CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Provide feedback regarding the potential development of the south 35 acres of the Nokia Campus, generally located at the northwest corner of Warrenville Road and Naperville Road, with residential uses
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Allison Laff, AICP, Deputy Director
BOARD/COMMISSION REVIEW:
Upon formal submittal of a development petition, a public hearing will be required before the Planning and Zoning Commission.
BACKGROUND:
Peter Friedman, on behalf of Franklin 1960 Lucent Lane, LLC, the owner of the approximately 35-acre property located at 1960 Lucent Lane, is requesting City Council feedback regarding the potential rezoning of the subject property to R3 (Medium Density Multiple-Family Residence District) to permit a residential development.
The subject property is currently zoned ORI (Office, Research and Light Industrial). A prior request to obtain a conditional use in the ORI District to allow the subject property to be improved with a data center was denied in January 2026. The property owner is considering residential uses on the subject property based on feedback received during review of the data center proposal, as well as the City’s reliance on its Land Use Master Plan which identifies the future use of the subject property as Medium Density Residential.
DISCUSSION:
The property owner has selected Pulte Home Company as their development partner and has submitted a preliminary site plan depicting a residential subdivision comprised of 262 medium-density market-rate townhomes at a density of approximately 7.8 units/acre (attached).
Staff has not had an opportunity to conduct a thorough review of the concept plans; however, offers the following:
§ The subject property is currently zoned ORI (Office, Research and Light Industrial). Residential uses are neither permitted nor conditional in the ORI zoning district.
§ The City’s Land Use Master Plan identifies the future land use of the subject property as Medium Density Residential.
o The R3 zoning district is listed as an applicable zoning district within this future land use category.
o The R3 district permits townhomes, along with apartments and duplexes, by right.
o The Medium Density Residential category recommends a typical density range of up to 12 units/acre.
§ The Subject Property is located at the eastern entrance to Naperville’s I-88 Research and Development Corridor. Properties to the north (Nokia office building), south (vacant), and west (Chervon) are currently zoned ORI.
Initial Staff Input
Based on the above, staff finds that R3 zoning may be appropriate for the subject property. However, there are site and building changes that can be incorporated to better blend the proposed residential redevelopment with the office and research nature of the I-88 Corridor. Considerations may include:
§ Incorporate multi-family at the northeast corner of Warrenville Road and Lucent Lane.
o The City’s Land Use Master Plan speaks to the importance of considering context and the established character of an area when designing for new residential development. This includes accounting for proximity to roadways and adjacent non-residential uses. The plan recommends building designs which appropriately connect and transition to each other.
o In this respect, a multi-family building (apartments), as viewed from the roadway, seems more complementary to an office corridor than townhomes fronting that roadway. A multi-family building would also serve as a transition to the adjacent office uses/ORI zoned property (north, south and west) and adjacent roadways.
§ Account for adjacencies when designing the site:
o The City’s Land Use Master Plan also highlights the need for buffering, screening, and increased setbacks where uses may conflict.
o Given travel volume along Warrenville and Naperville Roads, residences with a reduced front yard setback, front doors facing these roadways, and sidewalk connections to these roadways seem impractical.
o Nokia intends to maintain their office building currently located to the north of the subject property. The proposed residential development should be designed with this in mind - additional separation and buffering should be provided between the residences adjacent to the Nokia office building.
§ Incorporate gateway signage at the corner of Warrenville Road and Naperville Road signifying the entrance to the I-88 Corridor.
§ Improve Lucent Lane to accommodate additional residential traffic.
o The first 275’ (approx.) of Lucent Lane north of the Warrenville Road intersection is public; the remaining portion of Lucent Lane north is private.
o Staff recommends that the private portion of Lucent Lane remain private but that its current pavement condition be improved.
§ Incorporate recommendations from the school and park districts.
o Naperville Community Unit School District 203 has expressed concerns regarding the impact that a large-scale high density residential project could have on areas schools, noting that these schools do not currently have a lot of space. SD203 did note that the design of the units impacts school generation, with studio and 1-bedroom units typically generating less school-aged children. Additional review and input from SD203 will be needed as this project moves forward.
o The Naperville Park District should also provide input as to whether they will seek a cash or land donation for this development.
City Council Feedback
At the March 18th meeting, the petitioner is seeking City Council feedback regarding potential residential development at the subject property, including requested rezoning, housing type, and site/building design.
If the petitioner decides to move forward, a formal development petition would be required to be submitted and processed through the standard entitlement process.
FISCAL IMPACT:
N/A