PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for 540 Weston Ridge Drive (Weston Ridge Apartments) - DEV-0035-2026
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
ENTITLEMENTS REQUESTED:
1. A major change to Lot 8 of the Railway Plaza Commercial PUD and deviations to the following sections of the Naperville Municipal Code:
(i) Section 6-6E-5 to increase the permissible density from 25 residential units to 65 residential units on the subject property;
(ii) Section 6-6E-8 to increase the maximum height permitted from 43 ft. to approximately 47 ft.;
(iii) Section 6-16-4 to allow a wall sign on a residential property.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0035-2026 was published in the Naperville Sun on Sunday, August 2, 2026.
BACKGROUND:
The subject property consists of approximately 1.5 acres and is known as Lot 8 of the Railway Plaza PUD. The subject property is improved with a parking lot that was previously used for private commuter parking spaces. The petitioner, 540 Weston Ridge, LLC, proposes redeveloping the property with an apartment building consisting of 65-micro-units. To do so, the petitioner requests approval of a major change to the Railway Plaza PUD to remove the commercial limitations previously placed on the property, along with deviations to increase the density from 25 residential units to 65 residential units, increase the maximum height from 43 ft. to approximately 47 ft., and allow a wall sign on a residential property.
The City’s Land Use Master Plan identifies the future place type of the subject property to be Urban Center which identifies multi-family residential as an appropriate supporting use. Staff finds the petitioner’s proposal to be compatible with this designation.
DISCUSSION:
Zoning Background
In 2009, the City approved Ordinance No. 09-062 and 09-063 rezoning the subject property from R3 (Medium Density Multiple-Family Residence District) to B3 (General Commercial District), along with a major change to the Railway Plaza PUD to utilize the subject property for 167 private commuter parking spaces. Under the terms of the 2009 approvals, discontinuance of the parking lot use automatically reverts the property’s zoning designation back to R3 in accordance with original Railway Plaza PUD approvals. Consequently, the subject property is currently zoned R3 (Medium Density Multiple-Family Residence District) PUD.
Weston Ridge - Multi-Family Residential Development
Weston Ridge Apartments are planned to include 65 micro-units ranging approximately 506-640 square feet in size. The proposed micro-units are intended to provide an attainable housing option for rent burdened renters, with numerous onsite amenities. Shared amenities will include a lobby, lounge area/community room, fitness center, storage lockers, bike storage and an outdoor patio.
The following are key development considerations for the Weston Ridge Apartments:
• Accessibility: The Development Petition (included in the attachments) notes that the project will feature eleven ground-level units with direct private outdoor entrances, thereby enhancing accessibility and usability for residents of varying mobility levels.
• Affordability/Attainability: Weston Ridge will include 65 micro-unit apartments which are intended to align with current affordability metrics per The Department of Housing and Urban Development (HUD) and the Naperville Area Median Income (AMI); however, the development will not be restricted to income qualifying people and there will be no rental restrictions which ensure ongoing attainability.
• Parking: The People Over Parking Act went into effect on June 1, 2026, and requires municipalities to eliminate parking minimums for new construction near qualifying transit stops and corridors. As a result, the City is no longer able to require any minimum off-street parking for any development (commercial, residential, industrial, etc.) that falls within 0.5 miles of the Route 59 or Naperville Metra train stations.
For informational purposes only:
Per Section 6-9-3 of the Naperville Municipal Code, multi-family residential developments that are not impacted by the People Over Parking Act are required to have 2 parking spaces plus 0.25 guest parking spaces per residential unit proposed; therefore, a 65-unit building would be required to have 146 parking spaces provided on-site. The petitioner’s site plan includes 73 parking spaces, which is equivalent to one parking space per unit plus 8 guest parking spaces.
• School Impacts: Indian Prairie School District 204 has provided a letter indicating a neutral position on this development.
