CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Receive the staff report for 1103 Aurora Avenue (Charleston Place)-DEV-0022-2025 (Item 1 of 3)
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Adam Beaver, AICP, Community Planner
ENTITLEMENTS REQUESTED:
1. Rezoning from R1A (Low Density Single Family Residence district) to TU (Transitional Use district)
2. A deviation from Section 7-4-2 of the Naperville Municipal Code
3. Approval of a Preliminary/Final Plat of Subdivision
BOARD/COMMISSION REVIEW:
The Planning and Zoning Commission (PZC) considered DEV-0022-2025 on March 19, 2025 and recommended approval of the request to rezone the subject property (Approved 5-0). Staff concurs.
BACKGROUND:
The subject property is located on the north side of Aurora Avenue between River Bend Road and Berry Drive and is approximately 7.2 acres in size. It is currently zoned R1A (Low Density Single Family Residence District) and is unimproved. The petitioner, Charleston Investments LLC, is seeking to rezone the subject property to the Transitional Use (TU) district, a deviation from Section 7-4-2 of the Naperville Municipal Code to request a right-of-way width of 60 feet, and a preliminary/final plat of subdivision to develop the property as a 30-lot single family home subdivision.
DISCUSSION:
Rezoning:
The petitioner requests approval of a map amendment to rezone the subject property from the R1A district to the TU district to facilitate the development of 30 single family homes. The Land Use Master Plan designates the future land use of the subject property as Institutional due to the property’s current association with the All-Saints Catholic Academy school. Staff considers the single-family residential use to be appropriate for the location and finds that TU district, which is intended to serve as a mixed use transitional area between a low-density residential neighborhood and other more intensive uses, is appropriate considering the subject property’s location between the All-Saint’s Catholic Academy school to the west and the B3 zoned Meson Sabika property to the east.
Single family residential is a permitted use in the Transitional Use district, with the petitioner proposing to build 30 single family homes ranging between two and four bedrooms and 2,400-3,600 square feet in size. The Petitioner states that the TU zoning district allows for better optimization of the subject property due to its adjacent uses and proximity to downtown Naperville. Staff is supportive of the rezoning request.
Deviation from public improvement design standards:
Section 7-4-2 of the Naperville Municipal Code requires a right of way width of 66 feet for local streets. The petitioner is requesting a deviation from Section 7-4-2 in order to construct the proposed local street within the subdivision with a 60-foot-wide right-of-way width rather than the 66 foot width. Staff does not have significant concerns with the proposed reduced right of way width and is supportive of the request.
Preliminary/Final Plat of Subdivision:
The petitioner is requesting a preliminary/final plat of subdivision to subdivide the existing lot into 30 single-family residential lots. The proposed lots meet the requirements of the proposed TU zoning district. The Preliminary/Final Subdivision Plat meets all technical requirements for preliminary/final plats of subdivision with the exception of the requested right-of-way width deviation. Staff recommends approval of the requested preliminary/final plat of subdivision.
Owner’s Acknowledgement and Acceptance Agreement:
An Owner’s Acknowledgement and Acceptance (OAA) agreement is included as a part of the ordinance approving the preliminary/final plat of subdivision. The OAA includes provisions stating the following:
• School and park donations are required and are to be paid on a per permit basis per Section 7-3-5:5.2.2 of the Municipal Code.
• The Petitioner is responsible for installing watermain, sanitary sewer (on-site and off-site), and storm sewers for the subject property. After approval and acceptance, these items will become public and owned by the City.
• The Petitioner is responsible for making improvements to Aurora Avenue including milling the pavement on the north side of the Aurora right-of-way, adding stop bars at the intersections of Cannon and Aurora, and providing an east bound left turn lane into the subject property.
• Financial surety, in a form acceptable to the City attorney, is required for all public improvements.
Planning and Zoning Commission Action:
The Planning and Zoning Commission conducted the public hearing for DEV-0022-2025 on March 19, 2025. Several members of the public provided comments expressing concerns regarding stormwater, traffic, and density. Commissioner Bansal asked the petitioner if the proposed development is for seniors. The petitioner responded that it would be an age targeted community. The petitioner confirmed for the commissioners that the proposed subdivision meets all city and county requirements regarding stormwater management. After discussion, the Planning and Zoning Commission voted to recommend approval of the Petitioner’s request (approved 5-0). Staff concurs with the PZC’s recommendation.
Key Takeaways
• The petitioner requests approval to rezone the subject property from R1A to TU. The PZC and Staff recommend approval of the petitioner’s request.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Map Amendment can be found in the attachments. Staff concurs with the petitioner’s findings and recommends approval by the City Council.
RELATED FILES
25-0472, 25-0474
FISCAL IMPACT:
N/A