CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Receive the staff report for 701 Royal St. George Drive - PZC 23-1-113 (Item 1 of 3)
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Adam Beaver, AICP, Community Planner
BOARD/COMMISSION REVIEW:
The Planning and Zoning Commission (PZC) considered PZC 23-1-113 on June 5, 2024 and recommended approval of the request as presented (approved 6-0). Staff concurs.
BACKGROUND:
The subject property is located at the northwest corner of Royal St. George Drive and 5th Avenue and is zoned R3 PUD (Medium Density Multiple Family Residence District Planned Unit Development). The 21.31-acre property is currently improved with a clubhouse and parking lot for the associated multi-family residential buildings. The petitioner, F&F Realty Partners LLC, is proposing the construction of a new clubhouse and modified parking lot design at the subject property.
The petitioner requests approval of a major change to the PUD and a deviation to permit six parking spaces to encroach into the required corner side yard.
DISCUSSION:
Major Change/ Preliminary/Final PUD Plat
Pursuant to Section 6-4-6 of the Naperville Municipal Code, the petitioner requests approval of a major change to the Heritage Hill Unit Two PUD to establish controlling plans for the proposed site improvements, including a revised PUD Plat for the property. A major change is also required for the requested setback deviation.
Setback Deviation
Section 6-6E-7 of the Naperville Municipal Code requires a 15-foot corner side yard setback, in which parking spaces are not permitted to encroach. The petitioner is requesting a deviation in order to permit six parking spaces to encroach approximately four feet three inches into the 15-foot setback. The six new spaces will align with 10 existing spaces that encroach the same distance into the setback.
Platted Setback Deviation
The subject property has a 30-foot platted corner side yard setback that the proposed parking spaces will encroach approximately 19 feet 3 inches into. As noted with the deviation to the zoning setback, the six parking spaces will align with 10 existing parking spaces and will not encroach further into the platted setback than the existing spaces.
The impact of the encroachment on neighboring properties is anticipated to be minimal as the new parking spaces will align with the existing parking lot and the nearest property across the street is a commercial shopping center. Staff is supportive of the request due to the proposed encroachment not exceeding the existing encroachment of the current parking lot.
Findings of Fact
The petitioner’s responses to the Standards for Approving a PUD Deviation can be found in the attachments. Upon review, staff agrees with the petitioner’s Findings and recommends their adoption by the City Council.
Planning and Zoning Commission Action
The Planning and Zoning Commission conducted the public hearing for PZC 23-1-113 on June 5, 2024. One member of the public provided testimony noting a desire for more landscape amenities on the site. After limited discussion, the Planning and Zoning Commission voted to recommend approval of the petitioner’s request (approved 6-0). Staff concurs with the PZC’s recommendation.
Key Takeaways
• The petitioner requests approval of a major change to the Heritage Hill Unit Two PUD to approve a new Preliminary/Final PUD Plat and associated deviation to permit a new clubhouse and modified parking lot design at the subject property. The PZC and staff support the request.
• The petitioner requests approval of a setback deviation for six parking spaces to encroach into the required corner side yard setback. The PZC and staff support the request.
• The petitioner requests approval of a platted setback deviation for six parking spaces to encroach into the 30-foot platted corner side yard setback. Staff supports the request.
Related Files
1. Pass the ordinance approving a major change to the Heritage Hill Unit Two PUD, a preliminary/final PUD plat for the Heritage Hill Unit Two PUD and a setback deviation for the property located at 701 Royal St. George Drive - PZC 23-1-113 (Item 2 of 3)
2. Pass the ordinance granting a platted setback deviation for the property located at 701 Royal St. George Drive - PZC 23-1-113 (Item 3 of 3)
FISCAL IMPACT:
N/A