PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
title
Conduct the public hearing for 1960 Lucent Lane (Towns at Naper Commons) - DEV-0042-2026
body
DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
ENTITLEMENTS REQUESTED:
1. Rezoning the subject property from ORI to R2;
2. Conditional use to permit townhomes in the R2 zoning district;
3. Variance to Section 6-6E-7 to allow a 15-foot front yard setback for the rear-loaded townhomes;
4. Variance to Section 5-10-3:3 to reduce the city’s parkway landscaping requirements;
5. Variance to Section 6-2-4 to allow height to be measured from grade to the mean of the roof;
6. Variance to Section 6-6C-8:1 to allow the height of the townhomes to exceed three stories to measure four stories;
7. Temporary use to approve petitioner’s marketing plan (City Council review only);
8. Preliminary Plat of Subdivision (City Council review only).
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0042-2026 was published in the Naperville Sun on Sunday, September 20, 2026.
BACKGROUND:
The subject property consists of approximately 40.87 acres of vacant land located at 1960 Lucent Lane. It is currently zoned ORI (Office, Research and Light Industry District) and is located along the City’s I-88/Diehl Road corridor. Originally part of the Nokia Campus, the property was formerly developed with a 516,000-square-foot office building and associated parking areas. After experiencing prolonged vacancy, the property owner demolished the office building in 2024 to make way for a more viable and productive use of the site.
Pulte Home Company (Pulte) proposes developing the property with approximately 262 townhome units that are intended to function as a continuation of Naper Commons. To do so, Pulte requests approval of:
a) Rezoning the subject property from ORI to R2 (Single-Family And Low Density Multiple-Family Residence District);
b) A conditional use to permit townhomes in the R2 zoning district;
c) Variances to reduce the required front yard setback in various locations, reduce the city’s parkway landscaping requirements, allow height to be measured from grade to the mean of the roof, and allow the height of select townhomes to exceed three stories;
d) A temporary use to approve petitioner’s marketing signage plan (subject to City Council review); and,
e) A preliminary plat of subdivision (subject to City Council review).
The City’s Land Use Master Plan (LUMP) designates the subject property as Medium Density Residential, which accommodates townhome developments like the one proposed.
On March 18, 2026, Pulte attended a City Council meeting to obtain preliminary feedback on developing the subject property with residential uses. Development considerations discussed at this meeting, as well as the petitioner’s response, are detailed in the Discussion section of this report.
DISCUSSION:
Key Development Considerations
When Pulte approached the City Council for feedback in March of 2026, staff offered several preliminary comments on the proposal. During the discussion, City Councilmembers raised additional development considerations for the project moving forward. Below is a summary of development considerations raised by staff and/or City Council and a summary of the petitioner's responses:
§ Neighborhood Commercial: During City Council discussions, it was suggested that commercial amenities such as coffee shops, restaurants or gyms be included in redevelopment plans for the property for resident benefit. Upon formal submittal, the petitioner indicated a preference to develop the subject property in accordance with the City’s Land Use Master Plan, which recommends medium density residential. To support their development proposal, Pulte submitted a Residential Market Analysis prepared by Tracy Cross & Associates, as well as a Memorandum prepared by Gardner Advisory & Consulting. These documents are included in the attachments and note that current conditions in the for sale/ownership sector of the housing market support development of a townhome/rowhome community on the subject property. Additionally, they note that residential development in this location will benefit from nearby commercial concentrations and convenient access to major arterial roadways. The proposed plans do not include commercial uses.
§ Housing Variety: It was recommended the petitioner incorporate housing variety within the development, such as affordable options and visitable design:
o Affordability: The petitioner’s Affordability Narrative attached to this agenda item states that no affordable units will be offered in the development. Rather, the development was designed to serve market-rate homebuyers seeking ownership opportunities within the I-88 Corridor, including young professionals, move-down buyers, and established households who desire convenient access to major employment centers while remaining within the Naperville community.
o Visitable design: A Visitability Exhibit has been provided confirming that 177 of the 262 units proposed will be visitable. This is equivalent to approximately 68% of the units.
