PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for 115 Aurora Avenue and 405 S. Main Street (John Greene Commercial) - DEV-0029-2026
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
ENTITLEMENTS REQUESTED:
1. Rezoning the subject property from R2 (Single-Family & Low Density Multiple-Family Residence District) to TU (Transitional Use District);
2. Variances to the following sections of the Code:
a. Section 6-7I-8 of the Code to permit a maximum height of 43 ft. 8 in. in lieu of 35 ft.;
b. Section 6-7I-4:7 of the Code to permit a building that is not residentially styled;
c. Section 6-9-2:4.3.2 of the Code to permit parking spaces to be located 3 ft. 7 in. from the public alley in lieu of 5 ft.
3. City Council approval to utilize the parking fee-in-lieu provisions set forth in Section 11-2E-2 and Section 11-2E-3 of the Code (City Council review);
4. A Preliminary/Final Plat of Subdivision (City Council review).
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0029-2026 was published in the Naperville Sun on Sunday, June 28, 2026.
BACKGROUND:
The subject property consists of two lots located on the north side of Aurora Avenue, totaling approximately 23,043 sq. ft in size. It is currently improved with two buildings which have most recently operated as a group home and a dental clinic. Operations have ceased at the subject property, and the buildings are now vacant.
John Greene Enterprises, Inc., an Illinois corporation doing business as John Greene Realtor, is the petitioner seeking to demolish the existing buildings on the subject property and redevelop the site with an approximately 24, 850 sq. ft. office building. To do so, the petitioner requests approval of: rezoning the Subject Property from R2 (Single-Family & Low Density Multiple-Family Residence District) to the TU (Transitional Use District); a variance to Section 6-7I-8 of the Naperville Municipal Code (“Code”) to permit a maximum height of 43 ft. 8 in. in lieu of 35 ft.; a variance from Section 6-7I-4:7 of the Code to permit a building that is not residentially styled; a variance to Section 6-9-2:4.3.2 of the Code to permit parking spaces to be located 3 ft. 7 in. from the public alley in lieu of 5 ft.; and, City Council approval of a preliminary/final plat of subdivision and to utilize the parking fee-in-lieu provisions set forth in Section 11-2E-2 and Section 11-2E-3 of the Code.
The Downtown2030 Plan identifies the future land use of the subject property as Transitional Use which accommodates office, service, and residential uses that are designed in a manner compatible with adjacent neighborhoods. Staff finds the petitioner’s proposal to be consistent with this designation.
DISCUSSION:
The petitioner plans to construct an approximately 24,850 sq. ft., multi-tenant office building and 25 parking spaces on the subject property. The parking area will be located at the rear of the property and will be accessed from the adjacent public alley to the north. The petitioner’s proposed landscape plan includes a variety of trees, ornamental plantings, foundation plantings, and landscape planters to enhance the streetscape along both Aurora Avenue and Main Street.
Naperville Development Partnership (NDP) Input
NDP provided a letter of support for the development (included in the attachments), noting that it will bring additional employees and customers to the downtown area to support the retail and restaurant businesses.
Additional letters of support are included in the attachments as well.
Rezoning
The subject property is currently zoned R2 (Single-Family & Low Density Multiple-Family Residence District). The petitioner seeks to rezone the property to TU (Transitional Use District) upon lot consolidation. The TU district is intended to serve as a mixed-use transitional area between a low-density residential neighborhood and other more intensive uses such as the downtown core.
In their development petition, the petitioner notes that significant development has occurred in the area adjacent to the Subject Property, including development of Water Street (zoned B4) to the north and the Charleston Row townhomes (zoned R2) to the south. Redevelopment of the Walgreens site (zoned B4) located to the east of the Subject Property is anticipated in the near future as well.
The location and transitional nature of the Subject Property adjacent to the downtown core makes it ideal for redevelopment. The proposed rezoning to TU and subsequent development of an office building will support the surrounding area by bringing additional commerce to the downtown and improving a currently underutilized and underperforming site. Furthermore, staff finds the proposed TU zoning district to be consistent with the recommendations of the Downtown2030 Plan.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Map Amendment can be found in the attachments.
Zoning Variances
Three variances are requested for the John Greene Commercial development as further detailed in the petitioner’s Development Petition attached to this agenda item:
• Building height: The petitioner seeks approval of a variance to Section 6-7I-8 of the Code to permit an increase in maximum building height from 35 ft. to 43 ft. 8 in. The proposed building design incorporates architectural features that are compatible with surrounding developments and a recessed third story to help minimize perceived building bulk. When viewed from Aurora Avenue, the height will measure approximately 28 ft. 8 in. to the top of the second floor and approximately 43 ft. 8 in. to the top of the rooftop terrace.
