CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
title
Receive the staff report and conduct the public hearing to consider the Annexation Agreement for The Residences at Naper and Plank (PZC 24-1-128/DEV-0035-2025) (Item 1 of 7)
body
DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Adam Beaver, AICP, Community Planner
ENTITLEMENTS REQUESTED:
1. Annexation into the City of Naperville.
2. Rezoning to R3A (Medium Density Multiple-Family Residence District).
3. Conditional use for a planned unit development.
4. Approval of a preliminary planned unit development plat.
5. Deviation to Section 6-6D-8 of the Naperville Municipal Code to permit a maximum building height of 38 feet.
6. Deviation to Section 6-6D-5 of the Naperville Municipal Code to permit 90 total dwelling units with a density of 11 units per acre.
7. Approval of a preliminary plat of subdivision.
8. Deviations from the Naperville Design Manual for Public Improvements.
BOARD/COMMISSION REVIEW:
The Planning and Zoning Commission considered PZC 24-1-128/DEV-0035-2025 at the May 21, 2025 and voted to recommend approval of the requests (approved 5-0). Staff concurs.
BACKGROUND:
The subject property is comprised of 12 properties generally located as shown on the attached Exhibit A, described in the attached Exhibit B, and is approximately 8.21 acres in size. All properties are currently located in unincorporated DuPage County. The subject property is largely unimproved with several existing lots having structures which are proposed to be demolished prior to development. The petitioner is proposing the development of 90 single family attached dwelling units on the subject property known as The Residences at Naper and Plank.
DISCUSSION:
Annexation Request
The petitioner is requesting annexation into the City of Naperville. The subject property is contiguous with the City’s corporate boundaries and is therefore eligible for annexation. The Annexation Agreement, included in the attachments, outlines all applicable requirements for the subject property
Rezoning
The petitioner is requesting the subject property to be rezoned to R3A (Medium Density Multiple-Family Residence District) upon annexation into the City of Naperville.
The City’s Comprehensive Master Land Use Plan lists the future land use for the proposed Lot 2 and Lot 3 as medium density residential with single-family attached homes noted as a primary use within this land use category. The medium density residential designation was provided in recognition that the area serves as a transition between the Ogden Avenue commercial corridor and adjacent residential uses to the south and east.
The R3A zoning district is included as a compatible zoning district for the medium density residential place type in the Comprehensive Master Land Use Plan and single family attached dwellings are a permitted use in the R3A district.
The City’s Comprehensive Master Land Use Plan lists the future land use of the proposed Lot 1 as single family and duplex residential. Staff finds that the 2-story townhomes proposed for Lot 1 will serve as a transition between Burlington Avenue and the single-family homes located north of Lot 1, as well as a transition to the property located west of Naperville Wheaton Road which is designated as “Urban Center” and zoned B3 (General Commercial District).
Staff finds the requested R3A zoning to be appropriate for Lots 1, 2, and 3 of the proposed development based upon the findings above. Staff also finds that the proposed townhomes will satisfy the Comprehensive Master Land Use Plan recommendations to permit developments with residential land uses that help diversify Naperville’s housing stock and address housing needs by including a variety of unit types and price-points in the form of mixed-use, multi-unit, or townhomes.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Map Amendment can be found in the attachments. Upon review, the Planning and Zoning Commission and staff agree with the petitioner’s Findings and recommend adoption by the City Council.
Conditional Use for Planned Unit Development & Approval of a Preliminary Planned Unit Development Plat
The petitioner is proposing to develop the subject property as a planned unit development (PUD), which requires conditional use approval under Section 6-6D-3 of the Naperville Municipal Code for the R3A zoning district. The development of the subject property as a PUD ensures that a higher level of amenities and open space are provided on site than would be required if developed without a PUD. Residential PUDs require at least 30% of the land area to be open space with this petitioner proposing to provide approximately 2.34 acres of open space, or 31%, comprised of common gathering areas and walking paths throughout the development. In addition to the 31% open space, the petitioner is proposing to separately dedicate approximately 0.62 acres of the subject property to the Naperville Park District for use as a publicly accessible park.
The proposed residential buildings are divided into two types of single family-attached units: two-story townhomes and three-story rowhomes. All required zoning setbacks are met with the proposed buildings and all elevations meet the City’s masonry requirements. The petitioner states that they have provided high quality building facades along the perimeter of the subject property with the parking areas and drive aisles located on the interior of the development to provide optimal functionality and aesthetics. The three-story rowhomes are proposed on Lot 2 along the heavier trafficked roadways of Naper Boulevard and Plank Road while the two-story townhomes are proposed on Lot 1 and at the north end of Lot 2 in proximity to the existing single family homes. Staff finds the site design to be appropriate with considerations given to how the proposed buildings and public spaces will interact with the existing neighborhood. Staff is supportive of the requested planned unit development and the approval of a preliminary planned unit development plat.
