baker? Here. Bonzo? Here. Castignoli? Here. Longama? Here. McDaniel. Here. Namas? Here. Brucellia. President Robins. Here. And right is here. Madam Chair, we have a quorum. Great. Thank you. 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 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 for public forum? No one signed up. Great. Thank you. 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 will 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 all those in attendance, please refrain from clapping or shouting out in response to comments made by any speaker. Following all 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 the petitioner begins their closing remarks or during the planning and zoning commission's deliberation. I will now swear in any member of the public wishing to speak tonight. For 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 first case on tonight's agenda is DEV-0126-2025. The public hearing is now open. Therese Egner from staff will present the case. Thank you, Chair. Therese Egner with the planning services team. DEV-0126-2025 is a request for annexation rezoning to the R1A low density single family residence district and approval of a preliminary final plat of subdivision to annex and subdivide the property into two single family lots at the subject property located at 26 West 021 Parkside Road.

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