CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
title
Pass the ordinance granting variances to Sections 5-10-3:4.3.2, 5-10-3:5.2.4, and 6-6E-7 of the Naperville Municipal Code for 595 W 5th Avenue and 601 W 5th Avenue (Naperville CUSD 203 Transportation Building) - DEV-0166-2025
body
DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
BOARD/COMMISSION REVIEW:
The Planning and Zoning Commission considered DEV-0166-2025 on April 15, 2026, and recommended approval of the request (approved 6-0).
BACKGROUND:
The subject property is located at 595 W 5th Avenue and 601 W 5th Avenue and is approximately 3.9 acres in size. It is owned by Naperville CUSD 203 and operated as a transportation facility for the school district. Naperville CUSD 203 (the School District) plans to demolish the existing transportation building on the site and construct a new transportation building and parking facilities.
The City’s Land Use Master Plan (LUMP) designates the subject property as Urban Center and Institutional. No changes in land use or zoning are being requested with the petitioner’s proposal.
DISCUSSION:
The School District plans to improve their transportation facility with a new, modernized building and improved parking facilities. The petitioner indicates that the proposed transportation building will be approximately 12,400 square feet in size, and surface parking areas will provide parking for approximately 146 staff members and visitors. The existing bus garage will be demolished, and the bus parking lot will be reconfigured to accommodate the entire fleet of buses.
To implement this project, Naperville CUSD 203 requests approval of fencing and setback variances as further detailed below.
Changes Since the April 15, 2026 PZC Meeting
Following the April 15, 2026, PZC meeting, staff further researched the School District’s property. Although the staff report initially suggested the property was part of the 1980 M.O.V.-Ross Joint Venture PUD approved by Ordinance 80-037 in 1980, a subsequent review found no final PUD plat for this specific parcel (unlike adjacent properties including Windscape Village). Consequently, staff has made the finding that no active PUD applies to the School District’s property.
The School District’s request has been amended to include only two variance requests:
1. A variance to Section 5-10-3:4.3.2 and Section 5-10-3:5.2.4 to eliminate the requirement for a continuous fence and landscape buffer measuring 6 ft. tall along the north property line.
2. A variance to Section 6-6E-7 to eliminate the required 15 ft. interior side yard along the shared property line, east of the transportation building.
Variances
• Fencing/Buffering: The School District seeks approval of a variance to Sections 5-10-3:4.3.2 and 5-10-3:5.2.4 of the Naperville Municipal Code (“Code”) to eliminate the fencing/buffering requirement along the north property line. The intent of these sections of the Code is to ensure adequate buffering is provided between non-residential and residential land uses.
The adjacent Windscape of Naperville Apartments has an existing 6 ft. tall wood fence in place along the subject property’s north property line to screen residential units from the School District’s property. As such, it would not be beneficial for the School District to install a second fence in this location at this time.
Instead, the School District plans to install extensive landscaping as part of their project, including new trees and shrubs along the north property line. This landscaping will enhance buffering between the transportation facility and the Windscape of Naperville Apartments by adding both height and depth. Additionally, the School District agrees to install fencing and/or additional landscaping along the north property line if the existing fencing is ever removed. Staff is supportive of the petitioner’s request.
• Interior Side Yard Setback: The School District seeks approval of a variance to Section 6-6E-7 of the Code to eliminate the required 15 ft. interior side yards along the shared property line, east of the transportation building. The intent of Section 6-6E-7 of the Naperville Municipal Code is to ensure adequate space is provided between adjacent properties and land uses.
The requested variance to eliminate the required interior side yard along the shared property line is consistent with the intent of this code section because the property immediately adjacent to the east is also owned by the School District. The School District utilizes both properties for its transportation needs, and vehicular access between the two properties is maintained.
Staff finds that strict enforcement of Section 6-6E-7 and requiring a 15 ft. interior side yard to be maintained would result in a reduced parking area and inefficient use of space for the School District. Additionally, granting approval of the variance will not result in a reduced yard adjacent to a residential property or a property under separate ownership. Instead, the proposal will result in improved functionality of the site.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Variance can be found in the attachments for each variance requested. Upon review, the PZC and staff agree with the petitioner’s findings and recommend their adoption by City Council.
Planning and Zoning Commission Action
The Planning and Zoning Commission considered this matter at their meeting on April 15, 2026. No members of the public provided testimony. The Planning and Zoning Commission discussed electric vehicle charging stations, the layout of the parking lot, bus idling, and the location of the overhead garage doors. The PZC also confirmed the School District’s agreement to install fencing and/or buffer along the north side of the property in the future to maintain adequate screening if needed.
Following these discussions, the Planning and Zoning Commission closed the public hearing and voted to recommend approval of the petitioner’s requests (approved 6-0).
Staff agrees with the Planning and Zoning Commission’s recommendation.