Naperville Planning and Zoning Commission Meeting: June 3, 2026

The Naperville Planning and Zoning Commission (PZC) met on Wednesday, June 3, 2026, at 6:00 PM in City Council Chambers, 400 S. Eagle Street. Chair Whitney Robbins presided. Commissioners present: Shafeek Abubaker, Meghna Bansal, Allison Longenbaugh, Derek McDaniel, Courtney Naumes, and Whitney Robbins. Absent: Tom Castagnoli and Mark S. Wright. The commission considered three public hearings and approved the minutes of the previous meeting. The meeting adjourned at 9:32 PM.

Public Hearing 1: Asphalt Paving Professionals (DEV‑0053‑2025) – Variance for an Asphalt Contractor Business at 1756 North Aurora Road

Staff Presentation: Anna Franco presented the request for a variance to allow a parking area to encroach into the required 100‑foot front yard setback. The 10‑acre vacant site is zoned I‑1 Industrial District. The petitioner proposes a 10,000‑square‑foot warehouse and office building with 18 parking spaces. No asphalt manufacturing will occur on site. The building will meet the setback, but the parking lot would be approximately 75 feet from the front property line, requiring the variance. Staff supported the variance.

Petitioner Presentation: Ellie Stevens, representative for Scott Otis (owner of Asphalt Paving Professionals), described the business and the building design. The property is surrounded by industrial uses and similar variances had been granted to neighboring properties.

Public Testimony: None.

Commission Deliberation: The commission had no questions. A motion to close the public hearing carried at 6:08 PM. Commissioner Longenbaugh moved to adopt the findings of fact and recommend approval. The motion carried unanimously (6‑0).

Public Hearing 2: Naperville Ridge (DEV‑0167‑2025) – Planned Unit Development for Vacant Land on South Side of 75th Street, West of Gladstone Drive

Staff Presentation: Sara Kopinski presented the request for rezoning to R2 upon annexation, a conditional use for a planned unit development (PUD), and a preliminary PUD plat with deviations. The 32‑acre site is owned by the DuPage Water Commission, under contract to Pulte Homes. Pulte proposes 94 market‑rate duplex units (not age‑restricted) on approximately 14 developable acres, preserving about 11 acres of critical wetlands and buffers, and maintaining 55% open space. The plan includes a six‑foot limestone path through the wetlands, a park dedicated to the park district, and an eight‑foot fence along some property lines (later revised to six feet per staff recommendation). Deviations include reduced rear setbacks, an eight‑foot fence (requested, but staff recommended six feet), reduced right‑of‑way, and waiver of parkway tree requirements in some areas. Staff generally supported the request.

Petitioner Presentation: Caitlin Csuk (attorney) presented the case with input from consultants. Pulte Homes is a national homebuilder with local projects. The development is designed around natural features; no impacts to wetlands. About 14 acres were damaged by the 2021 tornado. The site plan preserves over 1,300 trees and adds 384 new trees. Access will be from 75th Street (full access approved by DuPage County DOT) and an emergency‑access‑only road from 77th Street. The project aims to address the housing shortage and provide options for empty‑nesters and downsizers.

Public Testimony: 17 speakers signed up; several additional speakers were recognized.

• Opponents: Otto Guedelhoefer, Thomas Frost, Maria DiGioia, Rita Treonis, Scott Li, Jill Henry, Matt Baylor, Sailesh and Kanch Kumar, Allie Laskowski, Marilyn Schweitzer, Tom Songaila, Jerry Calloway (Trustee, Lisle Township). Concerns included: incompatibility with the existing single‑family, large‑lot character; destruction of mature trees (865 trees to be removed, including 377 in good/excellent condition); loss of privacy and wildlife habitat; increased traffic and safety on 77th/ Yackley intersection; inadequate traffic study (conducted in December, not accounting for summer bike/pedestrian traffic); density too high for the site; no affordable housing; lack of visitability features; claims of aging‑in‑place not supported by two‑story design; and the drainage and wetland impacts.

• Supporters: Bill Walsh (fully supportive, cited housing shortage and property tax benefits); Lucy Chang Evans (DuPage County Board member, generally supported the plan but noted it should include more affordable housing; she appreciated the removal of the 77th Street full access).