Major Change to the Railway Plaza PUD
Although discontinuation of the commuter parking lot reverts the subject property’s zoning designation back to R3, the original Railway Plaza PUD placed commercial limitations on the property which remain in effect despite the R3 zoning designation. The subject property has not been utilized as a commercial property in accordance with the PUD limitations as no commercial development has been proposed or developed on the site. The petitioner requests approval of a major change to the Railway Plaza PUD to remove the commercial limitations previously applicable to the subject property (Lot 8 of the Railway Plaza PUD) and develop the site with an apartment building. Multi-family residential is a permitted use in the underlying R3 zoning district.
The proposed major change will convert an underperforming site to a residential development that supports housing diversity and affordability, walkability, and resident proximity to transit, all of which are consistent with goals identified in the City’s Land Use Master Plan.
The Weston Ridge Apartments have been designed to complement the surrounding area as well. The building elevations have been designed to complement adjacent non-residential land uses and represent a modern “loft” style industrial building. The petitioner has agreed to use a shaded red brick that is consistent with the commercial properties within the Railway Plaza PUD, and fiber cement panels. Additionally, common open space and amenities have been included onsite for the residents. No adverse impacts are anticipated to result from the development.
Findings of Fact
The petitioner’s responses to the Standards for Amending a PUD can be found in the attachments.
PUD Deviations
The following deviations are requested for Weston Ridge Apartments:
• Density: Section 6-6E-5 (Area Requirements) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH6REDI_ARTER3MEDEMUMIREDI_6-6E-5ARRE> of the Municipal Code permits a multi-family residential density of one unit per 2,600 sq. ft. of lot area, which would allow approximately 25 units to be developed on the subject property. The petitioner seeks approval of a variance to allow the development to have a density of one unit per 1,021 sq. ft. of lot area, for a total of 65 micro-unit apartments on the subject property.
The petitioner’s Development Petition notes that increased density is appropriate for the subject property since it is located within a unique, mixed-use area that has access to the Route 59 train station and Pace Bus services. Additionally, the requested density deviation relates to the affordability of the units and the ability to efficiently utilize resources to allow this project to be successful.
The City’s LUMP notes that deviations for increased density may be most appropriate in areas near arterial roadways (such as North Aurora Road), or walkable to commercial businesses and other amenities such as public transit.
• Height: Section 6-6E-8 (Height Limitations) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH6REDI_ARTER3MEDEMUMIREDI_6-6E-8HELIBURE> of the Municipal Code identifies a maximum height of 43 feet for residential buildings in the R3 zoning district. The petitioner proposes a building height of approximately 47 feet. The petitioner notes that while the project includes a modest increase in height, it does not alter the fundamental residential character or intensity envisioned by the underlying zoning. The additional 3.5 feet is believed to be reasonable and proportionate, as it is largely attributed to contemporary construction practices, including floor-to-ceiling heights, structural systems, and roof assembly requirements.
The LUMP identifies areas where residential is adjacent to, or across the street from, non-residential land uses as suitable locations for deviations such as the height deviation proposed. Staff finds the surrounding commercial and industrial areas to provide suitable conditions for additional height to be considered. Staff also notes that the location of the property near the Route 59 train station supports a slightly greater building height as part of a transit-oriented development pattern.
• Wall sign: Section 6-16-4 (Signs on Residential Property) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH16SI_6-16-4SIREPR> of the Municipal Code prohibits wall signage on residential properties. The petitioner seeks approval of a variance to install wall signage to identify the north facing entrance of Weston Ridge Apartments. The proposed wall sign is intended to function as building identification, similar to address numbers; however, it exceeds standard building addressing with a stylized appearance and “WR” after the numbers. Staff finds the proposed design to complement the building façade and to be appropriately sized. The subject property is located between commercial and industrial properties; therefore, the signage will not be visible to the adjacent residential uses.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Deviation can be found in the attachments for each deviation requested.
Key Takeaways
• The petitioner requests approval of approval of a major change to the Railway Plaza PUD to remove the commercial limitations previously placed on the property, along with density, height and wall sign deviations to develop 65 micro-units to be known as Weston Ridge Apartments.