§ Surrounding context: It was recommended that the petitioner consider adjacencies when designing the site as the City’s Land Use Master Plan highlights the need for buffering, screening, and increased setbacks where uses may conflict:
o Major arterial roadways: Given traffic volumes along Warrenville and Naperville Roads, residences with reduced setbacks, orientation towards these roadways, and sidewalk connections to these roadways may be impractical. The petitioner has designed the site with units oriented towards Warrenville and Naperville Roads but has not requested any setback variances along these roadways to ensure separation between traffic and residential units is maintained. Additionally, the petitioner indicates that the proposed building design and landscaping along these roadways are intended to create a more urban streetscape.
o Nokia office building: Adequate separation and buffering is recommended between the residences adjacent to the Nokia office building. The petitioner notes that the nearest townhome residence is proposed to be approximately 130 feet from the existing office building and that there are mature trees adjacent to the Nokia building that will serve as a buffer.
§ Gateway Signage: Gateway signage and/or public art is recommended to be incorporated at the corner of Warrenville Road and Naperville Road to signify the entrance to the I-88 Corridor. The petitioner intends to deed an outlot to the City at this intersection and has indicated a willingness to provide a fee to the City to allow the gateway signage to be designed in a manner consistent with City preferences.
§ Walkability and Open Space: Walkable amenities are desired throughout the site and to connect to Naper Commons and the Forest Preserve. The petitioner has incorporated sidewalks throughout the development, as well as a multi-use path around the stormwater and open space area. The petitioner has also confirmed that coordination with the Forest Preserve District of DuPage County and Naperville Park District are underway. The Park District has requested a full cash donation for this development.
Towns at Naper Commons - Development Proposal
Rezoning to R2
The petitioner seeks to rezone the subject property from ORI to R2 (Single-Family and Low Density Multiple-Family Residence District) to accommodate the Towns at Naper Commons development. The intent of the R2 district is to provide multiple-family areas of a low-density character accommodating a variety of housing types and compatible uses.
Several different zoning districts and land uses abut the subject property:
§ North: R2 PUD - City of Naperville - Naper Commons Townhomes & ORI - City of Naperville - Nokia Office Building
§ East: Village of Lisle - O-R (Office Research) - Science of Spirituality
§ South: ORI - City of Naperville - Vacant
§ West: ORI - City of Naperville - Indian Hill Substation & Chervon Building
Portions of the surrounding area have already transitioned from office to residential uses, as shown by the various zoning districts and neighboring land uses listed above. The R2 zoning district and proposed Towns at Naper Commons are anticipated to act as an extension of the Naper Commons Townhomes to the north. Additionally, the R2 zoning district is consistent with the LUMP’s recommendations of Medium Density Residential development on the subject property.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Map Amendment can be found in the attachments.
Conditional Use
The R2 zoning district classifies townhomes, or single-family attached residential, as a conditional use. When townhomes are constructed in the R2 zoning district, they are required to maintain a minimum lot area of 4,000 sq. ft. per dwelling unit. The Towns at Naper Commons is planned to include 262 townhome units on 40.87 acres, resulting in a density of approximately 6.5 dwelling units per acre (or 6,795 sq. ft. per dwelling unit), therefore complying with proposed zoning restrictions.
The LUMP designates the subject property as Medium Density Residential, with a recommended density of up to 12 units per acre. At 6.5 units per acre, the proposed development is less dense than the City’s LUMP recommendations.
The development petition states that the Towns at Naper Commons will help address a housing shortage at the local level by adding an ownership housing product that appeals to a range of residents, including first-time homebuyers, young professionals, and empty nesters seeking to downsize. The petition also indicates that the development will transform an underutilized site into a high-quality residential community. Approximately 50% of the subject property will be maintained as open space, including stormwater management areas, parks, and resident courtyards. To ensure visual interest and housing variety, the development will feature three distinct building types.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Conditional Use can be found in the attachments.
Variances
The following variances are requested for the Towns at Naper Commons:
§ Setbacks: The petitioner seeks approval of a variance to Section 6-6E-7 of the Code to allow a reduced front yard setback for the rear-loaded townhomes as depicted on the Setback Exhibit attached to this agenda item. The areas impacted by reduced setbacks are internal to the development and not visible from Warrenville Road or Naperville Road.
