PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for vacant land on the south side of 75th Street, west of Gladstone Dr. (Naperville Ridge) - DEV-0167-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
ENTITLEMENTS REQUESTED:
1. Annexation into the City of Naperville (City Council review).
2. Rezoning to R2 upon annexation.
3. A conditional use for a PUD and a Preliminary PUD Plat.
4. Deviations to the following sections of the Naperville Municipal Code:
a. Section 6-6C-7:1 to reduce the front and rear yard setbacks from 25 ft. to 20 ft.;
b. Section 6-2-12:1 to allow an 8 ft. tall fence to be installed along the west, south, and east property lines;
c. Section 5-10-3:3 to reduce the number of required parkway trees and to relocate them to other areas in the development where possible; and,
d. Section 7-4-2:1.6 to reduce the required minimum right-of-way width from 66 ft. to 60 ft.
5. A preliminary plat of subdivision (City Council review).
6. Approval of a temporary use for marketing signage that exceeds code allowances (City Council review).
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0167-2025 was published in the Naperville Sun on Sunday, May 17, 2026.
BACKGROUND:
The subject property consists of approximately 32 acres of land located in unincorporated DuPage County, on the south side of 75th Street, west of Gladstone Drive. The property is currently owned by the DuPage Water Commission and Pulte Home Company (Pulte) is the contract purchaser of the site.
Pulte plans to develop the property with a 94-unit, duplex community to be known as Naperville Ridge. To do so, the petitioner requests approval of: rezoning to R2 (Single-Family and Low Density Multiple-Family Residence District) upon annexation; a conditional use for a planned unit development (PUD) and a preliminary PUD plat with various deviations to the Naperville Municipal Code; a preliminary plat of subdivision; and, a temporary use for marketing signage.
The subject property is not located within the City’s planning boundary as identified in the City’s Land Use Master Plan (LUMP) but is contiguous to City limits. Since there is no established boundary agreement between the Village of Woodridge and the City of Naperville, the subject property is eligible to request annexation into Naperville based on its contiguity. The City’s Land Use Master Plan identifies the future place type of adjacent residential properties as Single-Family and Duplex Residential, which is consistent with the petitioner’s proposal.
DISCUSSION:
Naperville Ridge Development
Pulte plans to develop Naperville Ridge as a PUD designed around the site's natural features. The proposed site plan maintains approximately 55% of the site as open space which will be owned by a homeowners’ association (HOA). The petitioner has engaged in preliminary discussions with the Conservation Foundation regarding management and maintenance of these areas, which will be funded by the HOA.
Proposed Housing
During project discussions, staff requested the petitioner provide additional information on the development’s target market, accessibility, affordability and school impacts. As proposed, the development will not be age-restricted, affordable, or incorporate visitability features beyond those required by Code. The petitioner has provided the following additional information:
• Target market: No age-restriction is proposed in Naperville Ridge. The petitioner’s Development Petition (attached to this agenda item) anticipates the development will be popular amongst the aging demographic as the duplexes feature first-floor primary rooms along with a no-maintenance living.
• Accessibility/visitability: Due to site challenges, the petitioner has indicated they are not able to accommodate zero-step entries for this development. The petitioner can provide additional information regarding accessibility options and features that are available to inquirers.
• Affordability/attainability: Naperville Ridge will consist of 94 market-rate units. The petitioner provided an Affordable Housing Response (available in the attachments) which outlines that the development is intended to address the growing demand for upscale, maintenance-free housing for households meeting or exceeding Naperville’s median income.
• School Impact: The subject property is located within the boundaries of the Naperville Community Unit District 203 (School District). The petitioner provided the School District with a letter detailing the proposed development and the School District is agreeable to a cash-in-lieu of land donation, with the assumption the development is targeting empty nesters.
Annexation and Rezoning
The petitioner proposes annexation of the subject property into the City of Naperville. The subject property is contiguous to the City of Naperville’s current municipal boundaries and is eligible for annexation. The annexation request is not reviewed by the Planning & Zoning Commission, but information is provided for reference. City Council will consider the request at a subsequent public hearing.
The petitioner seeks to rezone the property to R2 (Single-Family and Low Density Multiple-Family Residence District) upon annexation. The intent of the R2 district is to provide multiple-family areas of a low-density character accommodating a variety of housing types and compatible uses.
Several different zoning districts and land uses abut the subject property:
• North: Unincorporated DuPage County - single-family residential
• East: Village of Woodridge - Thornberry Woods Apartment Community
• South: Unincorporated DuPage County - single-family residential
• West: Zoned R1B PUD & R1A in the City of Naperville - Laurel Glen/Cobblebrook Crossing/Hatchwood Farm Subdivisions
The R2 zoning district and proposed Naperville Ridge development are anticipated to provide a transition between single-family homes to the west and multi-family development to the east. Additionally, the R2 zoning district is consistent with the LUMP’s recommendations of Single-Family and Duplex Residential on adjacent properties.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Map Amendment can be found in the attachments.
Development Plans
The development plans for Naperville Ridge have been updated since public notice for the public hearing was issued. Updated plans are attached to this agenda item and include a park site that will be dedicated to the Naperville Park District and a hammerhead-shaped turnaround on the western portion of the site. The proposed changes also converted Road A Lane to an emergency access road connecting to 77th Street.
Staff has determined that the proposed changes do not impact the petitioner’s requested entitlements. The revised plans are currently being reviewed for full technical compliance with City codes and regulations and will not be sent to City Council for review until compliance has been reached.
