CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Pass the ordinance approving a minor change to the conditional use approved by Ordinance 21-005 for the 4th Avenue and Loomis Street development- PZC 24-1-114
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Adam Beaver, AICP - Community Planner
BOARD/COMMISSION REVIEW:
N/A
BACKGROUND:
On January 5, 2021, the City Council approved Ordinance 21-005 for a conditional use for nine single family attached townhome units and variances to Section 6-6C-8:1, Section 6-6C-5:2, and Section 6-6C-7 of the Naperville Municipal Code. The development also includes four duplex units which are permitted by right in the R2 district. The approximately 29,892 square foot Subject Property is located at 320 4th Avenue, 322 4th Avenue, 324 4th Avenue, 326 4th Avenue, 328 4th Avenue, 330 4th Avenue, 332 4th Avenue, 334 4th Avenue, 336 4th Avenue, 331 N Loomis Street, 333 N Loomis Street, 335 N Loomis Street, and 337 N Loomis Street is zoned R2 and is currently vacant.
Ordinance 21-005 also included approved building elevations for the townhomes as well as the approval of a variance to Section 6-6C-8:1 to allow the development to exceed the permitted maximum height of three stories and 40 feet to have a maximum height of three and a half stories and 42 feet one inch. Variances to decrease the required lot area per dwelling unit, reduce the required front yard setback and rear yard setback were also approved.
At this time, the petitioner requests approval of a minor change to the approved conditional use to increase the size of the half story as illustrated in the attachments.
Staff supports the request for the minor change.
DISCUSSION:
The petitioner proposes to modify the half story at the rooftop level to connect with the adjacent unit. Each unit had an individual separate rooftop half story approved through Ordinance 21-005. The petitioner states that this change is necessary in order to “stack” the stairs on each level of the building to provide access to each level and maximize usable interior space. The petitioner is proposing to recess the connecting wall where the stairs will be located in order to maintain the original design intent and reduce the visibility and perceived bulk from the street level.
A minor change is needed because the proposed modifications will increase the size of the half story from the previously approved 207 sq.ft. (approximate) per unit to approximately 413 to 417 sq.ft. per unit. However, it is important to note that the increased size will continue to comply with the Naperville Municipal Code definition of a half story, which requires that the floor area of the half story shall not exceed 50 percent of the gross building area of the story immediately below it.
Several other modifications to the plans are proposed which do not require entitlement approval include relocating the entry from the left side to the right side of the front face of units 1, 3, 4, 5, 6, 7, and 9, and the reduction in covered front porch size from 21 feet to 14 feet 6 inches for units 1, 9, 11 and 12. The petitioner is also proposing to modify the exterior colors of the development from the previous brown brick and blue and beige siding to dark gray brick and light gray siding.
Staff does not have concerns with the proposed modifications given that the larger half stories still adhere to the Municipal Code requirements. The petitioner’s responses to the Standards for Amending a Conditional Use can be found in the attachments.
Upon review, staff agrees with the petitioner’s Findings and recommends their adoption by City Council.
FISCAL IMPACT:
N/A