PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for 109 W. Benton Ave., 133 W. Benton Ave., 129 W. Benton Ave., and 5 N. Main St., Naperville, IL (Benton + Main) - DEV-0109-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
ENTITLEMENTS REQUESTED:
1. A conditional use for a planned unit development (PUD) in the City’s TU zoning district and approval of a preliminary/final PUD Plat with deviations to the following sections of the Naperville Municipal Code:
a) Section 6-7I-5 to reduce the required minimum lot size;
b) Section 6-7I-7 to reduce the required rear yard setback from 25 feet to 12 feet;
c) Section 6-7I-7 to reduce the required front yard setback from 15 feet to 10 feet;
d) Section 6-7I-8 to increase the maximum permitted building height from 35 feet to 46 feet; and
e) Section 6-2-10:5 to allow more than 25% of required rear yard to be occupied.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0109-2025 was published in the Naperville Sun on Sunday, September 28, 2025.
BACKGROUND:
The subject property is comprised of 4 parcels totaling approximately 0.82 acres at the northwest corner of Benton Avenue and Main Street. Calvary Temple Church of Naperville (“Church”) has historically owned the subject property; however, the property is no longer essential to the Church’s ministry or aligned with its current operational needs, so the former church building was demolished, and the property is now vacant. M/I Homes of Chicago is the contract purchaser of the subject property proposing to build seven single-family attached units and two duplexes, for a total of 11 units (hereinafter collectively referred to as rowhomes). The project will be developed as a planned unit development (PUD) to be known as Benton + Main.
The subject property is zoned TU (Transitional Use) district and is located within the boundary of Downtown Naperville. The Naperville Downtown 2030 plan designates the future land use of the Subject Property as “North Downtown Special Planning Area” and “Multi-Family Residential.” Staff finds the petitioner’s proposal to be consistent with this designation.
DISCUSSION:
Benton + Main PUD and Preliminary/Final PUD Plat
The subject property is partially located within the North Downtown Special Planning Area Overlay District outlined in Section 6-2-33 of the Naperville Municipal Code. As such, the petitioner’s proposal is subject to the requirement that it be developed as a PUD to ensure that the level of design and creativity, as recommended in the Naperville Downtown 2030 plan, is achieved.
The subject property is currently vacant and is in a transitional area between the Downtown Naperville and adjacent single-family homes. The proposed development features rear-loaded rowhomes, an attractive streetscape design, and reduced curb cuts along Benton Avenue - all of which contribute to the TU zoning district’s transitional form and walkable environment. Staff finds the proposed rowhomes to provide a natural transition in scale and intensity between the downtown core and nearby neighborhoods.
The three-story rowhomes will offer a unique housing product comprised of 100% brick or masonry materials, oversized windows, ornamental detailing, and traditional rooflines with rooftop terraces. Code required parking will be provided onsite.
Common Open Space
Downtown development projects are exempt from PUD open space requirements; however, they are required to incorporate common area or site amenity features that achieve multiple purposes such as beautification of public ways beyond the minimum standards established by Code and the installation decorative landscaping or public art for the common benefit. Benton + Main meets these amenity requirements by incorporating planter beds, trees, lighting, seat walls, concrete pavers, and a decorative wood fence in the development plans. The petitioner’s proposal also includes pedestrian connections between all units and the guest parking spaces provided along the rear property line. The proposed Landscaping Plan exceeds code requirements, and an entrance pier at the corner of Benton Avenue and Main Street will include a plaque to honor the Church that owned the subject property for so long.
Findings of Fact
Staff believes that the proposed development and common area or site amenity features satisfy the intent of the City’s PUD standards. 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 Planning and Zoning Commission.
PUD Deviations
Several deviations are requested in conjunction with the PUD request. Combined, these deviations facilitate the unique residential development Benton + Main is envisioned to be:
• Density: The petitioner proposes 11 units (4 duplex units and 7 townhome units) on a 0.82 acre/34,810 sq. ft. property, resulting in a density of approximately 3,165 sq. ft. of lot area per dwelling unit. Section 6-7I-5:1 of the Code requires 6,000 square feet of lot area per duplex and 4,000 square feet of lot area per townhome; therefore, the petitioner is seeking approval of a deviation to reduce the minimum required lot areas to allow for an increased density.
The Downtown 2030 Plan recommends a density of 15 units per acre (or 2,904 square feet per unit) for townhome or rowhouse residential development. Staff is supportive of the petitioner’s proposed density deviation, finding the plan to be less dense than the recommendation provided in the Downtown 2030 plan while serving as a transition between the more intense development pattern of the Downtown core and surrounding lower-density neighborhoods.
• Height: The petitioner seeks approval of a deviation to Section 6-7I-8 (TU/Height Limitations) to increase the permissible building height from 35 feet to 46 feet. The TU zoning district has a maximum building height of 35 ft.; however, Section 6-2-33 (North Downtown Special Planning Area Overlay District) of the Code permits a maximum building height of 57 ft. for parcels with frontage along the west side of Main Street, and the Downtown 2030 Plan recommends a 50-foot height limitation for multi-family residential developments. Staff is supportive of the proposed height deviation and finds the proposed height to be consistent with the recommendations for the North Downtown Special Planning Area, as well as with the Downtown 2030 plan. The proposed building size is complementary to existing buildings in the vicinity of the Subject Property, including Benton Terrace and Main Street Promenade. Additionally, staff finds the design of the buildings to help minimize perceived building bulk and massing by incorporating oversized windows and a recessed upper story to accommodate rooftop terraces overlooking Benton Avenue.
