Naperville debating future of north downtown
The future of a few blocks immediately north of downtown Naperville won't be decided in a day.
But discussions have begun about whether the area should remain residential or take on a more commercial feel.
The city council on Tuesday began debating whether the city should guide what's called the North Downtown Special Planning Area away from being solely residential by requiring new homes to get approval as a conditional use — a process that requires submitting a proposal and getting the green light from the planning and zoning commission and the council.
No action was taken as council members took opposite stands on the potential regulation and on what they hope will become of the area bounded by Douglas Avenue on the north, Washington Street on the east, Benton Avenue on the south and Webster Street on the west.
If the proposal is approved, the requirement that new homes get a conditional use might make other types of development more likely, such as shops, offices, restaurants and so-called “transitional uses” that combine offices and housing.
“The basic point is what's going to happen with that part of the world,” council member Joseph McElroy said. “I think there should be a small historic district. Given that that's probably not going to happen, what I believe this part of the world should be is medium density residential development, not high-intensity commercial.”
The north downtown area could be reborn on a large scale into a commercial development if a buyer consolidates properties or it could be revamped gradually, one lot at a time, said Allison Laff, planning operations manager.
Because the area's future is uncertain, city staff members didn't recommend changing its zoning from residential to commercial. But they do recommend creation of a zoning overlay district, which would allow the conditional use requirement for houses to be put in place. Other regulations in the overlay would only allow new restaurants to be built facing Washington Street between Franklin and Benton avenues and limit building height to between 40 and 57 feet.
Some council members said creation of an overlay district would be unfair to homeowners because they couldn't rebuild without special approval.
“Aren't we taking away their property rights?” council member Doug Krause said. “If someone wants to live there, we're making them go through another hoop and I don't understand why.”
The additional approval requirement only would kick in for teardowns or large additions, Laff said, not for people who would continue living in existing homes while leaving them relatively unchanged.
“I just don't think the burden should be put on someone who wants to rebuild their home,” council member Paul Hinterlong said. “The neighborhood should be able to continue as a neighborhood unless someone goes in there and buys up properties.”
Downtown and planning leaders who already have reviewed the overlay district proposal say they think the area has potential to develop into something more vibrant than simply houses.
“I imagine some happy combination of residential and small, attractive retail,” council member Judith Brodhead said.
The city's downtown advisory commission may discuss the matter before it comes back for further council consideration next year.