PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing to consider an amendment to the Naperville Municipal Code to adopt the North Central College Master Land Use Plan 2024-2034 - PZC 24-1-081
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
ENTITLEMENTS REQUESTED:
1. Update the North Central College Master Plan, as referenced in Title 1, Chapter 11 and subsequent sections of the Naperville Municipal Code.
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for PZC 24-1-081 was published in the Naperville Sun on July 21, 2024, July 24, 2024, and July 28, 2024.
BACKGROUND:
The North Central College Master Land Use Plan 2024-2034 (MLUP) was initially adopted in 1989 as a component of the City’s Comprehensive Master Plan. Updated in 2001, and again in 2010, the plan identifies North Central College’s (College) existing property and boundaries, areas on campus that could be developed in the future, and potential facility needs in the next decade. As the current plan is set to expire, the college initiated another update to its Master Land Use Plan to re-evaluate its future growth and facility expansion for the next 10 years.
The MLUP is a high-level guiding policy document for College land use and decision-making; and, a resource for the City of Naperville, the surrounding neighborhood, and the broader community. It is intended to be a flexible plan that will evolve as financial circumstances, marketplace dynamics, and College needs change over time.
DISCUSSION:
The City’s Zoning Ordinance and Land Use Master Plan recognize that land use and development that occurs on North Central College’s campus will continue to be guided by the College’s dedicated Master Land Use Plan (MLUP) and that the MLUP should be the primary policy guide for the campus area moving forward.
The North Central College Master Land Use Plan 2024-2034 was developed based on input from college faculty, staff, and students and residents from the surrounding neighborhoods. Similar to the previous plan update in 2010, the College managed the public process and plan development. City staff provided support and feedback as needed throughout the process. The college conducted two public meetings, on January 17, and April 17, 2024, to inform area residents of the project progress and seek input on preliminary concepts for potential new building locations. Early drafts, as well as the final document, were made available for public review on the college’s website at https://noctrl.box.com/s/3zy9a91u86kbhoc1woejsougrgcg63na <https://gcc02.safelinks.protection.outlook.com/?url=https%3A%2F%2Fnoctrl.box.com%2Fs%2F3zy9a91u86kbhoc1woejsougrgcg63na&data=05%7C02%7Ciwickib%40naperville.il.us%7Cd12fbd3dd5a942484b3308dc83ff0dcb%7Cb9a0f99f4bde4b818b21fcedd458fec5%7C0%7C0%7C638530378674120312%7CUnknown%7CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%3D%7C0%7C%7C%7C&sdata=ctmerlKLlOPU8lrYOtYyjttEqYKpRuh%2BuWXLpsLqz3Y%3D&reserved=0>.
The MLUP is presented in six sections: (I) MLUP and CUD Zoning History; (II) North Central College At a Glance Facts // City of Naperville Relationship; (III) History of College Development; (IV) The Core of the 2024 MLUP; (V) Campus Appearance and Wayfinding; and, (VI) Conclusion and Formal Request for Adoption. Collectively, the plan summarizes the College’s anticipated facility needs and land use changes through 2034. The MLUP acknowledges that a portion of the campus is located in the Local Historic District and will continue to comply with the City’s historic preservation regulations, including requirements for exterior renovations or improvements on the primary façade.
The College’s primary focus in the next decade is development within its existing boundaries; however, the MLUP provides flexibility for the College to acquire additional property in the future.
What is a Master Land Use Plan?
The College’s MLUP is adopted and incorporated as part of the City of Naperville’s Land Use Master Plan. The MLUP is a high-level guiding policy document for College land use and decision making - it is not regulatory and does not enable any campus development outright. Instead, campus projects must abide by the City of Naperville’s College/University District (CUD) Zoning Ordinance and other regulations.
As further outlined in Section I of the plan, the MLUP is:
• An identification of the College’s existing property and boundaries highlighting areas of campus that could be developed-or redeveloped-in the future.
• An identification of potential facility needs in the next decade and a broad vision for the future of land use on the campus of North Central College.
• A resource for the City of Naperville, the surrounding neighborhood, and the broader community.
• A summary of the College’s existing parking; vehicular and pedestrian traffic; sustainability; stormwater management; and arboretum plans.
• A flexible plan that will evolve as financial circumstances, marketplace dynamics, and College needs change over time.
The MLUP is not:
• An established timeline for new buildings and does not communicate when to expect a new facility to be built or a renovation to begin on an existing facility.
• A map designating specific locations for any future facilities.
• A regulatory plan or zoning ordinance.
The MLUP does not offer the same level of specificity, serve the same purpose, or alter/amend the City’s College/University District zoning regulations (or other existing regulations).
Historic Preservation Commission (HPC) Input
The Historic Preservation Commission (HPC) reviewed the historic preservation components of the proposed MLUP at their meeting on July 25th. Four members of the public provided feedback during the meeting including recommended wording changes related to buildings slated for potential redevelopment and noting the historical significance of some of the buildings on the College campus. HPC commissioners requested College representatives respond to questions about historic buildings noted, what renovation of specific properties may look like, and the feasibility of relocating a historic building or upgrading a residential home to current standards for non-residential uses. College representatives reiterated that the MLUP is intended to be comprehensive and broad, and that the College has not had significant conversation regarding modifications to any facilities to date.
While the MLUP provides information about historic structures located within the College’s campus, its adoption does not grant any approvals for said structures. Any work proposed on a structure located within the local historic district will continue to be reviewed and processed in compliance with Chapter 11 (Historic Preservation) of the Naperville Municipal Code.
A formal HPC vote is not required on the MLUP; however, meeting minutes from the July 25th HPC meeting have been included in the attachments for reference.
NCC Response to HPC and Staff Comments
North Central College has proactively prepared a response to comments received at the HPC meeting, as well as a list of Anticipated Plan Revisions that can be viewed in the attachments to this agenda item. Anticipated plan revisions will be completed prior to City Council’s adoption of the North Central College Master Land Use Plan 2024-2034. None of the anticipated plan revisions change the intent or recommendations already included in the plan; rather, changes are envisioned to provide additional clarification on specific items.
Text Amendment and PZC Action
In conjunction with the updated plan, the College requests approval of a text amendment to update the North Central College Master Plan, as referenced in Title 1, Chapter 11 and subsequent sections of the Naperville Municipal Code. Staff has reviewed the proposed North Central College Master Land Use Plan 2024-2034 and associated text amendment and is supportive of the request.
At their meeting on August 7, 2024, the PZC should conduct the public hearing and request additional information/provide feedback as appropriate on the proposed MLUP. At the conclusion of the discussion, the PZC should vote on the case. The MLUP will then be forwarded to City Council for their consideration in August of 2024.