CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Receive the staff report for Hines Diehl Road Resubdivision (Item 1 of 4)
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
BOARD/COMMISSION REVIEW:
The Planning and Zoning Commission considered the petitioner’s requested photometric deviations (DEV-0050-2025) on May 7, 2025, and voted to recommend approval of the petitioner’s requests (approved 9-0). Staff concurs with the PZC’s recommendation.
The petitioner’s proposed final plat of subdivision and final planned unit development (PUD) plat (DEV-0030-2025) are subject to City Council review only.
BACKGROUND:
The subject property, also known as Hines Diehl Road Resubdivision, consists of approximately 9.5 acres located at 1200 E. Diehl Road. Hines Diehl Road Resubdivision is planned to develop as a planned unit development (PUD) with multi-family residential and restaurant/retail uses.
On November 5, 2024, City Council approved the following ordinances relating to the Hines Diehl Road Resubdivision: (i) Ordinance 24-119 rezoning the subject property from ORI (Office, Research and Light Industry District) to OCI (Office, Commercial and Institutional District); (ii) Ordinance 24-120 approving a Preliminary Plat of Subdivision and subdivision deviation; and, (iii) Ordinance 24-121 approving a conditional use for a PUD and a Preliminary PUD Plat with various zoning deviations and conditional uses for retail, restaurants, multi-family residential and parking as a principal use.
DISCUSSION:
Photometric Deviations
The petitioner is seeking approval of additional PUD deviations, including a deviation to Section 6-14-4:3.2.5 (Exterior Lighting/ Luminaire Design Factors) of the Naperville Municipal Code to allow reuse of existing light poles that exceed permissible height requirements, and to Section 6-14-4-3.3.3 (Exterior Lighting/ Standards And Requirements) to permit a maximum of 0.5 footcandles along the south property line of the subject property. Approval of these deviations will allow the developer to use and maintain the existing light poles on the subject property as a means of leveraging existing resources and minimizing waste during redevelopment. Additional information on the requested deviations is as follows:
• Pole Height. Section 6-14-4:3.2.5 (Exterior Lighting/ Luminaire Design Factors) of the Naperville Municipal Code restricts light pole height in commercial districts to 25 feet. The existing light poles on the subject property were installed when the property was industrially zoned and measure approximately 32 feet in height, consistent with industrial district allowances. The lights consist of an approximately 30-foot-tall light pole on a 1/1.5-foot-tall base.
Approval of Ordinance 24-119, which rezoned the subject property from an industrial district (ORI) to a commercial district (OCI), combined with the planned redevelopment of the subject property, generates the need for code-compliant lighting to be installed. As noted above, the maximum light pole height within a commercial district is 25 feet. The petitioner seeks approval of a light pole height deviation to allow reuse of the existing 32-foot-tall light poles.
Staff finds the existing 32-foot-tall light poles to remain compatible with the character of the redevelopment due to the size and massing of the proposed residential building and surrounding land uses, and to adequately light the surface parking areas. Staff has not received any complaints regarding the existing lighting from surrounding property owners and does not believe there will be any negative impacts to adjacent properties.
• Lighting Levels Along South Property Line. Section 6-14-4-3.3.3 (Exterior Lighting/ Standards And Requirements) of the Naperville Municipal Code restricts footcandle readings to a maximum of 0.1 along property lines bordering residential properties. Staff notes that while the property immediately south of the subject property is zoned for residential use (commonly known as the Iroquois Club), it is improved with a stormwater management area and walking paths. The Iroquois Club’s residential units maintain a significant setback from the proposed development’s parking areas and parking lot lighting.
The existing light levels measure approximately 0.9 horizontal footcandles along the subject property’s south property line. Through redevelopment of the site, the petitioner proposes a maximum of 0.5 footcandles along this property line, achieved by relocation and/or elimination of some light poles. The proposed light levels are an improvement over existing conditions but continue to exceed code requirements by 0.4 footcandles.
Staff finds the requested deviation to be acceptable since the impact of light spillage is constrained to the walking path around the detention basin and is not directly adjacent to any residences. Furthermore, staff has not received any complaints regarding light levels on the property in its current state and believes maintaining the existing light poles along the south property line will help maintain a cohesive appearance for the redevelopment.
Findings of Fact
The petitioner’s responses to the Standards for Granting a PUD Deviation can be found in the attachments. Upon review, the PZC and staff agree with the petitioner’s Findings as they pertain to each request and recommend their adoption by City Council.
Planning and Zoning Commission Action
The Planning and Zoning Commission conducted a public hearing to consider DEV-0050-2025 on May 7, 2025. No members of the public provided comments. Following limited discussion, the PZC closed the public hearing and voted to recommend approval of the petitioner’s requested photometric deviations (approved 9-0).
Final Plat of Subdivision
The petitioner is seeking approval of a final plat of subdivision of Hines Diehl Road Resubdivision. The proposed Final Plat of Subdivision substantially conforms to the Preliminary Plat of Subdivision approved by Ordinance 24-120 for Hines Diehl Road Resubdivision. The proposed subdivision plat resubdivides the subject property into five lots zoned OCI.
Owner’s Acknowledgement and Acceptance
An Owner’s Acknowledgement & Acceptance Agreement has been referenced within the ordinance approving the final plat of subdivision. Within the OAA, specific provisions are included regarding the petitioner’s required school and park donations. The Owners will satisfy school and park impact fees by payments of cash in lieu of land, with payments being made prior to the City’s issuance of a building permit (vertical construction) for the subject property.
Final PUD Plat
The proposed Final PUD Plat of Hines Diehl Road Resubdivision substantially conforms to the Preliminary PUD Plat approved through Ordinance 24-121, thereby eliminating the need for a Planning and Zoning Commission review. Staff finds the proposed site design and mix of uses to be consistent with preliminary plans, as well as site circulation, access and open space amenities.
The proposed development will include two commercial buildings located at the main entrance along Diehl Road, and a multi-family residential building with a total of 306 dwelling units to the south. The existing parking garage on the property will remain to ensure adequate parking is provided for both the proposed commercial uses and residential units. The development is anticipated to support nearby employment centers by offering dining and shopping options that make the corridor a more attractive work environment; and, the residential units will provide housing opportunities proximate to nearby offices as well as a consistent customer base for surrounding businesses. The PUD features outdoor patio spaces, quality architecture and residential amenities.
Landscape Plan
The proposed landscape plan is consistent with the preliminary landscape plan approved through Ordinance 24-121. The plan includes outdoor common areas with patio space, landscaped pedestrian connections throughout the development, and outdoor courtyards for residents.
Building Elevations
The elevations proposed for the Hines Diehl Road Resubdivision are consistent with those approved during preliminary approvals and reflect a variety of building materials, including brick, significant glass elements, masonry or composite siding, and metal cladding to blend traditional building materials with a more modern design aesthetic. The proposed elevations include brick accents at the ground level and on the sections of building that protrude or face public rights-of-way.
Conclusions and Key Takeaways
The PZC and staff are supportive of the petitioner’s proposal to maintain/reuse the subject property’s existing light poles. The petitioner has identified that adaptive reuse of the light poles is environmentally conscious, and existing site lighting has not hindered development or redevelopment of adjacent parcels.
The petitioner’s proposed final plat of subdivision and final PUD plat are in substantial conformance with the preliminary entitlements approved by Ordinance 24-120 and Ordinance 24-121; therefore, staff is supportive of the requests.