Naperville Planning and Zoning Commission Meeting Summary – June 17, 2026

The Naperville Planning and Zoning Commission (PZC) held a regular meeting on Wednesday, June 17, 2026, from 6:00 PM to 10:13 PM in City Council Chambers. The meeting addressed three public hearings: a conditional use for a culinary entertainment business, a major PUD change for a 171-unit townhome community, and a conditional use/variance for a 25-unit townhome development. The Commission also approved the minutes of the June 3, 2026 meeting. All votes were unanimous except for the third hearing, which was unanimously denied.

Consent Calendar

• Approval of Minutes: The Commission approved the minutes of the June 3, 2026 Planning and Zoning Commission meeting by voice vote.

Public Hearing 1: Taste Buds Kitchen (Conditional Use – DEV-0030-2026)

• Staff Presentation: Therese Egner, City Planner, presented the request for a conditional use to allow an amusement establishment (Taste Buds Kitchen) in the B2 Community Shopping Center District at 2603 Aurora Avenue Suite 119. The business offers pre-booked cooking classes and is located within Westridge Court Shopping Center. Staff found the use compatible with the Land Use Master Plan’s “urban center” designation and supportive of nearby retail.
• Petitioner Testimony: Jackie Burton, representing Taste Buds Kitchen, described the business model and community engagement. The Commission asked about parking and a prior liquor license issue. The petitioner clarified that the liquor license from a previous location would not need to be re-approved.
• Public Testimony: None.
• Commission Discussion: Commissioners expressed positive remarks and had no questions about the request.
• Vote: Commissioner Abubaker moved to adopt findings of fact and recommend approval. The motion carried 8-0.

Public Hearing 2: NorthGate of Naperville (Townhome Development – DEV-0175-2025)

• Staff Presentation: Anna Franco, City Planner, presented a request from M/I Homes for a major change to the Monarch Landing PUD to develop a 171-unit townhome community (32 buildings) on a 25-acre vacant parcel at 2255 Monarch Drive. The proposal included a PUD deviation to reduce front yard setback from 20 to 18 feet, a conditional use for single-family attached dwellings in the OCI district, and dedication of 2.59 acres to the Naperville Park District. Staff expressed concerns about consistency with the Land Use Master Plan (regional center designation) and compatibility with adjacent industrial uses. Staff recommended conditions including disclosure to future homeowners about nearby industrial uses.
• Petitioner Testimony: Greg Collins (M/I Homes), Eric Prechtel (attorney), Doug Shannon (civil engineer), and Peter Reinhofer (traffic engineer) presented. They highlighted the infill nature, 42% open space (10.6 acres), 779 parking spaces, visitability features (25% minimum, up to 60% possible), and collaboration with Monarch Landing and the Park District. The traffic study included projections for 2034 and considered the adjacent City Gate 2 development. The petitioner agreed to staff’s conditions.
• Public Testimony:
  • Lincoln Lockhart (Monarch Landing resident) opposed the density, citing traffic congestion on Ferry Road and Route 59. He asked for reduced density or a mandated traffic signal.
  • Mary Hammel (Naperville Accessible Community Task Force) spoke in strong support, praising the visitability standards and inclusive design.
• Commission Questions: Topics included street naming (Comfort Drive), wetland field studies, EV infrastructure, public park access and maintenance, traffic signalization at Ferry Road and Comfort Drive, and disclosure of adjacent land uses. Staff clarified that a traffic signal would be installed when warrants are met, funded by prior developer agreements (not the city).
• Commission Discussion: Commissioners noted the site’s vacant status and positive feedback, especially the visitability component and community support letters. They supported the required disclosure condition.
• Vote: Commissioner Bansal moved to approve with conditions. The motion carried 8-0.