Planned Unit Development (PUD)
The petitioner seeks approval of a conditional use for a PUD and a preliminary PUD plat in the R2 zoning district for Naperville Ridge. The Naperville Municipal Code identifies that the objective of a PUD is to encourage a higher level of design and amenity than is possible to achieve under otherwise applicable zoning regulations. The proposed development will consist of 94 duplexes to be constructed around existing natural features on the subject property.
Common Open Space
Section 6-4-3:3 of the Municipal Code requires that PUDs with single-family attached residential uses provide outdoor common areas covering a minimum of 30% of the site. The proposed site layout provides approximately 15 acres of common open space area, which is equivalent to 55% of the total lot coverage. These open space areas preserve existing natural features, including water resources and mature trees on the site, while introducing limestone pathways, educational signage, housing habitat elements and seating areas for residents to enjoy.
Additionally, the petitioner has agreed to dedicate an approximately 0.62-acre park to the Naperville Park District. Per Section 6-4-2 of the Municipal Code, dedicated park space is not included in the calculation of required outdoor common areas; however, will provide a recreational benefit to nearby residents.
Elevations
Section 6-4-3:11.1.3 (Designs and Criteria) of the Municipal Code requires PUDs to feature superior architectural design. The elevations proposed for Naperville Ridge feature two distinct styles - a contemporary tudor design and a craftsman design. The petitioner has agreed to provide a minimum of two color options for each design, and no more than 3 identical buildings will be located next to each other.
Findings of Fact
The petitioner’s responses to the Standards for Granting or Amending a Planned Unit Development can be found in the attachments.
PUD Deviations
Multiple deviations are requested for the Naperville Ridge development as further detailed in the petitioner’s Development Petition attached to this agenda item:
• Setbacks: A deviation to Section 6-6C-7:1 (R2/Yard Requirements) is requested to reduce the front and rear yard setbacks from 25 ft. to 20 ft. The petitioner indicates that reducing the front and rear yard setbacks does not result in increased building mass, height, or density. Instead, the requested deviation allows the site plan to be developed with wetlands and special management areas in mind, ensuring sensitive environmental features and required buffers are preserved.
• Fencing: A deviation to Section 6-2-12:1 (Fences/Residence Districts) is requested to allow an 8-foot-tall fence to be installed along the west, south, and east property lines. The proposed 8-foot fence is intended to serve as a buffering and screening element. Oftentimes, staff is supportive of additional buffering and screening between land uses of varying intensities; however, staff considers Naperville Ridge to be a low-density development, compatible with adjacent single-family neighborhoods. As such, staff is supportive of the request along the east property line, adjacent to multi-family residential, but recommends a 6-foot fence be installed along the west and south property lines in accordance with code requirements.
• Parkway trees: A deviation to Section 5-10-3:3 (Landscaping and Screening/Parkway Landscaping) is requested to reduce the number of required parkway trees and relocate them to other areas in the development where possible. The petitioner indicates that the development’s site plan was specifically designed around critical wetlands, required wetland buffers, and tree preservation efforts, which influences the design of neighborhood roadways, utilities, and residential lots. Due to limited parkway depths and the City’s required utility clearances, strict compliance with the parkway tree requirements is not feasible. The petitioner proposes parkway trees in the parkway where possible and has relocated some of the required trees to the front yards of residential lots to meet the intent of the City’s parkway tree requirement.
• Right-of-way (ROW) width: A deviation to Section 7-4-2:1.6 (Streets/Local Streets) is requested to reduce the required minimum right-of-way from 66 feet to 60 feet. As noted above, the development’s site plan was specifically designed around environmentally sensitive features, which influences the placement and design of roadways, utilities, and residential lots. The proposed 60-foot right-of-way will accommodate all adequate vehicular circulation, utilities, and pedestrian facilities. The City’s engineering staff have reviewed the request and find it to be appropriate for the development.
Findings of Fact
The petitioner’s responses to the required standards for each PUD deviation requested can be found in the attachments.
Preliminary Plat of Subdivision (City Council review)
The petitioner proposes a preliminary plat of subdivision to subdivide the 32-acre subject property into 47 residential lots and outlots that will function as designated stormwater management areas and conservation areas. Subject to approval of the petitioner’s requested PUD deviations, staff finds the proposed plat of subdivision meets the technical requirements for approval.
Temporary Marketing Signage (City Council review)
Pulte seeks approval of a temporary use to install temporary marketing signs as detailed in the attached Marketing Plan. All signage proposed is temporary in nature and includes marketing for the community, model home identification, and directional signage. Proposed signage exceeds Municipal Code allowances for the number of signs permitted and square footage allowances but is consistent with marketing signage installed for other Pulte communities in Naperville, including Wagner Farms, Naper Commons, and Naperville Polo Club.
The temporary signage request is not reviewed by the Planning & Zoning Commission, but information is provided for reference. City Council will consider the request at a subsequent public meeting.
Key Takeaways
§ The petitioner proposes annexation into the City of Naperville and rezoning to R2 upon annexation. The subject property is contiguous to the City of Naperville’s current municipal boundaries and is eligible for annexation, and staff finds the proposed R2 zoning designation to be appropriate for the property and consistent with LUMP recommendations in the general area.
§ The petitioner is proposing to construct 94 market rate, non-age-restricted duplex units.
§ The petitioner requests approval of a conditional use for a PUD and a Preliminary PUD Plat with various deviations as outlined above and in the petitioner’s Development Petition. Staff is not supportive of the fence deviation as currently proposed.
§ The petitioner requests approval of a preliminary plat of subdivision and temporary use for marketing signage that exceeds code allowances. These requests are subject to City Council review.