Note: The meeting minutes record Bill Walsh as opposed, but the raw transcript shows he expressed full support. No correction was made during the meeting.

Commission Questions and Deliberation: The commission asked about aging‑in‑place features, tree preservation, the emergency access road, fencing alternatives, and traffic. The petitioner clarified that a zero‑step entry was not feasible due to topography and wetland buffers, but the homes have first‑floor master bedrooms. The fence was offered as a buffer but could be reconsidered. Tree preservation numbers were detailed: 61% preserved (1,343 trees), 39% removed (850 trees) – of those removed, 338 were high‑quality, 312 average, 200 low‑quality/invasive, 22 dead. The wetland areas would be restored and potentially placed under a conservation easement with the Conservation Foundation.

Deliberation: Majority supported (Commissioners Abubaker, Bansal, McDaniel, Robbins) finding the development moderate density with good open space and better oversight if annexed. Minority opposed (Commissioners Longenbaugh and Naumes) citing incompatibility with adjacent properties, density, and number of deviations. The motion to recommend approval passed 4‑2.

Public Hearing 3: CityGate II (DEV‑0177‑2025) – Major Change to CityGate Centre PUD for a 297‑Unit Multi‑Family Building at 1900 Ferry Road

Staff Presentation: Anna Franco presented the request for a major change to the CityGate Centre PUD, a revised PUD plat with deviations, and a conditional use to construct a four‑story, 297‑unit apartment building with a five‑story parking deck (414 spaces). The 5‑acre site is vacant except for a surface parking lot and pickleball court. Proposed deviations include: height increase (51 feet vs. 43‑foot code max), lot area reduction (730 sq. ft. per unit vs. 2,600 required), parking reduction (422 spaces vs. 668 required), and setbacks for the pickleball court and retaining wall. Staff supported the request, noting consistency with the CityGate campus and the Land Use Master Plan.

Petitioner Presentation: Eric Prechtel (attorney) presented with architect Eric Earnshaw and traffic consultant Javier Milan. Willow Bridge (developer) completed the adjacent Domain CityGate in 2022. The target market is young professionals (25‑34) and active adults (55+). Units are studios, one‑bedroom, and two‑bedroom (no three‑bedrooms). Rents range from $1,900 to $4,400 per month. Parking study from Domain showed excess capacity. Amenities include fitness, pool, pet spa, EV charging. Traffic study conducted in April 2026; a traffic signal is not warranted at Comfort Drive now, but a follow‑up study may be required. School impact: projected 26 students; letter of no objection from District 203.

Public Testimony: One speaker – Marilyn Schweitzer expressed strong support, praising the design, community feel, and accessibility.

Commission Questions: Questions focused on bus access to Metra, traffic signalization on Ferry Road, pickleball court relocation, parking occupancy rates at Domain, and potential to reduce units. The petitioner clarified that the Pace bus does go to the Metra station, and that if warrants for a traffic signal are met in the future, the developer is obligated to install it. Parking ratios are based on one space per bedroom plus guest spaces, consistent with Domain’s successful model.

Deliberation: Most commissioners supported, noting the appropriateness of the location, use of floor area ratio (FAR) as the density metric, and positive impact on existing businesses. Commissioner Bansal voted against, citing excessive density and parking reduction. The motion to recommend approval passed 5‑1.

Reports and Recommendations

• Approval of Minutes: The minutes of the May 20, 2026, PZC meeting were approved by voice vote.

Key Outcomes

| Item | Vote | Decision | |------|------|----------| | DEV‑0053‑2025 (Asphalt Paving Professionals) – Variance | 6‑0 (2 absent) | Recommended approval | | DEV‑0167‑2025 (Naperville Ridge) – Rezoning, PUD, deviations | 4‑2 (2 absent) | Recommended approval | | DEV‑0177‑2025 (CityGate II) – Major PUD change, conditional use | 5‑1 (2 absent) | Recommended approval | | Approval of May 20, 2026, minutes | Voice vote (unanimous) | Approved |

All recommendations will be forwarded to the Naperville City Council for final action.