CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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A. Concur with the petitioner and direct staff to prepare the necessary Naperville Ridge ordinances and agreements for consideration at a future City Council meeting; or
B. Decline to proceed with the Naperville Ridge petition and do not direct staff to prepare ordinances and agreements - DEV-0167-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
BOARD/COMMISSION REVIEW:
The Planning and Zoning Commission considered DEV-0167-2025 on June 3, 2026, and recommended approval of the request (approved 4-2).
BACKGROUND:
The subject property consists of approximately 32 acres of land located in unincorporated DuPage County, on the south side of 75th Street, west of Gladstone Drive. The property is currently owned by the DuPage Water Commission and Pulte Home Company (Pulte) is the contract purchaser of the site.
Pulte plans to develop the property with a 94-unit, duplex community to be known as Naperville Ridge. To do so, the petitioner requests approval of the following: an annexation agreement; annexation of the subject property; rezoning to R2 (Single-Family and Low Density Multiple-Family Residence District) upon annexation; a conditional use for a planned unit development (PUD) and a preliminary PUD plat with various deviations to the Naperville Municipal Code; a preliminary plat of subdivision; and, a temporary use for marketing signage.
DISCUSSION:
Naperville Ridge Development
Pulte plans to develop Naperville Ridge as a PUD designed around the site's natural features. The proposed site plan maintains approximately 55% of the site as open space which will be owned by a homeowners’ association (HOA).
During project discussions, staff requested the petitioner provide additional information on the development’s target market, accessibility, affordability and school impacts. As proposed, the development will not be age-restricted, affordable, or incorporate visitability features beyond those required by Code. The petitioner has provided the following additional information:
• Target market: No age-restriction is proposed in Naperville Ridge. The petitioner’s Development Petition (attached to this agenda item) anticipates the development will be popular amongst the aging demographic as the duplexes feature first-floor primary rooms along with no-maintenance living.
• Accessibility/visitability: Due to site challenges, the petitioner has indicated they are not able to accommodate zero-step entries for this development. The petitioner can provide additional information regarding accessibility options and features that are available to inquirers.
• Affordability/attainability: Naperville Ridge will consist of 94 market-rate units. The petitioner provided an Affordable Housing Response (available in the attachments) which outlines that the development is intended to address the growing demand for upscale, maintenance-free housing for households meeting or exceeding Naperville’s median income.
• School Impact: The subject property is located within the boundaries of the Naperville Community Unit District 203 (School District). The petitioner provided the School District with a letter detailing the proposed development and the School District is agreeable to a cash-in-lieu of land donation.
Annexation & Rezoning
Annexation
The petitioner proposes annexation of the subject property into the City of Naperville. The subject property is not located within the City’s planning boundary as identified in the City’s Land Use Master Plan (LUMP) but is contiguous to City limits. Since there is no established boundary agreement between the Village of Woodridge and the City of Naperville, the subject property is eligible to request annexation into Naperville based on its contiguity.
Rezoning
The petitioner seeks to rezone the property to R2 (Single-Family and Low Density Multiple-Family Residence District) upon annexation. 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: Unincorporated DuPage County - single-family residential
• East: Village of Woodridge - Thornberry Woods Apartment Community
• South: Unincorporated DuPage County - single-family residential
• West: Zoned R1B PUD & R1A in the City of Naperville - Laurel Glen/Cobblebrook Crossing/Hatchwood Farm Subdivisions
The City’s Land Use Master Plan recommends the future place type of adjacent properties to be Single-Family and Duplex Residential, which is consistent with the petitioner’s proposal.
Findings of Fact
The petitioner’s responses to the Standards for Granting a Map Amendment can be found in the attachments.
Planned Unit Development (PUD) & Preliminary PUD Plat
The petitioner seeks approval of a conditional use for a PUD and a preliminary PUD plat in the R2 zoning district for Naperville Ridge. The Naperville Municipal Code identifies the objective of a PUD is to encourage a higher level of design and amenity than is possible to achieve under otherwise applicable zoning regulations. The proposed development will consist of 94 duplexes to be constructed around existing natural features on the subject property.
Common Open Space
Section 6-4-3:3 of the Municipal Code requires that PUDs with single-family attached residential uses provide outdoor common areas covering a minimum of 30% of the site. The proposed site layout provides approximately 15 acres of common open space area, which is equivalent to approximately 55% of the total lot coverage. These open space areas preserve existing natural features, including water resources and mature trees on the site, while introducing limestone pathways, educational signage, housing habitat elements and seating areas for residents to enjoy.
Additionally, the petitioner has agreed to dedicate a 0.62-acre park to the Naperville Park District. Per Section 6-4-2 of the Municipal Code, dedicated park space is not included in the calculation of required outdoor common areas; however, will provide a recreational benefit to nearby residents.
Elevations
Section 6-4-3:11.1.3 (Designs and Criteria) of the Municipal Code requires PUDs to feature superior architectural design. The elevations proposed for Naperville Ridge feature two distinct styles - a contemporary tudor design and a craftsman design. The petitioner has agreed to provide a minimum of two color options for each design, and no more than 3 identical buildings will be located next to each other.
