Require High-Density Apartment Developer to Follow Naperville Code
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This petition has re-started on July 28, 2017 at the following link due to issues raised by the Naperville Planning and Zoning Commission. Please renew your support and ensure that your opinions will be considered by Naperville City Council:
The following petition was submitted to Naperville Planning and Zoning Commission:
On June 6, 2017, Avenida, a for-profit developer based in California, published revised plans to its September 30, 2016 petition to Naperville to rezone the 6.6 acre property on the southwest corner of Mill Street and Commons Road from Single Family Homes and build a high-density age-restricted apartment complex. Significantly, not only does Avenida seek to rezone Single Family Home land, but Avenida requests to build 33% more apartment units, with 45+% fewer off street parking spaces, than required by Naperville code. Allowing Avenida to effectively disregard Naperville density and parking codes could not only negatively impact traffic, property values, and living conditions in the immediate area, it would also set a dangerous precedent to allow similar non-compliant high-density projects going forward. If Avenida's project is not in your neighborhood, the next high density project may be. Please help us preserve Naperville.
More details about Avenida's petition are provided below. Please support Naperville residents by signing this petition and/or by attending the PZC hearing on this issue at July 19, 2017 at 7 pm, at 400 S. Eagle St., Naperville, IL 60540.
Avenida's planned site is in the vacant land shown below, along Mill Street, between Diehl Road and Bauer Road, and across the street from the Nike Park entrance.
Naperville code (Section 6-7F-5) would allow 110 apartment units based on the size of the lot at issue, only if rezoned to no longer be land for Single Family Homes as Avenida has requested. Avenida requested to build 146 (previously 175) apartment units, approximately 33% more than would be allowed by Naperville code for the size of the proposed site.
Naperville code (Section 6-9-3:1) would require 329 parking spaces for Avenida's requested 146 apartment units. Avenida's proposal includes a maximum of 227 parking spaces (which may include "land banked" areas for parking spaces that may never be built), 45% fewer (if all parking spaces are built) than required by Naperville code. On a per apartment unit basis, Avenida's proposal includes a maximum of 1.55 parking spaces per unit, whereas Naperville code would require 2.25 parking spaces per apartment unit. Naturally, if residents of the proposed high-density apartment complex do not have sufficient on-site parking spaces, street parking would be a likely consequence, adding to traffic congestion.
Naperville Planning and Zoning Commission Hearings:
On January 18, 2017, Avenida presented its proposal to the Naperville Planning and Zoning Commission (PZC). Following significant resident opposition, primarily due to its high density and deficient number of parking spaces (addressed above), as well as the overall bulk of the proposed building (taller than all surrounding buildings), the hearing was continued by a month to allow Avenida time to address neighbor concerns in a redesign.
On February 15, 2017, Avenida requested and obtained from the PZC a second continuance, to delay the continued hearing by another month. Avenida did not disclose any revisions to its original proposal.
On March 15, 2017, Avenida requested and obtained from the PZC a third continuance. Avenida did not disclose any revisions to its original proposal.
On April 19, 2017, Avenida requested and obtained from the PZC a fourth continuance. Avenida did not disclose any revisions to its original proposal.
On June 6, 2017, Avenida disclosed to the public, for the first time, a revised plan that reduced the number of apartment units from 175 to 146.
The PZC hearing on Avenida's petition will take place on July 19, 2017 at 7 pm, at 400 S. Eagle St., Naperville, IL 60540. All Naperville residents are encouraged to attend and raise any concerns they may have.
Petition to Protect Naperville:
If you believe Avenida should be required to comply with Naperville code in order to build its high-density apartment complex in Naperville, please sign this petition.
Thank you for your time and concern about Naperville!
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