PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
title
Conduct the public hearing to consider a variance for an asphalt contractor business at 1756 North Aurora Road (Asphalt Paving Professionals) - DEV-0053-2025
body
DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Anna Franco, AICP, Community Planner
ENTITLEMENTS REQUESTED:
A variance to Section 6-8C-7:1 (I: Yard Requirements) of the Naperville Municipal Code to allow the parking area to encroach into the 100’ front yard setback
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0053-2025 was published in the Naperville Sun on Sunday, May 17, 2026.
BACKGROUND:
The 10-acre subject property is currently vacant and is zoned I (Industrial District). The property is located on the south side of North Aurora Road, between Storage Mart to the east and Brickworks Supply Center to the west and is across the street from residential townhomes and duplexes on the north side of North Aurora Road.
The property was subdivided into its current configuration in association with the development of the Storage Mart (previously Metro Storage) property. On June 7, 2016, the City Council approved Ordinance 16-079 for a parking variance and a front yard setback variance to reduce the required 100-foot setback to approximately 33 feet for the Metro Storage.
DISCUSSION:
The petitioner, Scott Odes, requests approval of a front yard setback variance to construct a warehouse and office building on the subject property for his asphalt contractor business. The proposed 1-story building is a total of 10,000 square feet and will consist of approximately 2,000 square feet of office with the remaining 8,000 square feet for truck and equipment storage for the asphalt paving business. The building is comprised entirely of gray and tan brick and access to the office is located on the north side of the building. The building features two overhead doors on the north and south facades for truck ingress and egress.
A total of 18 off-street parking spaces are provided along the north and west sides of the building with drive aisles provided around the perimeter of the building. Access to the subject property is unique in that there is no direct access onto North Aurora Road. Instead, cross access has been platted to permit vehicular access via the Storage Mart property to the east and the Brickworks Supply Center property to the west. A large storage yard is proposed at the rear of the building, which is screened with a minimum 6’ high, solid fence. The petitioner has confirmed that no asphalt manufacturing will occur on the subject property.
Setback Variance
The petitioner requests a variance from Section 6-8C-7:1 to allow the front parking area to encroach into the required front yard setback. Section 6-8C-7:1 (I: Yard Requirements) requires that “there shall be a required yard adjacent to each existing or proposed roadway … provided that such a yard across from a residence district shall equal 1 foot in depth for each foot of building height but in no event shall the yard be less than 100 feet in depth.” Because the property located on the north side of North Aurora Road is improved with townhomes in a residence district, a 100’ parking lot setback is required.
The proposed building will be setback approximately 132’ from the front property line; however, the parking lot at its closest point will be setback approximately 75.1’ from the front property line. While the building complies with the minimum front yard setback, the location of the proposed parking area requires a variance from Section 6-8C-7 (I: Yard Requirements) of the Municipal Code.
Findings of Fact
Given that the building will be setback greater than 100’ from the front property line and staff will ensure substantial landscaping will be provided in front of the parking lot, staff finds the parking lot will have minimal impact on adjacent properties and not alter the essential character of the neighborhood. The petitioner’s responses to the standards for granting a variance are attached. Upon review, staff agrees with the petitioner’s findings and recommends their adoption by the Planning and Zoning Commission.
Key Takeaways
The petitioner requests a variance to the required front yard setback to construct an office and warehouse associated with an asphalt contractor business on the subject property. Staff supports the request.