PLANNING AND ZONING COMMISSION AGENDA ITEM
ACTION REQUESTED:
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Conduct the public hearing for 1328 N IL Route 59 (Madden Row) - DEV-0052-2026
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
ENTITLEMENTS REQUESTED:
1. A Major Change to the Design Pointe PUD;
2. A PUD Use Deviation pursuant to Section 6-4-3:12.2 of the Code to allow residential uses on a property zoned B2;
3. A PUD deviation to Section 6-7B-8 of the Code to increase permissible FAR from 0.325 to 0.75 on the residential lot;
4. A preliminary subdivision plat (City Council review).
BOARD/COMMISSION REVIEW:
Official notice for the public hearing for DEV-0052-2026 was published in the Naperville Sun on Sunday, October 4, 2026.
BACKGROUND:
The subject property consists of approximately 5.08 acres at the southeast corner of IL Route 59 and Platinum Avenue. It is zoned B2 PUD and is a part of the Design Pointe PUD. The property has remained vacant since the original Design Pointe PUD approvals in 2005. HSG Investments Naperville, LLC (Petitioner) is the contract purchaser of the site and seeks to utilize a portion of the property for the development of 70 townhomes. With the Petitioner’s proposal, two commercial outlots will be preserved along the property’s Route 59 frontage.
The Petitioner requests approval of a major change to the Design Pointe PUD, a land use deviation to allow residential use of a commercially zoned property, a PUD deviation to increase the permissible floor area ratio (FAR), and a preliminary subdivision plat.
The City’s Land Use Master Plan (LUMP) identifies the future place type of the subject property as City Corridor which identifies townhomes/multi-family residential as an appropriate supporting use. Staff finds the petitioner’s proposal to be compatible with this designation.
DISCUSSION:
Madden Row - Rental Townhomes
The Petitioner’s proposal will include 70 rental townhomes and be known as Madden Row. Multiple floor plans ranging from 1 to 3 bedrooms and 1,034 sq. ft. to 1,950 sq. ft. in size are proposed. The development is intended to appeal to a broad demographic profile including young professionals, small families, and empty nesters seeking lower-maintenance living within Naperville.
The following categories are key development considerations for Madden Row:
• Affordability/Attainability: Madden Row is planned to be a rental community with 70 townhomes. The Petitioner provided a Housing Affordability Letter to outline how the development will advance City housing diversity objectives. The Petitioner indicates that the project addresses the need for high-quality, attainable rental housing for households seeking more space than a traditional apartment but not currently seeking, or able, to purchase a single-family home in Naperville.
• Density: The subject property’s underlying B2 zoning district contains no specific residential density standard since residential uses are not accommodated in this district. The proposed development has a density of approximately 18 dwelling units per acre (or 2,407 sq. ft. per dwelling unit). For context, staff notes that other zoning districts in the City identify a maximum density of 4,000 sq. ft. per unit (or 11 units per acre) for townhomes; therefore, the proposed development is denser than what is typically permitted by Code. Staff notes that floor area ratio (FAR) may be used to regulate density when density/area requirements are missing.
• Parking: Per Section 6-9-3 of the Naperville Municipal Code, residential developments like the one proposed are required to provide 2 parking spaces plus 0.25 guest parking spaces per unit; therefore, a 70-unit development is required to have 158 parking spaces provided on-site. The petitioner’s site plan exceeds these requirements and includes 168 parking spaces (135 garage spaces and 33 street spaces).
The Petitioner has provided a Parking Management and Enforcement Exhibit to confirm parking will be managed through lease agreements and/or community regulations. Residents will be expected to park their vehicles within their unit’s garage, and designated surface parking spaces will remain available for guest parking. Staff recommends a minimum of 18 on-street parking spaces to be reserved for guests only in accordance with Code requirements. The Petitioner is agreeable to this condition.
• School Impacts: Indian Prairie School District 204 maintains a neutral position on this development.
Major Change to the Design Pointe PUD
Section 6-4-6 (Changes to a Final PUD) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH4PLUNDE_6-4-6CHFIPLUNDE> of the Naperville Municipal Code describes major changes to a PUD as modifications which alter the concept or intent of the PUD, including a change in designated land uses. Since the original Design Pointe PUD approvals anticipated commercial development on the subject property, the proposed change in land use to residential triggers the requirement for a major change to the Design Pointe PUD.