Staff finds the recessed upper story and design of the building to minimize perceived building height and provide a gradual transition from the residential areas located south of Aurora Avenue to the taller buildings located along Water Street. Staff notes that the proposed building height is generally consistent with the 40-foot height recommendation for transitional areas in the Downtown2030 Plan as well.
• Building design: The petitioner seeks approval of a variance from Section 6-7I-4:7 of the Code to permit a building that is not residentially styled in the TU zoning district. Instead of designing a residentially styled office building, the petitioner has designed the building to fit within the context of the surrounding area. The development petition notes that color and material types were selected to reference the Water Street District and other downtown buildings, and feature traditional brick masonry, large, punched window openings (as opposed to curtain wall systems that are oftentimes used in more modern architecture), and appropriately sized and scaled windows that are similar to the Water Street District and other downtown Naperville buildings.
Staff notes that the requirement for buildings to be residentially styled in the TU zoning district is applicable to all properties zoned TU in the City, regardless of their location. The Downtown Design Guidelines recommend new buildings offer high-quality and compatible interpretations of the traditional building styles within the downtown area, particularly those along the same block. The location of the subject property is unique in that it is situated adjacent to the downtown core and across the street from a residential neighborhood. As such, staff finds it appropriate for the proposed building design to reference design components of surrounding commercial uses instead of residential buildings.
• Parking setback: Section 6-9-2:4.3.2 of the Code requires parking facilities to maintain a 5 ft. setback from all property lines. The petitioner seeks approval of a variance to this section of the Code to allow parking facilities to be located approximately 3 feet 7 inches from the public alley in the rear of the property as depicted on the site plan. The proposed setback is an improvement over existing conditions on the subject property and exceeds the existing setbacks on other properties adjacent to the alley.
As part of the redevelopment proposal, City staff has requested that the petitioner grant a two-foot easement along the alleyway, constraining site dimensions. The petitioner has agreed to grant the City a two-foot easement along the alleyway to accommodate additional pavement/alleyway widening in the future. Staff recognizes the benefits and need for adequate parking to be provided downtown, as well as adequate space in alleyways to accommodate vehicular movements. The reduced parking lot setback proposed does not bring the parking lot closer to any residential properties or other businesses; rather, it maximizes space available for on-site parking. Accordingly, staff is supportive of the request.
Findings of Fact
• The petitioner’s responses to the required standards for each variance requested can be found in the attachments.
Parking Fee-in-lieu (City Council review)
Pursuant to Section 11-2E-3:3 of the Code, the petitioner requests City Council approval to utilize the parking fee-in-lieu provisions set forth in Section 11-2E-2 and Section 11-2E-3 of the Code. The petitioner has designed the development to be consistent with the eligibility criteria provided in Section 11-2E-2 of the Code, for a partial exemption of 50% from off-street parking otherwise required.
The petitioner will provide 25 on-site spaces to accommodate the +/- 24,850 square foot office building in compliance with the City’s downtown parking formula. Utilization of the parking fee-in-lieu provisions would result in no parking buy in being required as long as 25 parking spaces are maintained on-site. Staff is supportive of the request.
Note: The proposed development assumes City Council support of the petitioner’s parking request.
Preliminary/Final Plat of Subdivision (City Council review)
The petitioner proposes a preliminary/final plat of subdivision to consolidate two existing lots into one, 23,043 sq. ft. lot. The proposed plat of subdivision includes a small right-of-way (ROW) dedication (as well as a sidewalk easement) at the northwest corner of Main Street and Aurora Avenue, therefore requiring City Council approval. The additional ROW and sidewalk easement will provide the petitioner with additional space to build a sidewalk ramp compliant with the City’s standards. Staff is supportive of the proposed configuration and finds the plat of subdivision meets the technical requirements for approval.
Key Takeaways
§ The petitioner proposes redeveloping the subject property with an approximately 24,850 sq. ft., multi-tenant office building and a parking lot with 25 parking spaces.
§ The petitioner requests approval of rezoning the subject property to TU (Transitional Use District), and variances as outlined above and in the petitioner’s Development Petition.
§ The petitioner requests City Council’s approval to utilize the parking fee-in-lieu provisions set forth in Section 11-2E-2 and Section 11-2E-3 of the Code, as well as a preliminary/final plat of subdivision to consolidate two lots and dedicate additional ROW at the northwest corner of Aurora Avenue and Main Street. These requests are subject to City Council review.