PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for 1103 Aurora Avenue (Charleston Place) -DEV-0022-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Adam Beaver, AICP, Community Planner
ENTITLEMENTS REQUESTED:
1. Rezoning from R1A (Low Density Single Family Residence district) to TU (Transitional Use district)
2. A deviation from Section 7-4-2 of the Naperville Municipal Code
3. Approval of a Preliminary/Final Plat of Subdivision
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0022-2025 was published in the Naperville Sun on Sunday, March 2, 2025.
BACKGROUND:
The subject property is located on the north side of Aurora Avenue between River Bend Road and Berry Drive and is approximately 7.2 acres in size. It is currently zoned R1A (Low Density Single Family Residence District) and is unimproved. The petitioner, Charleston Investments LLC, is seeking to rezone the subject property to the Transitional Use (TU) district, a deviation from Section 7-4-2 of the Naperville Municipal Code to request a right-of-way width of sixty feet, and a preliminary/final plat of subdivision to develop the property as a 30-lot single family home subdivision. Details on the deviation to the right-of-way width and the subdivision plat are included for reference but are not under the purview of the Planning and Zoning Commission.
DISCUSSION:
ENTITLEMENTS REQUESTED:
4. Rezoning from R1A (Low Density Single Family Residence district) to TU (Transitional Use district)
5. A deviation from Section 7-4-2 of the Naperville Municipal Code
6. Approval of a Preliminary/Final Plat of Subdivision
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0022-2025 was published in the Naperville Sun on Sunday, March 2, 2025.
BACKGROUND:
The subject property is located on the north side of Aurora Avenue between River Bend Road and Berry Drive and is approximately 7.2 acres in size. It is currently zoned R1A (Low Density Single Family Residence District) and is unimproved. The petitioner, Charleston Investments LLC, is seeking to rezone the subject property to the Transitional Use (TU) district, a deviation from Section 7-4-2 of the Naperville Municipal Code to request a right-of-way width of sixty feet, and a preliminary/final plat of subdivision to develop the property as a 30-lot single family home subdivision. Details on the deviation to the right-of-way width and the subdivision plat are included for reference but are not under the purview of the Planning and Zoning Commission.
DISCUSSION:
Rezoning:
The petitioner requests approval of a map amendment to rezone the subject property from the R1A district to the TU district to facilitate the development of thirty single family homes. The Land Use Master Plan designates the future land use of the subject property as Institutional due to the property’s current association with the All-Saints Catholic Academy school. Staff considers the single-family residential use to be appropriate for the location and finds that TU district, which is intended to serve as a mixed use transitional area between a low-density residential neighborhood and other more intensive uses, is appropriate considering the subject property’s location between the All-Saint’s Catholic Academy school to the west and the B3 zoned Meson Sabika property to the east.
Single family residential is a permitted use in the Transitional Use district, with the petitioner proposing to build 30 single family homes ranging between two and four bedrooms and 2,400-3,600 square feet in size. The Petitioner states that the TU zoning district allows for better optimization of the subject property due to its adjacent uses and proximity to downtown Naperville. Staff is supportive of the rezoning request.
Deviation from public improvement design standards:
The petitioner is requesting a deviation from Section 7-4-2 of the Naperville Municipal Code in order to construct the proposed public street, Broad Circle, with a 60 foot wide right-of-way width rather than the 66 foot width as required in Section 7-4-2:1.6. Staff does not have significant concerns with the proposed reduced right of way width and is supportive of the request. Information on the requested deviation is included for reference only as the request is under the purview of the City Council and is not part of the Planning and Zoning Commission’s review.
Preliminary/Final Plat of Subdivision:
The petitioner is requesting a preliminary/final plat of subdivision to subdivide the existing lot into 30 single-family residential lots. The proposed lots meet the requirements of the proposed TU zoning district. The Preliminary/Final Subdivision Plat is provided for information only as the request is not under the review of the Planning and Zoning Commission.
Key Takeaways
• The petitioner requests approval to rezone the subject property from R1A to TU. Staff recommends approval of the petitioner’s request.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Map Amendment can be found in the attachments. Staff concurs with the petitioner’s findings and recommends adoption by the Planning and Zoning Commission.