• Setback and Yard deviations: The City’s zoning ordinance establishes setback and yard requirements to ensure there is appropriate separation between adjacent properties and uses. The unique shape of the subject property results in the Benton Avenue frontage being classified as the front property line, the Main Street frontage being classified as the corner side yard property line, and the two northern property lines running parallel to Benton Avenue both being classified as rear yard lot lines as depicted in the image below:
This configuration necessitates the following setback and yard deviations:
i. Rear yard lot coverage: The petitioner seeks approval of a deviation to Section 6-2-10:5 (Percentage Of Required Yard Occupied) to allow more than 25% of required rear yard to be occupied. Staff notes that the subject property is unique as it is not rectangular in shape, therefore the rear yard is not one rectangular area like most properties.
The subject property has two north property lines that both function as rear yard lot lines, effectively creating two rear yards. As a result of this configuration, up to 70% of the combined rear yards will be occupied as depicted in the attached Rear Yard Exhibits attached to this agenda item.
In general, the rear yards are occupied by parking facilities that will be constructed of permeable pavers and do not result in vertical bulk for neighboring properties. The proposed duplex units encroach into a required rear yard; however, staff notes that the unique shape of the subject property causes this area to function practically as a side yard when viewed from Main Street or the neighboring property to the north. Staff considers this deviation a result of the property’s unique lot configuration and technicalities of the City’s zoning ordinance.
To mitigate any visual impacts of the requested rear yard lot coverage deviation, the petitioner has agreed to install a decorative 6-foot fence and landscaping along the north/rear lot lines to visually buffer these areas from adjacent residences.
i. Rear Yard Setback Deviation: The petitioner seeks approval of a deviation to Section 6-7I-7 (TU/Yard Requirements) to permit a reduced rear yard setback of 12 feet in lieu of 25 feet, adjacent to the duplex buildings. As shown on the site plan, the petitioner proposes duplexes on the eastern portion of the site, oriented towards the subject property’s Main Street frontage. As such, the north property line adjacent to these duplex units functions as an interior side yard when viewing the property from Main Street, despite being technically categorized as a rear yard.
The TU zoning district requires a 6 ft. interior side yard setback. The proposed 12-foot setback is double this requirement and results in more spacing than required between units fronting Main Street. The petitioner proposes installation of a decorative 6-foot fence and landscaping along this property line to visually screen the subject property from adjacent properties. Staff is supportive of the petitioner’s requested rear yard setback deviation.
ii. Front Yard Setback Deviation: The petitioner seeks approval of a deviation to Section 6-7I-7 (TU/Yard Requirements) to reduce the required front yard setback from 15 feet to 10 feet along the subject property’s Benton Avenue frontage. Staff is supportive of the request noting the properties on the south side of Benton Avenue are zoned B4 and have no minimum front yard setback; rather, the B4 zoning district has a maximum setback of 6 feet along the front property line. Additionally, the adjacent property to the west was granted a variance to allow a pergola, wall and patio to be constructed at the property line along the required front yard along Benton in May of 2013, resulting in no front yard setback.
Staff finds the proposed front yard setback of 10 feet to be appropriate given the development’s proximity to the downtown, the enhanced streetscape proposed along the Benton Avenue frontage, and compatibility with surrounding land uses fronting Benton.
Findings of Fact
The petitioner’s responses to the Standards for Granting a PUD Deviation can be found in the attachments for each zoning deviation requested. Upon review, staff agrees with the petitioner’s Findings and recommends their adoption by the Planning and Zoning Commission.
Downtown Streetscape Standards & Subdivision Deviations
The petitioner is requesting several deviations from the Naperville Downtown Streetscape Standards. Information on the requested deviations is provided for information only as they are not reviewed by the Planning and Zoning Commission. The petitioner is requesting approval of a reduction in the required sidewalk width, providing grass instead of pavers in both the amenity zone and the carriage walk area, exclusion of street furniture and cultural amenities, and providing trees outside of the raised planters. Staff does not have concerns with the requested deviations.
Conclusions and Key Takeaways
The petitioner requests approval a conditional use to establish the Benton + Main PUD and a preliminary/final PUD plat along with multiple deviations to the Naperville Municipal Code to develop the property with 7 townhome units and 2 duplexes (for a total of 11 units).
• Staff is supportive of the PUD and finds the proposal to be consistent with the intentions of the TU zoning district and the Downtown 2030 Plan.
• The petitioner proposes deviations to increase the permitted density, building height and percentage of rear yard occupied, and to reduce required setbacks. Staff is supportive of each deviation requested finding that the proposed development provides an appropriate transition between the more intense development pattern of the Downtown core and surrounding lower-density neighborhoods.