CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Direct staff as to whether written comments should be provided in regards to DuPage County Zoning Petition 24-00053 (XSite)
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Allison Laff, AICP, Deputy Director
BOARD/COMMISSION REVIEW:
N/A
BACKGROUND:
The City received notice of a case (Zoning 24-000053 Xsite) which will be reviewed by the DuPage County Zoning Board of Appeals on July 23, 2024. This case includes a request for rezoning, conditional use, and a variance, as further described below, for the properties located at 24W655, 24W681, and 24W725 75th Street in unincorporated DuPage County.
Per Illinois law, notice must be given to a municipality if zoning action is requested on unincorporated property that falls within 1.5 miles of that municipality’s jurisdictional boundaries. With said notice, the City is given an opportunity to provide comments on the pending case. If the City files a formal objection in the form of a resolution adopted by the City Council, a supermajority vote is required for the County Board to approve the case.
DISCUSSION:
DuPage County Zoning Case 24-000053 Xsite includes a request to develop the 1.79 acre property located south of 75th Street, west of Wehrli Road with a 13,600 square foot day care facility, 675 square foot drive through coffee shop, and 40,580 square foot self-storage facility (details attached). The subject property currently consists of three residential lots located in DuPage County directly west of the existing Walgreen’s at the southwest corner of Wehrli and 75th Street.
The requested development requires the following approvals from DuPage County:
1. Rezoning from R-2 to B-2 General Business District.
2. Conditional Use for a Planned Development with a Self-Storage Facility, Day Care Center, and Drive-Through Coffee Shop.
3. Request to increase the FAR from the permitted 0.25 to approximately 0.66.
The petitioner is not seeking to annex this property into the City of Naperville. However, if annexation was proposed, City staff would review this proposal against the adopted Naperville Land Use Master Plan. Per the adopted plan, the subject property is identified as “City Corridor” which recommends primary uses such as commercial retail, services, and professional offices. Given the recommended City Corridor designation, as well as the trend of development in this area, staff would likely recommend B1 (consistent with Walgreen’s), OCI, or TU zoning for the subject property. While the proposed day care and coffee shop would be allowed within these zoning categories, the self-storage facility would not be a permitted or conditional use. Accordingly, staff finds that the proposed self-storage facility is inconsistent with Naperville’s adopted plan for the area in terms of use and intensity.
A similar finding was previously made in response to the Z15-056 Montgomery case that was pending before the County in 2015. For that case, the City Council adopted Resolution 16-006 in opposition (attached).
Staff understands that the petitioner has been working with residents of Hobson Villas (northwest corner of Wehrli and 75th Street) to address concerns that they may have with the proposal; however, staff is not aware of the final position that those residents have on this proposal.
Next Steps
City Council may or may not choose to submit written comments in regards to DuPage County Zoning Petition 24-000053 (XSite). If a written response is recommended, staff will submit City Council’s comments on the case to DuPage County in advance of their July 23, 2024 hearing.
FISCAL IMPACT:
N/A