CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Pass the ordinance approving a Minor Change to the Iroquois Center PUD and a Final Plat of PUD for the property located at 1163 E. Ogden Avenue - DEV-0072-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Anna Franco, AICP, Community Planner
BOARD/COMMISSION REVIEW:
Planning and Zoning Commission review is not required for this request. The petitioner provided the required notice (mailed written notice; sign posted on the property) in accordance with Section 6-3-5 (Procedures for Processing Petitions) of the Naperville Municipal Code.
BACKGROUND:
The Iroquois Shopping Center property consists of a 12.2-acre site located near the intersection of East Ogden Avenue and Iroquois Avenue and has a common address of 1163 E. Ogden Avenue. The property is zoned B3 (General Commercial District) with a Planned Unit Development (PUD) and is improved with two, 1-story multi-tenant buildings (the larger Building “A” along the west and north side of the property, and the smaller commercial building, Building “B”) as well as a Chick-fil-A drive through restaurant and 571 surface parking spaces. The property at the northwest corner of East Ogden Avenue and Iroquois Avenue (Fifth Third Bank) and the property just to the north (currently Happy Lamb Hot Pot) are not part of the Iroquois Center PUD.
The City Council approved the Preliminary PUD Plat for Iroquois Center on October 5, 1981, with Ordinance 81-119 and the Final PUD Plat on July 6, 1982, with Ordinance 82-069. There have been several amendments to the Iroquois Center PUD since this time and a summary of City Council action previously taken for the subject property is outlined in the table below.
Summary of Council Action Previously Taken
|
Date |
Ordinance No. |
Action |
|
11/5/1981 |
Ord 81-119 |
Approval of a Preliminary PUD Plat for Iroquois Center. |
|
7/6/1982 |
Ord 82-069 |
Approval of a Final PUD Plat for Iroquois Center. |
|
2/22/1983 |
Ord 83-20 |
Approval of a Minor Change to the Iroquois Center PUD to permit a change in the size of Building “A” on the subject property. |
|
6/2/1992 |
Ord 92-91 |
Approval of Minor Change to the PUD to permit façade remodeling, parking lot reconfiguration, and landscaping modification on the subject property. |
|
4/2/2024 |
Ord 24-028 |
Approval of a Major Change to the PUD and associated deviations to demolish approximately 29,500 square feet of “Building A” to develop a 5,025 square foot standalone drive-through restaurant (Chick-fil-A) on the subject property. |
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10/15/2024 |
Ord 24-107 & Ord 24-108 |
Approval of a Minor Change to the Iroquois Center PUD, a Final Plat of PUD, and a Preliminary/Final Plat of Subdivision for the Iroquois Center Resubdivision to demolish an additional 26,500 square feet of a portion of Building “A” and subdivide the Iroquois Center PUD into two legal lots of record. |
The most recent amendment to the Iroquois Center PUD included a Minor Change to the PUD to demolish an additional 26,500 square feet of a portion of Building “A” and subdivide the Iroquois Center PUD into two legal lots of record (Lot 1 and Lot 2 of the Iroquois Center Resubdivision) to establish the approved Chick-fil-A restaurant on a lot separate from the main shopping center lot.
DISCUSSION:
The petitioner, Northpond Partners, with the authorization of the owner, NP Iroquois Center, LLC, is pursing their second phase of redevelopment for Lot 1 of the Iroquois Center Resubdivision and requests a Minor Change to the Iroquois Center PUD and a Final Plat of PUD to make enhancements to the Building “A” and Building “B” facades, the existing monument signs, and existing surface parking areas at the subject property.
Building Façade & Monument Sign Enhancements
The proposed façade enhancements to Building “A” and Building “B” aim to modernize the shopping center by utilizing a gray scale color palette. The petitioner is proposing to stain the existing red brick to white with black stained brick trim, paint existing EIFS white, add new fiber cement wainscotting at the base of the buildings with a wood-like appearance, and reroof the buildings with a new gray, metal seam roof. The petitioner is also adding walk-in coolers and freezers, and a dumpster enclosure to the south and west (rear) facades of Building “A” for a future grocery store tenant. These additions will be screened with materials and colors matching the façade improvements. The two existing monument signs located at the Ogden Avenue and Iroquois Avenue shopping center entrances will mirror the building façade enhancements.
Parking & Landscaping Enhancements
The petitioner is proposing to increase the amount of available parking in the shopping center by replacing the wide sidewalk along the east façade of Building “A” with a row of pull-in parking spaces. This change increases the total number of surface parking spaces in the Iroquois Center PUD from 571 spaces to 588 spaces, or a net increase of 17 parking spaces. The number of parking spaces will continue to comply with the parking regulations as outlined in Title 6, Chapter 9 (Off Street Parking) of the Naperville Municipal Code.
Other parking area enhancements include new striped, designated pedestrian walkways to improve pedestrian access and safety from parking areas to storefronts within the shopping center, and the addition of several landscaped parking islands that will add greenery to the shopping center.
Findings of Fact
Per the Naperville Municipal Code Section 6-4-6:2 (Changes to a Final Planned Unit Development: Minor Change), a minor change to the existing PUD is required when changes are proposed to parking areas, building elevations, or approved conditions of the PUD as determined by the Zoning Administrator. Staff finds the proposed modifications to be both aesthetic and functional improvements to the shopping center and compliant with the Municipal Code. The petitioner’s responses to the Standards for Granting or Amending a Planned Unit Development can be found in the attachments. Upon review, staff agrees with the petitioner’s findings and recommends their adoption by the City Council.
Key Takeaways
• The petitioner requests approval of a Minor Change to the Iroquois Center PUD and a Final Plat of PUD to make enhancements to the existing building facades, monument signs, and existing surface parking areas at the subject property.
• Staff supports the requests and has attached the petitioner’s responses to the Standards for Granting or Amending a Planned Unit Development.
FISCAL IMPACT
None