Findings of Fact
The petitioner’s responses to the Standards for Granting or Amending a Planned Unit Development can be found in the attachments.
PUD Deviations
Multiple deviations are requested for the Naperville Ridge development as further detailed in the petitioner’s Development Petition attached to this agenda item:
• Setbacks: A deviation to Section 6-6C-7:1 (R2/Yard Requirements) is requested to reduce the front and rear yard setbacks from 25 ft. to 20 ft. The petitioner indicates that reducing the front and rear yard setbacks does not result in increased building mass, height, or density. Instead, the requested deviation allows the site plan to be developed with wetlands and special management areas in mind, ensuring sensitive environmental features and required buffers are preserved.
• Fencing: A deviation to Section 6-2-12:1 (Fences/Residence Districts) is requested to allow an 8-foot-tall fence to be installed along the east property line. The proposed 8-foot fence is intended to serve as a buffering and screening element between Naperville Ridge and the Thornberry Woods Apartment Community in the Village of Woodridge.
Changes made following the June 3rd PZC meeting:
It should be noted that the petitioner’s original request included a requested deviation to install an 8-foot fence along the west, south, and east property lines. During the June 3, 2026, PZC public hearing, staff and several residents expressed concerns with the proposed fencing plan noting that a fence this height was not necessary between low density residential neighborhoods and that the fencing would impact views and wildlife movement.
In response to concerns raised, the petitioner modified their plans by restricting the 8-foot fence to the east property line, adjacent to the Thornberry Woods Apartment Community. In accordance with Naperville Municipal Code allowances, a 6-foot fence is now proposed along the west property line, adjacent to the Naperville Ridge duplexes, and no fencing is proposed along the south property line.
• Parkway trees: A deviation to Section 5-10-3:3 (Landscaping and Screening/Parkway Landscaping) is requested to reduce the number of required parkway trees and relocate them to other areas in the development where possible. The petitioner indicates that the development’s site plan was specifically designed around critical wetlands, required wetland buffers, and tree preservation efforts, which influences the design of neighborhood roadways, utilities, and residential lots. Due to limited parkway depths and the City’s required utility clearances, the petitioner has noted that strict compliance with the parkway tree requirements is not feasible. The petitioner proposes parkway trees in the parkway where possible and has relocated some of the required trees to the front yards of residential lots to meet the intent of the City’s parkway tree requirement.
• Right-of-way (ROW) width: A deviation to Section 7-4-2:1.6 (Streets/Local Streets) is requested to reduce the required minimum right-of-way from 66 feet to 60 feet. As noted above, the development’s site plan was designed around environmentally sensitive features, which influences the placement and design of roadways, utilities, and residential lots. The proposed 60-foot right-of-way will accommodate all adequate vehicular circulation, utilities, and pedestrian facilities.
Findings of Fact
The petitioner’s responses to the required standards for each PUD deviation requested can be found in the attachments.
Preliminary Plat of Subdivision
The petitioner proposes a preliminary plat of subdivision to subdivide the 32-acre subject property into 47 residential lots and outlots that will function as designated stormwater management areas and conservation areas. Subject to approval of the petitioner’s requested PUD deviations, the proposed plat of subdivision meets the technical requirements for approval.
Temporary Marketing Signage
Pulte seeks approval of a temporary use to install temporary marketing signs as detailed in their Marketing 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.
Planning & Zoning Commission Action
The Planning and Zoning Commission (PZC) considered this matter at their meeting on June 3, 2026. Thirteen members of the public spoke in opposition to the petitioner’s entitlement requests, and one DuPage County Board member spoke in favor of the petition. The PZC discussed aging in place and visitability features, open space and tree preservation, the proposed emergency access road, fencing alternatives, conservation area maintenance, and traffic on 75th Street. Following these discussions, the PZC closed the public hearing and voted to recommend approval of the petitioner’s requests (approved 4-2). The PZC Commissioners that cast the dissenting votes did not find the petitioner’s requests met the PUD standards due to incompatibility with adjacent properties and nearby land uses. They also voiced concerns about the proposed density, the number of deviations being requested, and conservation efforts on the property.
It should be noted that the PZC Commissioners that recommended approval of the petition found the development to meet the required standards for approval, but some voiced concerns about the quantity of trees being removed, the lack of visitable features, and the absence of a traffic signal on 75th Street. The complete PZC Meeting Minutes can be viewed in the attachments.
Key Takeaways
§ The petitioner proposes annexation into the City of Naperville and rezoning to R2 upon annexation. The subject property is contiguous to the City of Naperville’s current municipal boundaries and is eligible for annexation. The proposed R2 zoning designation is generally consistent with LUMP recommendations in the general area.
§ The petitioner is proposing to construct 94 market rate, non-age-restricted duplex units.
§ The petitioner requests approval of a conditional use for a PUD and a Preliminary PUD Plat with various deviations as outlined above and in the petitioner’s Development Petition.
§ The petitioner requests approval of a preliminary plat of subdivision and temporary use for marketing signage that exceeds code allowances.