Several public comments have been provided in response to the townhome units being proposed as rental units. It is important to note that the City’s Zoning Code does not regulate whether a residential unit is, or can be, renter or owner occupied and Code requirements do not differentiate between units that are renter or owner occupied.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Conditional Use for a Planned Unit Development are available in the attachments. Upon review, the Planning and Zoning Commission and staff agree with the petitioner’s Findings and recommends their adoption by the City Council.
Building Height Deviation
Section 6-6D-8 of the Naperville Municipal Code restricts the building height of all buildings in the R3A district to a maximum of 35 feet. The petitioner is requesting a PUD deviation for a maximum building height of 38 feet for the proposed three-story buildings designated as rowhomes. The rowhomes comprise ten buildings out of the 17 total buildings and 56 out of the 90 total units proposed on the subject property. The seven proposed two-story townhome buildings meet the 35 foot maximum height restriction and are not included in the requested height deviation.
The petitioner states that the rowhomes were situated and designed to buffer the surrounding area from Naper Boulevard and Plank Road and that the additional three feet in height is necessary to maximize the livable area inside each unit and to allow for a desirable roof design. Staff does not have concerns with the requested height deviation due to the location of the units along the perimeter of the subject property and their proximity to heavier trafficked roadways.
Findings of Fact
The petitioner’s responses to the Standards for Granting a PUD Deviation can be found in the attachments. Upon review, the Planning and Zoning Commission and staff are in agreement with the petitioner’s Findings and recommends their adoption by the City Council.
Density Deviation
Section 6-6D-5 of the Naperville Municipal Code states that in the R3A district lots containing single family attached dwellings require that the sum of the area of the lot shall not be less than the number of dwellings times 4,000 square feet and shall not be more than eight dwelling units per acre on a modified gross density basis. The petitioner is proposing 90 units on the subject property when 64 units would be permitted. Additionally, the petitioner is requesting a density of 11 dwelling units per acre.
The City’s Comprehensive Master Land Use Plan includes a typical density range of up to 12 units per acre for the subject property’s medium density residential future land use designation. Staff notes that the requested 11 units per acre falls within the density range identified for the future place type and finds that the request is appropriate for the site given that the petitioner is proposing to exceed the required open space requirement and dedicate additional land as a public park as part of the development. Staff does not have concerns with the requested density deviations.
Findings of Fact
The petitioner’s responses to the Standards for Granting a PUD Deviation are available in the attachments. Upon review, the Planning and Zoning Commission and staff are in agreement with the petitioner’s Findings and supports their adoption by the City Council.
Preliminary Plat of Subdivision
The petitioner is proposing to subdivide the approximately 8.21 acre subject property into three lots. The proposed single family attached dwelling units are proposed on Lots 1 and 2 of the subdivision and Lot 3 is proposed as the land dedicated to the Naperville Park District. Staff does not have concerns with the proposed subdivision and will ensure that the plat of subdivision meets all technical requirements for final approval.
Deviations to City of Naperville Design Manual For Public Improvements
The petitioner is requesting three deviations from the Naperville Design Manual for Public Improvements. The petitioner is requesting approval of a deviation from Section 1.3.2 of the Design Manual to permit a minimum drive aisle width of 24 feet in lieu of 26 feet, a deviation from Section 1.3.2 of the Design Manual to permit a minimum distance between two parallel buildings of 36 feet in lieu of 61 feet, and a deviation from Section 1.3.2 of the Design Manual to permit no parking spaces on each side of a shared drive aisle in lieu of required parking.
Staff is in support of these changes as the site exceeds minimum parking requirements without these parking spaces. The developer has also noted they will control parking for the units as a condition of their lease agreements. Staff supports the requested deviations and their adoption by the City Council.
Planning and Zoning Commission Action
The Planning and Zoning Commission conducted the public hearing to consider PZC 24-1-128/DEV-0035-2025 at the May 21, 2025 meeting. Seven members of the public provided comments at the meeting expressing concerns with the development largely relating to density and traffic. The Commissioners asked the Petitioner to provide additional information on the right-of-way improvements that are proposed as well as occupancy timelines. Commissioners noted the proposal’s conformance with the City’s comprehensive master land use plan and also recognized the concerns of the residents. After discussion, the Planning and Zoning Commission closed the public hearing and voted to recommend approval of the petitioner’s requests (approved 5-0). Staff concurs with the Planning and Zoning Commission’s recommendation.
Key Takeaways
• The petitioner requests approval of annexation of the subject property into the City of Naperville. Staff supports the request.
• The petitioner requests approval to rezone the subject property to the R3A district upon annexation. The PZC and staff support the request.
• The petitioner requests approval of a conditional use for a Planned Unit Development and approval of a preliminary planned unit development plat. The PZC and staff support the requests.
• The petitioner requests approval of a deviation to permit a maximum building height of 38 feet. The PZC and staff support the request.
• The petitioner requests approval of a deviation to permit 90 dwelling units on the subject property and a density of 11 units per acre. The PZC and staff support the request.
• The petitioner requests approval of a preliminary plat of subdivision. Staff supports the request
• The petitioner requests approval of deviations to the City’s Design Manual for Public Improvements. Staff supports the request.
FISCAL IMPACT:
N/A