CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Receive the report considering a Minor Change to the Iroquois Center PUD, a Final Plat of PUD, and Preliminary/Subdivision Plat for said property located at 1163 E Ogden Avenue, Naperville - PZC 24-1-055 (Item 1 of 3)
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Anna Franco, Community Planner
BOARD/COMMISSION REVIEW:
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BACKGROUND:
The Iroquois Shopping Center property consists of a 12.2-acre site located north of East Ogden Avenue and west of Iroquois Avenue and has a common address of 1163 East Ogden Avenue. It is zoned B3 (General Commercial District) with a Planned Unit Development (PUD) and is improved with two buildings: the larger shopping center building, Building “A”, and the smaller commercial building, Building “B”. The property at the northwest corner of East Ogden Avenue and Iroquois Avenue (previously a liquor store) and the property just to the north (currently Happy Lamb Hot Pot) are not part of the Iroquois Shopping Center property or PUD.
City Council approved the Iroquois Center Preliminary PUD Plat on October 5, 1981, with Ordinance 81-119 and the Final PUD Plat on July 6, 1982, with Ordinance 82-069. There have been several amendments to the Iroquois Center PUD, with the most recent amendment being a Major Change to the PUD to develop a 5,025 square foot standalone Chick-fil-A drive-through restaurant on the subject property, approved earlier this year on April 16, 2024, with Ordinance 24-028. The PUD amendment approved the demolition of approximately 29,500 square feet of the Building “A” footprint in order to accommodate the Chick-fil-A restaurant and associated site improvements.
The petitioner, Northpond Partners, with the authorization of the owner, NP Iroquois Center, LLC, requests a Minor Change to the Iroquois Center PUD, a Final Plat of PUD, and a Preliminary/Final Subdivision Plat in order to demolish an additional portion of Building “A” and subdivide the Chick-fil-A property onto a separate lot.
Staff finds the proposed plat of subdivision meets the technical requirements for approval and is supportive of the subdivision.
DISCUSSION:
Minor Change to the Iroquois Center PUD & Final Plat of PUD
The petitioner requests approval of a Minor Change to the Iroquois Center PUD and a Final Plat of PUD to demolish approximately 26,500 square feet of additional Building “A” building footprint in order to reduce the amount of retail area on the property and accommodate a future standalone restaurant building. Staff has not received plans for a future restaurant building at this time. Future development of this property will be subject to approval through the PUD process.
Prior to the demolition approved with Ordinance 24-028 for the construction of Chick-fil-A, the Building “A” footprint was approximately 124,000 square feet. With the demolition approved for the Chick-fil-A, the building footprint decreased to approximately 94,500 square feet. With this minor amendment, the Building “A” footprint will be further reduced to approximately 68,000 square feet.
Due to the demolition of the building, the south façade of the existing shopping center building will be rebuilt. The Petitioner has submitted a building elevation for the south facing façade showing that the new wall will include a parapet to screen existing roof top units and will consist of masonry veneer to match the material, color, and design of the existing building.
Findings of Fact
Per the Naperville Municipal Code Section 6-4-6:2 (Changes to a Final Planned Unit Development: Minor Change), a minor change to the existing PUD is required to permit a change in building or parking setback areas, elevations, or approved conditions of the planned unit development as determined by the Zoning Administrator. Staff finds the proposed demolition of additional Building “A” footprint to be appropriate and will evaluate a future standalone restaurant use on the property when plans are submitted. The petitioner’s responses to the Standards for Granting or Amending a Planned Unit Development can be found in the attachments. Upon review, staff agrees with the Petitioner’s Findings and recommends their adoption by the City Council.
Preliminary/Final Plat of Subdivision
The petitioner proposes a Preliminary/Final Plat of Subdivision to subdivide the 12.2 -acre subject property into two lots consisting of 10.64 acres (“Lot 1”) and 1.57 acres (“Lot 2”) in order to establish the approved Chick-fil-A standalone restaurant on a lot separate from the shopping center lot. Lot 2 of the subject property will have frontage on Ogden Avenue but will utilize the existing Ogden Avenue driveway for the shopping center property for access to Ogden Avenue; thereby avoiding construction of an additional driveway onto Ogden Avenue. Cross access has been platted through Lot 1 to ensure Lot 2 has future access to Ogden Avenue. Further, public utility easements have been established along the perimeter of Lot 2 for the construction of public utilities servicing the Chick-fil-A restaurant. Staff finds the proposed plat of subdivision meets the technical requirements for approval and is supportive of the subdivision.
Key Takeaways
• The Petitioner requests approval of Minor Change to the Iroquois Center PUD, A Final Plat of PUD, and a Preliminary/Final Plat of Subdivision to demolish a portion of the main shopping center building (Building “A”) and subdivide the Chick-fil-A property onto a separate lot, for the property at 1163 E Ogden Avenue.
• Staff is in support of the request and has attached the petitioner’s responses to the Standards for Granting or Amending a Planned Unit Development.
Related Files
The following agenda items are related to PZC 24-1-055:
• 24-1140 - Pass the ordinance approving a Minor Change to the Iroquois Center Planned Unit Development (PUD) and a Final Plat of PUD to permit demolition of a portion of Building "A" on the subject property located at 1163 E Ogden Avenue - PZC 24-1-055 (Item 2 of 3)
• 24-1141 - Pass the ordinance approving a Preliminary/Final Plat of Subdivision for the Iroquois Center Resubdivision - PZC 24-1-055 (Item 3 of 3)
FISCAL IMPACT
N/A