Naperville Rejects Luxury Townhome Project Over Safety Concerns at Spring and Mill

A luxury townhome development on the corner of Spring Avenue and Mill Street in Naperville has been rejected by the city's planning commission. The commission voted unanimously against the project, citing safety concerns for pedestrians and drivers at an already dangerous intersection.

Commission Votes Unanimously to Deny Ostara Project

The Naperville Planning and Zoning Commission denied a conditional use permit and setback variance for the Ostara project on June 17. The development was proposed by Kramer Homes, a Naperville-based builder.

The project would have built 25 luxury townhouses on 2.3 acres of land. Each unit was designed to be between 2,900 and 3,400 square feet. Prices were set to range from $1.37 million to $1.45 million per home.

"I don't believe this development meets the conditional use standards that this would not be detrimental to public safety as it is proposed right now," Commissioner Courtney Naumes said. "And therefore I cannot support this."

Commissioner Mark Wright said safety was the deciding factor for the panel.

"The conditional use requires us to make sure that safety of the public is No. 1, and I just don't feel that we hit that mark," Wright said.

Neighbors Raise Alarm Over Traffic and School Crowding

Residents living near the site spoke for more than three hours at the public hearing. Their concerns centered on traffic congestion, pedestrian safety, and overcrowding at Naper Elementary School.

Jennifer Bruzan Taylor, a former Naperville councilwoman, said she has been in an accident at the Spring and Mill intersection herself.

"Why would we put such a dense development on that corner?" Bruzan Taylor said. "We can't look at this as just this development. We have to look at it as a street as a whole, and the density and what that does to the safety in the neighborhood."

Neighbor Jason Weese questioned the traffic analysis submitted by the developer. He said the study only counted trips rather than measuring actual traffic flow through the neighborhood.

Christine Merino, another nearby resident, submitted a written comment asking for a traffic signal and safety improvements before any approval.

"While I understand growth and development are part of a thriving community, I strongly object to approval of this project unless critical traffic infrastructure improvements are completed first," Merino said.

Developer Says Project Fits City Master Plan

Jimmy Calvo of Calvo Law Offices represented Kramer Homes at the hearing. He argued the development aligned with the city's 2022 Land Use Master Plan, which designates the site as medium-density residential.

"The 2022 Land Use Master Plan calls for exactly this transition at this site. The design fits the neighborhood. The neighborhood's feedback is built into the plan," Calvo said.

The land previously housed Paul Davis Restoration Services of DuPage and three single-family homes. All structures were demolished last fall.

Kramer Homes made several changes after an earlier meeting with neighbors. The developer reduced the unit count from 26 to 25, reoriented buildings to face Spring and Mill streets, and switched from flat roofs to gabled designs. The plan also includes 114 parking spaces, double the code requirement of 57.

Traffic Engineer Says Impact Would Be Nominal

Stephen Corcoran, director of traffic engineering at Eriksson Engineering Associates, was contracted to conduct the traffic analysis. He told commissioners the development would not significantly change traffic patterns.

"Quite honestly, we're not adding enough traffic to make a noticeable change in the traffic patterns, just from this development," Corcoran said.

City Engineer Peter Zibble confirmed the traffic data met municipal requirements. He acknowledged the known issues on Mill Street, noting it is his daily commute route.

"I think I should point out, staff is well aware of the concerns on Mill Street," Zibble said. "It's my commuting route. I take it every day. I see it."

Zibble added there is "no easy quick fix" for the intersection's safety problems.

What Happens Next

The Planning and Zoning Commission's vote is a recommendation. The Naperville City Council has final authority on the project.

Commissioner Allison Longenbaugh said she wanted traffic data collected during school arrival and dismissal hours before supporting the project.

"The trip count generator really doesn't give the full story," Longenbaugh said. "I really was not convinced that adding 25 units here without the school data included meets the public safety standard required for an R2 conditional-use."

Kramer Homes must now decide whether to appeal to the city council with the current design or withdraw the application and revise the plans.

"The project's name, Ostara, is an old word for spring and new beginnings — fitting for a corner on Spring Avenue the city has long hoped to see renewed," Calvo said.

That new beginning may need to wait.