Front yard setbacks are generally intended to create separation between homes and streets, accommodate driveway areas, and can help minimize perceived density impacts. The development petition states that since the units where reduced front yard setbacks are proposed are rear-loaded, vehicular access and driveways are located behind the homes, therefore the need for additional front yard depth is reduced. The petitioner notes that the reduced setback facilitates a more urban streetscape and design within the development.
§ Parkway Landscaping: A variance to Section 5-10-3:3 (Landscaping and Screening/Parkway Landscaping) is requested to reduce the number of required parkway trees in certain locations throughout the development and relocate them to areas outside of the parkway where possible. The petitioner indicates that due to limited parkway depths and the City’s required utility clearances, strict compliance with the parkway tree requirements is not feasible. Staff has concerns with the reduced number of parkway trees throughout the development and does not believe the petitioner’s proposed landscaping plan meets the intent of the City’s parkway tree requirement.
§ Height: The petitioner seeks approval of two height variances for the Towns at Naper Commons:
a. Measurement: The Municipal Code requires building height to be measured from a datum point established by the average of the two grades along each side lot line where the front yard line meets the side lot lines. Doing so provides a uniform baseline that establishes reasonable limits on the vertical scale of development. The Towns at Naper Commons encompasses approximately 40 acres and is proposed to contain 56 townhome buildings. Applying the Code's methodology would require establishment of a separate datum point for each building proposed, which would be complicated and difficult to administer. Consequently, the petitioner seeks approval of a variance to Section 6-2-4 of the Code to allow height to be measured from grade to the mean of the roof instead.
The alternative method for height proposed recognizes the unique configuration of the 40-acre subject property. The variance requested modifies the methodology for measuring building height and is not intended to increase the permitted height or massing of the townhomes.
b. Number of stories: The Towns at Naper Commons proposal includes 3 different building elevation types: Townhome Series Elevation, Rowhome Series Elevation 1, and Rowhome Series Elevation 2.
Section 6-6C-8:1 of the Code limits townhome heights to a maximum of 3 stories, not to exceed 40 feet. The petitioner is requesting a variance for the Rowhome Series Elevation 1 to allow for a fourth story. While the proposed design measures 36 feet, 3 inches and is less than the maximum height limit of 40 feet, the inclusion of a habitable attic space classifies the structure as a four-story building per Code. The habitable attic space provides a desirable amenity for future residents without increasing the number of dwelling units or the overall density of the development.
The other two building types proposed (Townhome Series Elevation and Rowhome Series Elevation 2) comply with the City’s height requirements.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Variance can be found in the attachments for each variance requested.
Preliminary Plat of Subdivision (City Council review)
The petitioner proposes a preliminary plat of subdivision to subdivide the 40.87-acre subject property into 56 residential lots and 10 outlots that will function as designated stormwater management areas or open space areas and accommodate the existing electric substation. Staff finds the proposed plat of subdivision meets the technical requirements for approval.
Temporary Marketing Signage (City Council review)
Pulte seeks approval of a temporary use to install temporary marketing signs as detailed in the attached Signage Plan. All signage proposed is temporary in nature and includes marketing for the community, model home identification, and directional signage. Proposed signage exceeds Municipal Code allowances for the number of signs permitted and square footage allowances but is consistent with marketing signage installed for other Pulte communities in Naperville, including Wagner Farms, Naper Commons, and Naperville Polo Club.
The temporary signage request is not reviewed by the Planning & Zoning Commission, but information is provided for reference. City Council will consider the request at a subsequent public meeting.
Key Takeaways
• The petitioner proposes rezoning the subject property to R2. The proposed R2 zoning designation is consistent with the recommendations of the LUMP.
• The petitioner requests approval of a conditional use for townhomes in the R2 zoning district and proposes construction of 262 market rate, townhome units.
• The petitioner requests approval of setback, parkway tree and building height variances as outlined above and in the petitioner’s Development Petition. Staff is not supportive of the parkway tree variance as proposed.
• The petitioner requests approval of a preliminary plat of subdivision and temporary use for marketing signage that exceeds code allowances. These requests are subject to City Council review.