Public Hearing 3: Ostara (Townhome Development – DEV-0108-2025)

• Staff Presentation: Therese Egner presented a request from Kramer Homes for a conditional use to allow 25 single-family attached townhomes on 2.3 acres at the northwest corner of Spring Avenue and Mill Street, and a rear yard setback variance (12 feet at closest point vs. required 25 feet) along the northern boundary adjacent to BNSF railroad tracks. The property is zoned R2 and was rezoned from industrial in 2008 per the Spring Avenue Plan. Staff found the proposal consistent with the Land Use Master Plan (medium density residential, townhomes as primary use) and supportive of the variance due to the permanent railroad buffer.
• Petitioner Testimony: Jimmy Calvo (attorney), Rich Kramer (developer), Rob Costello (architect), and Steve Corcoran (traffic engineer) presented. The plan included 114 parking spaces (double the code), reduction of impervious area by 18,000 sq ft compared to prior industrial use, gable roofs, decorative fencing, and interior sidewalks. The traffic assessment (based on ITE trip generation) estimated a net decrease in weekday peak-hour trips (8 vehicles AM, 12 vehicles PM) and only a modest weekend increase. The petitioner noted that the city’s West Side Traffic Study (2001) and crash data showed a recent drop in accidents at Spring and Mill. They argued that a four-way stop was not warranted per MUTCD standards.
• Public Testimony: Nineteen residents spoke in opposition (no supporters). Key concerns included:
  • Traffic safety: The intersection of Spring and Mill has the highest crash and injury rate in the neighborhood (per 2021 West Side Study, later cited as 16 crashes in 3 years, but petitioner’s data showed 5 crashes in 5 years with no injuries). Speakers described dangerous conditions for pedestrians, especially children walking to Naper Elementary and Washington Junior High.
  • Density: 25 units on 2.3 acres (10.87 du/ac) was deemed too high for the lot size and out of character with the neighborhood. Speakers suggested 17-18 units as a more appropriate number.
  • Setback variance: Multiple speakers argued the variance was self-imposed to maximize units and that the railroad did not create an exceptional hardship. The denial of variance would not necessarily reduce the unit count (per staff and petitioner).
  • School capacity: Neighbor Elementary and Washington Junior High are already overcrowded; the development could add 7-8 students (based on Tracy Cross study).
  • Stormwater: Residents reported flooding after storms and questioned the adequacy of on-site retention.
  • Notice compliance: Former councilwoman Jennifer Bruzan Taylor alleged improper notice (wrong owner name, missing city contact info, potential sign size issues).
  • Cumulative impact: Future redevelopment of adjacent Ozinga and other parcels could be set by precedent.
• Commission Questions: Substantial discussion focused on traffic methodology and the lack of a full traffic study with field counts. Commissioner Wright noted that the traffic assessment used ITE estimates without actual counts and did not include pedestrian/bicycle data, though Steve Corcoran later provided that data (low pedestrian volumes). Staff confirmed that the methodology was standard and they had no concerns. Commissioners also asked about reducing the unit count if the variance were denied; the petitioner stated that 25 units could still be maintained by adjusting building sizes. Commissioner Longenbaugh asked about District 203’s stance; staff said the district had “no comments,” not explicit support.
• Commission Deliberation: All eight commissioners expressed safety concerns regarding the Spring and Mill intersection. They found that the conditional use standard (not detrimental to public safety) was not met. They also concluded that the railroad did not impose a unique hardship justifying the variance; the density was too great; and the cumulative traffic impact on an already dangerous intersection was unacceptable. Several commissioners noted the development concept was good but that the site could not safely accommodate 25 units.
• Vote: Commissioner Naumes moved to approve the findings of fact and recommend approval. The motion failed unanimously (0-8).

Key Outcomes

• Approved (8-0): Conditional use for Taste Buds Kitchen (2603 Aurora Ave Suite 119).
• Approved (8-0): Major PUD change, PUD plat deviation, and conditional use for NorthGate of Naperville (2255 Monarch Drive), subject to staff conditions.
• Denied (0-8): Conditional use and rear yard setback variance for the Ostara townhome development (Spring Avenue and Mill Street). The Commission found the development would exacerbate existing dangerous traffic conditions and did not meet the public safety standard for a conditional use; the setback variance was not justified by a unique hardship.
• Approved: Minutes of June 3, 2026 PZC meeting.
• Adjourned: Meeting adjourned at 10:13 PM.