PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for 595 and 601 W 5th Avenue (Naperville CUSD 203 Transportation Building) - DEV-0166-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
ENTITLEMENTS REQUESTED:
1. Revocation of the M.O.V.-Ross Joint Venture PUD as it relates to the subject property (City Council review only).
2. A variance to Section 5-10-3:4.3.2 and Section 5-10-3:5.2.4 to eliminate the requirement for a continuous fence and landscape buffer measuring 6 ft. tall along the north property line.
3. A variance to Section 6-6E-7 to eliminate the required 15 ft. interior side yard along the east property line.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0166-2025 was published in the Naperville Sun on Sunday, March 29, 2026.
BACKGROUND:
The subject property is located at 595 W 5th Avenue and 601 W 5th Avenue and is approximately 3.9 acres in size. It is owned by Naperville CUSD 203 and operated as a transportation facility for the school district. Naperville CUSD 203 (the School District) plans to demolish the existing transportation building on the site and construct a new transportation building and garage.
The City’s Land Use Master Plan (LUMP) designates the subject property as Urban Center and Institutional. No changes in land use or zoning are being requested with the petitioner’s proposal.
DISCUSSION:
The School District plans to improve their transportation facility with a new, modernized building and improved parking facilities. The petitioner indicates that the proposed transportation building will be approximately 12,400 square feet in size, and surface parking areas will provide parking for approximately 146 drivers and staff, as well as visitors. The existing bus garage will be demolished, and the bus parking lot will be reconfigured to accommodate the entire fleet of buses.
To implement this project, Naperville CUSD 203 requests approval of a PUD revocation, and fencing and setback variances as further detailed below.
Planned Unit Development (PUD) Revocation (subject to City Council review)
The subject property is zoned R3 PUD and is a part of the preliminary M.O.V.-Ross Joint Venture PUD approved by Ordinance 80-037 and later referred to as Windscape Village. The petitioner seeks to revoke the M.O.V.-Ross Joint Venture PUD as it relates to the subject property.
The original PUD was comprised of multi-family residential development (known as the Windscape of Naperville Apartments) and offices fronting 5th Avenue (where the School District’s transportation facility currently is). No further rights or obligations were identified for the School District’s property. While the residential sections of the PUD were developed in accordance with approved plans, the School District’s property was developed as a transportation facility, rendering previous PUD approvals for that site obsolete.
To further improve their transportation facilities today, the School District seeks revocation of the M.O.V.-Ross Joint Venture PUD as it relates to the subject property. Staff is supportive of the request since the property was not developed in accordance with preliminary plans and does not meet current regulations for PUDs in the Naperville Municipal Code (including the provision of site amenities and open space).
Variances
• Fencing/Buffering: The School District seeks approval of a variance to Sections 5-10-3:4.3.2 and 5-10-3:5.2.4 of the Naperville Municipal Code (“Code”) to eliminate the fencing/buffering requirement along the north property line. The intent of these sections of the Code is to ensure adequate buffering is provided between nonresidential and residential land uses.
The adjacent Windscape of Naperville Apartments has an existing 6-foot-tall wood fence in place along the subject property’s north property line to screen residential units from the School District’s property. As such, it would not be beneficial for the School District to install a second fence in this location at this time.
Instead, the School District plans to install extensive landscaping as part of their project, including new trees and shrubs along the north property line. This landscaping will enhance buffering between the transportation facility and the Windscape of Naperville Apartments by adding both height and depth. Additionally, the School District agrees to install fencing and/or additional landscaping along the north property line if the existing fencing is ever removed. Staff is supportive of the petitioner’s request.
• Interior Side Yard Setback: The School District seeks approval of a variance to Section 6-6E-7 of the Code to eliminate the required 15 ft. interior side yard along the east property line. The intent of Section 6-6E-7 of the Naperville Municipal Code is to ensure adequate space is provided between adjacent properties and land uses.
The requested variance to eliminate the required interior side yard along the east property line is consistent with the intent of this code section because the property immediately adjacent to the east is also owned by the School District. The School District utilizes both properties for its transportation needs, and vehicular access between the two properties is maintained.
Staff finds that strict enforcement of Section 6-6E-7 and requiring a 15 ft. interior side yard to be maintained would result in a reduced parking area and inefficient use of space for the School District. Additionally, granting approval of the variance will not result in a reduced yard adjacent to a residential property or a property under separate ownership. Instead, the proposal will result in improved functionality of the site.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Variance can be found in the attachments for each variance requested. Upon review, staff agrees with the petitioner’s Findings and recommends their adoption by the Planning and Zoning Commission.
Key Takeaways
§ The petitioner requests approval of revocation of the M.O.V.-Ross Joint Venture PUD approved by Ordinance 80-037 as it relates to the subject property. Staff is supportive of the request since the property was not developed in accordance with preliminary plans and does not meet current regulations for PUDs in the Naperville Municipal Code.
§ The petitioner requests approval of fencing and setback variances to construct a new transportation facility on the subject property. Staff is supportive of each variance requested.