PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for 222 S. Mill Street - DEV-0114-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
ENTITLEMENTS REQUESTED:
1. Rezone the subject property from OCI (Office, Commercial and Institutional District) to B5 (Secondary Downtown).
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0114-2025 was published in the Naperville Sun on Sunday, January 4, 2026.
BACKGROUND:
The subject property is located at 222 S. Mill Street and is currently occupied by a two-story building that was primarily utilized as professional office space and a surface parking lot. The property is zoned OCI (Office, Commercial and Institutional District) and is approximately 0.22 acres in size.
The petitioner proposes rezoning the property from OCI (Office, Commercial and Institutional District) to B5 (Secondary Downtown) to redevelop the property with a 6-unit, multi-family residential building.
DISCUSSION:
Rezoning
The Petitioner is requesting approval to rezone the subject property from OCI (Office, Commercial, and Institutional District) to B5 (Secondary Downtown District). The B5 district accommodates a mix of office, service and multi-family residential uses in a pedestrian-oriented environment. Part of the intent of the B5 district is to serve as a transition from the core downtown to outlying residential areas.
The subject property is located on the perimeter of the downtown and abuts several different zoning districts and land uses as outlined in the table below:
This combination of adjacent zoning districts and land uses highlights the subject property’s transitional location between the core downtown and outlying residential areas.
Multi-family residential is a permitted use in the B5 zoning district. The B5 district has a maximum FAR of 2.5 and a maximum building height of 50 feet. Additionally, sufficient parking is required to be provided on-site.
The Naperville Downtown 2030 Plan (Downtown Plan) identifies the future land use of the subject property as Secondary Downtown, which is consistent with the proposed B5 zoning designation. The Downtown Plan furthers states that residential uses such as condominiums shall be permitted in the Secondary Downtown, and that the maximum permitted height shall be 50 feet.
Staff finds the requested B5 zoning designation to be appropriate for this property and to comply with the Downtown 2030 Plan recommendations. Staff also notes the petitioner’s proposal to rezone the property from OCI to B5 is consistent with entitlements approved for Riverwalk Place at the northwest corner of Mill Street and Jackson Avenue in April of 2023, which included a request to rezone to B5 to accommodate development of a 6-unit condominium building.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Map Amendment can be found in the attachments. Upon review, staff agrees with the petitioner’s Findings and recommends their adoption by the Planning and Zoning Commission.
Proposed Development
Upon rezoning the subject property to B5, the petitioner plans to demolish the existing building and surface parking lot and construct a 4-story multi-family residential building with 6 condominium units. The proposed development complies with all underlying zoning requirements of the B5 zoning district; thus no variances are anticipated. The building will measure 50 ft. in height and include an enclosed, ground-floor parking garage with three stories of residential units above it. The parking garage will be accessed from Mill Street and will include 14 parking spaces (which complies with the City’s parking requirements of 2 parking spaces plus 0.25 guest parking spaces per dwelling unit). A trash enclosure and bicycle parking will be provided inside the garage as well.
The proposed building features neutral colors and will be constructed out of primarily brick with metal and wood siding accent materials. Each residential unit proposed will have a balcony oriented towards Jackson Avenue.
Because the proposed development does not require any variances, PZC review and approval of the technical drawings is not required. The development information and drawings are being provided for information only.
Conclusions and Key Takeaways
Staff is supportive of the rezoning requested due to the subject property’s location near the perimeter of the downtown boundaries, and compatibility with adjacent properties.