PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing to consider the entitlement requests for 27W240 & 271280 Bauer Road (Bauer Road Duplexes) - DEV-0162-2025
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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 TU Transitional Use District upon annexation.
3. Approval of a Preliminary/Final Plat of Subdivision.
4. Variance to Section 6-2-10:5 (Accessory Buildings, Structures and Uses of Land) of the Naperville Municipal Code to permit a maximum rear yard coverage of 45% in lieu of 25%.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0162-2025 was published in the Naperville Sun on Sunday, February 15, 2026.
BACKGROUND:
The subject property is located near the northeast corner of Mill Street and Bauer Road and is approximately 20,540 square feet, or 0.47 acres in size. The property is currently located in unincorporated DuPage County and is improved with a single-family home.
The petitioner, through an affiliate company, previously received approvals in 2023 for the development of the Mill & Bauer Townhomes (now known as the Park Place Rowhomes) that has been constructed immediately to the west of the subject property.
DISCUSSION:
The petitioner and property owner, Hawkeye Property Holdings LLC, would like to expand upon the success of the Park Place Rowhomes and is requesting annexation into the City of Naperville, rezoning to the TU Transitional Use District upon annexation, approval of a preliminary/final plat of subdivision, and a variance to the maximum rear yard coverage requirement to demolish the existing single-family home and develop the subject property with three duplex buildings, for a total of six dwelling units.
The proposed duplexes are intended to be an expansion of the Park Place Rowhomes development, and similar to this development, will face Bauer Road with rear loaded garages that are accessed via a private roadway located behind the buildings. The private roadway aligns with the existing roadway behind the Park Place Rowhomes to the east, and cross-access previously platted on the Park Place property will allow vehicular access to the right-in/right-out onto Mill Street. A total of 15 parking spaces are provided for this development with two parking spaces per unit located in the attached garages and an additional three guest parking spaces located behind the buildings. The proposed development complies with the minimum number of parking spaces required by the Municipal Code.
The dwelling units will be owner occupied and with a homeowners' association responsible for all exterior maintenance, landscaping, and snow removal.
Annexation
The petitioner is requesting annexation into the City of Naperville. The property is contiguous with property in the City of Naperville and is therefore eligible for annexation. The annexation is not under the purview of the Planning and Zoning Commission and will be heard by the City Council at a subsequent meeting date.
Preliminary/Final Plat of Subdivision
The subject property currently consists of six small lots and a vacated portion of the Webster Street right-of-way. The petitioner has submitted a preliminary/final plat of subdivision to subdivide the property into three lots, one lot for each duplex building, and establish cross access and utility easements. The preliminary/final plat of subdivision complies with all technical requirements and will be heard by the City Council at a subsequent meeting date.
Rezoning to Transitional Use (TU) District
The Future Land Use Master Plan identifies the future land use of the property to be City Corridor, which recommends B2, B3, OCI, and TU zoning districts. Upon annexation, the petitioner seeks to rezone the subject property from the R-3 zone in unincorporated DuPage County to the TU Transitional Use District.
The TU zoning district is intended to serve as a mixed-use transitional area between low-density residential neighborhoods and other more intensive uses such as an arterial roadway or a business district. Properties in this zone are intended to be developed with low-intensity office, service, and residential uses that are designed in a manner compatible with adjacent residential neighborhoods.
A diverse mix of land uses and zoning districts exist near the property. The Park Place Rowhomes are located immediately west, and the Cress Creek Townhomes, Trinity Church, and Everleigh Senior Living are located west across Mill Street. Nike Park and Mayneland Farm are located to the north and south, respectively, and the largely unincorporated single-family Knights Subdivision and recently incorporated Adler Point Subdivision are located to the east.
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Adjacent Zoning |
Adjacent Land Uses |
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North |
R1 |
Nike Park |
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South |
R-3 DuPage County |
Unincorporated Mayneland Farmstand and unincorporate single-family residential |
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East |
R-3 DuPage County & R1A |
Unincorporated single-family residential in Knights Subdivision and incorporated single-family in Alder Point Subdivision |
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West |
TU, R3A PUD, OCI |
Park Place Rowhomes, Cress Creek Townhomes, Trinity Lutheran Church, Everleigh Senior Living |
Findings of Fact
Staff finds that the proposal provides an incremental transition of residential density from the Park Place Rowhomes at Mill and Bauer to the unincorporated single-family residential further east on Bauer Road. Staff finds the TU zoning to be appropriate given the variety of land use and transitional nature of the area as well as consistency with the TU zoning of the Park Place Rowhomes and is supportive of the proposed rezoning to TU upon annexation. The petitioner’s responses to the Standards for a Map Amendment (Rezoning) 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.
Variance to Rear Yard Coverage
The petitioner’s proposed site improvements include a roadway and three guest parking spaces that will be located within the subject property’s required rear yard. Section 6-2-10:5 (Accessory Buildings, Structures and Uses of Land) of the Municipal Code states that accessory structures shall not occupy more than 25% of the required rear yard. In accordance with the TU zoning district, the subject property has a 25-foot rear yard setback, and a required rear yard measuring approximately 4,284 square feet in size. The petitioner seeks approval of a variance to Section 6-2-10:5 of the Municipal Code to exceed the permissible rear yard lot coverage for the subject property and allow approximately 44%, or 1,864 square feet, of the rear yard to be occupied by the roadway and parking spaces.
Findings of Fact
Alignment of the proposed roadway with the existing roadway behind the Park Place Rowhomes presents optimal and desirable site planning. Staff is supportive of the requested variance due to the roadway alignment and since the rear yard encroachment consists only of uncovered, impervious space. Further, the three duplex buildings comply with the TU zoning district’s required setbacks, which helps ensure visual bulk will not be a concern for neighboring properties. The petitioner’s responses to the Standards for Granting a Zoning Variance 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.
Building Elevations
The petitioner has submitted four-sided building elevations for the proposed duplexes, which will be comprised of hardie board siding, stone veneer accents, and asphalt shingles, and will be compatible with the architectural design of the Park Place Rowhomes. The entry to each dwelling unit is covered and faces Bauer Road with a sidewalk connection to the re-aligned sidewalk along Bauer Road. Each unit will have a rear facing inset balcony facing Nike Park and rear loaded two car garages. The proposed dwellings are 2 1/2 stories and will not exceed 30.5 feet to the mid-point of the roof and 39 feet to the peak height of the roof.
Due to a small interior side yard, the petitioner is proposing to install air conditioning units on the roof of the proposed duplexes. Staff has requested additional information about the air conditioning units to ensure rooftop screening complies with Section 5-10-3:12 (Landscaping and Screening: Rooftop Equipment) of the Municipal Code and to ensure the units will be effectively shielded from view.
Please note that duplexes are not currently subject to the Citywide Building Design Guidelines, however, the design of any new buildings in the TU zone are required to be residentially styled and shall be compatible with the character of the adjacent residential neighborhood, which staff finds has been achieved.
Key Takeaways
• The petitioner is requesting annexation, rezoning to TU upon annexation, a preliminary/final plat of subdivision, and a variance to the rear yard coverage requirement to allow for three duplexes for a total of six dwelling units on the subject property. Staff is supportive of the proposed use of the subject property and finds it is appropriate at the given location.
• The annexation and preliminary/final plat of subdivision requests are not under the purview of the Planning and Zoning Commission and will be heard by the City Council at a subsequent meeting date.