Land Use Deviation
The underlying zoning of the Design Pointe PUD is B2 (Community Shopping Center District). The PUD’s original approvals allowed showrooms, and any other permitted uses within the B2 zoning classification. The B2 district does not classify residential uses as either a permitted or conditional use.
In February 2021, City Council approved a text amendment that enabled a petitioner to request a land use deviation in a PUD if specific criteria have been met, including: the presence of unique and unusual circumstances in the PUD; the proposed use will not have an adverse impact on other users in the PUD; the proposed use will be incidental to the principal use of the PUD; and, the proposed use will not have an adverse impact on adjacent properties that would be significantly different than the permitted or conditional uses allowed in the underlying zoning district. The Petitioner has submitted detailed responses to each of the required criteria, which can be viewed in the Development Petition attached to this agenda item.
As previously noted, the subject property has remained vacant for more than 20 years under the B2 PUD classification. The Petitioner proposes activating the site with residential uses on the back portion and preserving the frontage along Route 59 for future commercial development. Preserving the Route 59 frontage for commercial will help maintain the intended character of the Design Pointe PUD.
The Petitioner considered the surrounding area while designing the development to ensure the proposed residential uses do not impact adjacent properties:
• The proposed site plan complies with the B2 zoning district’s required setbacks and PUD open space provisions.
• A fence measuring 9 ft. in height is planned along the western edge of the Madden Row townhomes to provide separation between the proposed townhomes and future commercial development.
• An existing fence, walking path and perimeter landscaping are planned to provide a buffer between the townhomes and the adjacent neighborhood to the south.
• Park space and shared outdoor amenities are incorporated within the development for residents’ use and enjoyment.
• The proposed building elevations feature four-sided architecture and will be comprised of 100% face brick, fiber cement composite siding and other masonry products in accordance with Code requirements. The buildings are primarily three-stories in height, but the five units closest to the southern property line are limited to two stories to provide a height transition to the adjacent neighborhood to the south.
Additionally, the Development Petition states that the proposed townhomes will not have an adverse impact on current uses in the PUD; rather, they are expected to support existing commercial tenants within the PUD by expanding a consistent, walkable customer base. Staff notes that the proposed townhomes will comprise roughly 18% of the 21-acre PUD, reinforcing a mixed-use environment where residential density complements the primary commercial uses.
Findings of Fact
The petitioner’s responses to the Standards for Amending a PUD and Granting a Use Deviation can be found in the attachments.
FAR Deviation
Section 6-7B-8 (Height Limitations) <https://library.municode.com/il/naperville/codes/code_of_ordinances?nodeId=TIT6ZORE_CH7BUDI_ARTBB2COSHCEDI_6-7B-8HELIBURE> of the Municipal Code restricts the maximum floor area ratio for all buildings and structures in the B2 district to 0.325. The purpose of this requirement is to ensure that building height and bulk remain compatible with surrounding land uses. The petitioner requests a deviation to increase the maximum permitted FAR from 0.325 to 0.75 for Madden Row. The FAR deviation is only applicable to the lot planned for residential development. The overall PUD will maintain an FAR of approximately 0.29, which is below the 0.325 limitation.
As noted above, FAR may be used to regulate density when other area requirements are missing. The Development Petition contends that the development’s FAR should be evaluated in a larger context as the lot-specific FAR is driven by the proposed subdivision. The Development Petition further outlines that Madden Row’s design enables efficient site planning, shared PUD infrastructure and a unified mixed-use redevelopment-not an absence of open space, parking, circulation or amenities. Staff notes that the Madden Row development will provide the required number of parking spaces, landscaped open areas, amenities, and acceptable internal circulation despite the increase in FAR.
The LUMP supports evaluating development characteristics such as FAR, density and height deviations in the context of the surrounding area. In general, the LUMP details that deviations from these code requirements may be appropriate in areas near arterial roadways (such as Route 59), walkable to commercial businesses, and when integrated within a larger planned development as a supporting use.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Deviation can be found in the attachments.
Preliminary Plat of Subdivision (City Council review)
The petitioner proposes a preliminary plat of subdivision to subdivide the 5.08-acre subject property into three lots - one residential lot and two commercial lots. Staff finds the proposed plat of subdivision meets the technical requirements for approval.
Key Takeaways
• The petitioner requests approval of approval of a major change to the Design Pointe PUD and a use deviation to permit residential land uses in a commercially zoned PUD, along with an FAR deviation to develop 70 rentable townhomes to be known as Madden Row.