PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing to consider the requested entitlements for the Reserves of Saddle Creek at 10826-10846 S. Book Road - DEV-0033-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Anna Franco, AICP, Community Planner
ENTITLEMENTS REQUESTED:
1. Annexation into the City of Naperville.
2. Rezoning to the R1A Low Density Single-Family Residence District upon annexation.
3. Approval of a preliminary/final plat of subdivision.
4. Subdivision deviation from the ninety percent rule per Section 7-4-4:2.4 of the Municipal Code.
5. Variance to Section 6-6A-7:1 of the Municipal Code to reduce the rear yard setback from 28.2 feet to 20 feet for Lot 14.
6. Deviations from the Naperville Design Manual for Public Improvements.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0033-2025 was published in the Naperville Sun on Sunday, June 29, 2025.
BACKGROUND:
The subject property is approximately 8-acres and is located on the west side of Book Road where Clearwater Lane intersects Book Road. The property is currently zoned A-1 in unincorporated Will County and improved with two single-family homes and associated farmstead structures. Adjacent uses include the Clow Creek Greenway to the north, an unincorporated single-family residence to the south and incorporated single-family residential homes to the east, south and west.
DISCUSSION:
The petitioner and property owner, Douglas W. Overstreet, requests approval of the above listed entitlements to redevelop the property with 14 single-family dwelling units in the City of Naperville, to be known as the Reserves of Saddle Creek. As part of the development, the petitioner is proposing to connect the dead end of Clearwater Lane to Book Road and locate seven single-family lots on the north side of the proposed Clearwater Lane extension and seven single family lots south of the road extension. Stormwater detention is proposed along the north property line and provides a large green area between the single-family lots and the Clow Creek Greenway to the north.
Annexation & Rezoning
The petitioner is requesting annexation into the City of Naperville. The subject property is contiguous with the City of Naperville’s municipal boundaries and is therefore eligible for annexation. The Planning and Zoning Commission does not review annexation requests and information on the annexation is provided for information only.
Upon annexation, the petitioner seeks to rezone the subject property to R1A (Low Density Single-Family District). Staff finds the proposed R1A zoning to be consistent with the property’s “Single-Family and Duplex Residential” Future Land Use Master Plan designation and compatible with the existing zoning of surrounding properties
Findings of Fact
The petitioner’s responses to the Standards for Granting a Map Amendment are included in the attachments. Upon review, staff agrees with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission.
Preliminary/Final Plat of Subdivision
The petitioner is proposing to subdivide the 8-acre subject property into 14 single-family lots as well as one outlot for stormwater management. The petitioner is also dedicating to the City a total of 1.2 acres of right-of-way for the extension of Clearwater Lane and 0.57 acres of right-of-way for Book Road. The preliminary/final subdivision plat is included for reference only and is not reviewed by the Planning and Zoning Commission.
Subdivision Deviation
The petitioner is requesting a subdivision deviation from the ninety percent rule as Lots 13 and 14 do not meet the minimum lot size based on the ninety percent rule calculation. The ninety percent rule requires a minimum lot size of any single-family residential lot that results from resubdividing one or more existing lots to be equal to or greater than ninety percent (90%) of the mean of all the incorporated single-family residential lots within 300 feet of the proposed lot. The ninety percent rule requires a minimum lot size of 13,662 square feet and Lots 13 and 14 are 12,515 square feet and 11,727 square feet, respectively, or 1,147 and 1,935 square feet less than the minimum lot size based on the ninety percent rule.
For planning and safety considerations, the City is requesting that the proposed extension of Clearwater Lane directly align with the existing Clearwater Lane intersection on the east side of Book Road. Due to this alignment, Lots 13 and 14 do not meet the ninety percent rule requirement for lot size.
Findings of Fact
Staff is supportive of the requested subdivision deviation as the required alignment of Clearwater Lane imposes practical difficulties and hardships due to special and unusual conditions not generally found on other properties and that are beyond the control of the petitioner. Further, Lots 13 and 14 well exceed the minimum lot size of 10,000 square feet as required in the R1A zoning district. The petitioner’s responses to the Standards for Granting a Subdivision Deviation can be found in the attachments. Staff agrees with the petitioner’s responses and recommends approval of the subdivision deviation request.
Rear Yard Setback Variance
The petitioner is requesting approval of a variance from Section 6-6A-7:1 of the Municipal Code to reduce the rear yard setback for Lot 14 from the required 28.2 feet to 20 feet. Due to the required alignment of Clearwater Lane, Lot 14 is a smaller lot with a shallower lot depth than the other lots within the proposed subdivision and therefore the petitioner is requesting relief from the required rear yard setback to provide a marketable building footprint on this lot. Since the reduced rear yard will permit a future patio, deck, and other backyard amenities to be located closer to the rear lot line than the other lots in the subdivision, the petitioner is providing a six-foot fence at the rear of this property to provide permanent screening for the benefit of the unincorporated residential property to the south.
Findings of Fact
Due to the hardship created by the Clearwater Lane alignment, staff is supportive of the requested variance, subject to the following condition to ensure screening will be maintained on Lot 14 in perpetuity:
A six-foot tall privacy fence or minimum six-foot tall evergreen landscaping is required to be maintained along the rear property line of Lot 14 in perpetuity.
The petitioner’s responses to the Standards for Granting a Variance are included in the attachments. Staff concurs with the responses to the standards as submitted by the petitioner and recommends adoption by the Planning and Zoning Commission.
Deviations to City of Naperville Design Manual for Public Improvements
The petitioner is requesting two deviations from the Naperville Design Manual for Public Improvements. The petitioner is requesting approval of a deviation from Section 2.5.4.2 of the Design Manual to permit a maximum side-slope of 4:1 for a detention basin adjacent to a residential area in lieu of 6:1 and a deviation from Section 4.3 of the Design Manual to permit 0 feet minimum tangent length approaching an intersection in lieu of 50 feet. Engineering staff is supportive of these requests. Information on the requested deviations are provided for information only as they are not reviewed by the Planning and Zoning Commission.
Historic Preservation
The subject property is included in the Will County Rural Historic Structures Survey Project and some of the existing structures on the property are considered “contributing” to rural and historic heritage per the “Wheatland, Plainfield, and Lockport Townships” chapter of the report. However, the structures are not listed as historical landmarks and are therefore not protected from demolition. As the petitioner is proposing to demolish all existing structures on the property, the City has requested that the petitioner coordinate with Naper Settlement and Naperville Preservation Inc. to conduct photo surveys of the existing structures and to salvage material from the property prior to demolition. To ensure these tasks are completed prior to demolition, staff will add a condition of approval in this regard to the ordinances for the subject property.
Key Takeaways
1. The petitioner requests annexation, rezoning to R1A upon annexation, a preliminary/final plat of subdivision, a subdivision deviation to the ninety percent rule, a variance to reduce the rear yard setback for Lot 14, and engineering deviations to develop the property with 14 single-family homes.
2. Staff supports the requested entitlements subject to the condition of approval for the provision of rear yard screening on Lot 14.
3. The requests for annexation, a preliminary/final plat of subdivision, and design manual deviations are not reviewed by the Planning and Zoning Commission. These requests will be heard by the City Council at a subsequent meeting date.
Related Files
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