Naperville PZC Meeting March 4, 2026: Bauer Road Duplexes and Block 59 Murals
Naperville Planning and Zoning Commission Meeting - March 4, 2026
The Planning and Zoning Commission (PZC) of Naperville, Illinois, met on Wednesday, March 4, 2026, at 7:00 PM in City Council Chambers. The meeting covered a public hearing for a proposed duplex development at 27W240 & 27W280 Bauer Road, an appeal to install two large murals in Block 59 and Westridge Court, and a routine approval of prior meeting minutes. All seven present commissioners voted unanimously on both agenda items.
Public Comments & Testimony
- Matt Marsh (resident of Vintage Club neighborhood) spoke during Public Forum, opposing the high-density Atlas apartment development (not on tonight's agenda). He cited pedestrian and child safety concerns from increased traffic on residential side streets.
- Ralph Taylor (resident of 27W174 Bauer Road for over 50 years) testified during the Bauer Road Duplexes public hearing. He objected to the annexation and rezoning to the Transitional Use (TU) district, stating that the proposal did not fit with the surrounding single-family homes on the north side of Bauer Road.
Public Hearings
Bauer Road Duplexes (DEV-0162-2025)
- Staff (Anna Franco) presented the request: annexation into the city, rezoning to TU district, preliminary/final plat of subdivision (three lots), and a variance to allow 45% rear yard coverage (instead of the standard 25%) for a rear roadway and guest parking. The property is approximately half an acre, currently unincorporated with a single-family home.
- Petitioner (Eric Prechtel, attorney for Hawkeye Property Holdings/Redstart Construction) described the proposal: three duplex buildings (six units) as an extension of the adjacent Park Place Rowhomes. Units would be 2,100–2,500 sq. ft. (plus basement), with rear-loaded garages accessed via a private drive. The petitioner highlighted the local builder's experience and the transitional nature of the TU district.
- Commission discussion raised several points:
- Appearance concerns: Multiple commissioners noted that the adjacent Park Place Rowhomes were built with a facade significantly different from the renderings approved in 2023. Commissioners sought assurance that the proposed duplexes would match the presented elevations. The petitioner agreed to include language in the Annexation Agreement requiring substantial conformance.
- Visitability: Commissioner Longenbaugh asked about zero-step entry for accessibility. The petitioner stated interiors are customizable, but no guarantee was given for visitability features.
- Traffic study: Commissioners questioned the traffic memo, which did not consider a large approved development at Deal and Mill. Traffic consultant Steve Corkran (Eriksson Engineering) stated the impact of six duplexes is minimal (about three peak-hour trips). Senior Civil Engineer Katie Rubush confirmed the county has jurisdiction over Mill Street and that larger developments trigger broader analysis.
- Commission education request: Chair Robbins and members asked staff to provide a future memo on traffic study thresholds and county involvement.
- Vote: Commissioner Richelia moved to adopt the findings of fact and recommend approval. Seconded by Commissioner McDaniel. The motion passed 7-0 (Commissioners Castagnoli, Longenbaugh, McDaniel, Naumes, Richelia, Robbins, Wright in favor; Abubaker and Bansal absent).
Reports and Recommendations
Appeal for Murals at Block 59 and Westridge Court
- Staff (Sara Kopinski) explained the petitioner requested an appeal to the Citywide Building Design Guidelines, which limit accent colors/materials to 25% of a facade. Two murals are proposed covering nearly 100% of specific facades: an 1,800 sq. ft. abstract mural on the south side of the Five Below building (internal parking area) and a 2,500 sq. ft. floral mural on the rear of the multi-tenant building housing Velvet Taco, Kava, and Crispin Green. Both are internal to the site.
- Petitioner (Rich Dippolito, Ricksmore Property Group) presented the artwork by local Chicagoland artists. Mural 1 includes elements inspired by Naperville (Riverwalk, Moser Tower, cardinal, donut, etc.). Mural 2 features organic leaves and a yellow thread. The petitioner emphasized placemaking and that the murals were not in the original PUD approvals.
- Commission discussion:
- Support for murals: Commissioners expressed strong support, with some wanting even more murals visible from public streets. Commissioner Longenbaugh encouraged additional murals.
- Maintenance: Questions about paint quality, permeability, and long-term maintenance. The petitioner stated the murals are considered permanent investments with protective coatings. Staff noted property maintenance codes require upkeep.
- Educational component: Student representative suggested a QR code or plaque explaining the mural elements; petitioner agreed.
- Process clarification: Commissioners asked why an appeal rather than a PUD amendment. Staff explained that the municipal code provides an appeal process that does not require City Council approval.
- Density comment: Commissioner McDaniel noted the development is smaller than earlier proposals; petitioner cited parking requirements as a constraint.
- Vote: Commissioner Richelia moved to support the appeal and permit the murals. Seconded by Commissioner McDaniel. The motion passed 7-0.
Key Outcomes
- Bauer Road Duplexes: Recommended approval to City Council (7-0) for annexation, rezoning to TU, subdivision, and a 45% rear yard coverage variance. Council will decide on annexation and subdivision at a future date. The petitioner agreed to include substantial conformance language in the Annexation Agreement for building elevations.
- Block 59 Murals: Petition appeal granted (7-0), allowing two murals covering nearly 100% of the specified facades. No additional conditions were formally adopted, but the petitioner committed to maintenance, an educational element, and continued compliance with city codes.
- Traffic Study Memo: The commission directed staff to provide a memo on traffic study thresholds and DuPage County involvement for a future meeting.
- Minutes Approved: The minutes of the February 18, 2026 PZC meeting were approved by voice vote.
- Meeting Adjourned: The meeting adjourned at 8:13 PM.
Meeting Transcript
Good evening. I would like to call the planning and zoning commission meeting for March 4th, 2026 to order. Secretary Wright, please conduct roll call. Casting Rolling? Here. Langamba? Here. McDaniel? Here. Namas? Here. Rachelia? Present. Robins? Here. Wright is here. Student Rev Razarama. Here. And student Rep Raman. Here. I'm sure 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 in 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? First speaker is Matt Marsh. Yes, I've got it to three minutes. Good evening. Good evening. My name is Matt Marsh. I am an owner of a townhouse in the 60-unit 25-year-old vintage club neighborhood, located less than 60 seconds drive from the proposed Atlas apartments development. I'm here tonight to object to the rezoning of this property for such a high density development as the Atlas on Audrey Avenue. My primary concern relates to pedestrian and child safety due to the increased vehicle traffic that would be in our residential neighborhood as a result. That study focused primarily on Audrey Avenue and a few other major roadways connected to it. It did not study or pay any attention to the impact on nearby residential side streets. Within 550 feet of one of the proposed atlas entrances is the beginning of a residential street called Blakely Blakely Lane. Lakeley Lane then leads to other 25 mile per hour residential side streets that pass through vintage club, Mayfair, and dozens of other single family homes. People that know this area know that by using our side streets, you can avoid backups at nearby major intersections. They use these shortcuts through our neighborhood side streets to move between major roadways such as Ogden, Route 59, and 75th Street. As it is, we have a lot of non-resident traffic passing through our side streets to save time, many driving too fast. During the warmer weather, these faster moving cars share our streets with kids on bikes and scooters, as well as pedestrians crossing from one side to the next. Thank you. Thank you. Next speaker. Good afternoon. My name is Ralph Taylor. I live at 27W174 Bower Road, unincorporated where I've lived for over 50 years.
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