ULI Technical Assistance Panel on Fifth Avenue Station Area - September 10, 2025

A panel of experts from the Urban Land Institute (ULI) Chicago presented findings and recommendations for redeveloping the approximately 15 acres of city-owned parking lots around the Fifth Avenue train station in Naperville. The presentation, followed by public Q&A, covered potential land uses, density, parking, infrastructure, and financing strategies. The panel emphasized a phased, master-planned approach with community input, aiming to create a transit-oriented development that complements downtown Naperville.

Public Comments & Testimony

• Marilyn Schweitzer asked about the vision for kiss-and-ride drop-off. The panel responded that the area in front of the station would remain vehicular use with enhanced paving.
• Dan DeSanto questioned whether the city would front costs for parking and recoup through TIF. The panel noted that a developer could advance funds and be repaid, or the city could bond once increment is established.
• Trey Phillips advocated for equitable transit-oriented development and suggested using RTA planning grants and IDA tax-exempt bonds for affordable housing. The panel acknowledged these opportunities.
• Bill Simon asked about the success of transit-oriented developments and about coffee shops. The panel cited examples in Park Ridge, Mount Prospect, and others, and noted that drive-throughs could create traffic issues.
• Jay Mitchell asked about the city's 20% affordable housing goal. The panel confirmed awareness and said state incentives exist, but certainty in rules is key.
• Dave Weeks questioned the use of public spaces (citing Wheaton's underused pavilion) and single-family homes on valuable land, and called for a clear definition of affordable housing. The panel agreed on the need for programming and noted that the definition is up to the city.
• Drew asked about commercial recommendations beyond coffee. The panel advised managing expectations, suggesting limited active retail and organic growth based on market demand.
• Marcia asked about sustainability features like green roofs. The panel said such features are incorporated in many developments and could be incentivized in the master plan.
• Tom Higgins questioned the parking layout, suggesting commuter parking should be closer to the station. The panel noted that moving parking east could increase traffic conflicts and that a traffic study is needed.
• Jane Brigaman emphasized the need for affordable options for downsizing seniors and noted that past restaurants in the station failed. She also urged sustainability measures.
• Tim Herman asked about the parking garage height and scope creep. The panel said the five-story garage shown is 150 cars per level, and that adding more land would complicate the process.
• Mary Lou asked whether the city should retain ownership. The panel said a simple land sale is often most attractive to developers, but the city should evaluate all tools like TIF and land leases.
• Dan Penovich questioned the cost of below-grade vs. above-grade parking. The panel estimated above-grade at $35,000–$40,000 per stall, and noted that design can make a garage attractive.

Discussion Items

• Presentation by ULI Panel: John Talty (chair, architect) introduced the panel and explained ULI's process: two days of site tours and stakeholder interviews. The panel reviewed the 2018 Ryan Companies proposal that failed due to lack of transparency, excessive density/height, and office overprogramming. Stakeholder concerns included height, traffic, school capacity, and skepticism of transit-oriented development.
• Bill Loftus discussed financing options, proposing a TIF district to fund infrastructure improvements such as north-south connectivity, traffic calming on Fifth Avenue, and stormwater management at Kendall Park.
• Vic (developer) presented density concepts: higher density near Washington Street, tapering to lower density eastward. He emphasized the need for a parking study and noted that a four-story height limit may be economically challenging but design can mitigate height concerns.
• Jody Mariano (landscape architect) showed a concept plan: a parking garage with children's museum (relocated or enhanced), a new pedestrian bridge, improved underpass, market shelter, open space, and phased development of townhomes and a future parking deck on the east parcels.
• Matt Nicks (developer) focused on residential targets: empty nesters, hybrid workers, and young families. He showed examples of four- and five-story buildings that integrate into neighborhoods, and emphasized the importance of a "third place" community space.
• Q&A highlighted: The panel recommended hiring a third-party consultant to develop a master plan, conduct a parking study, and create design guidelines. They suggested a phased approach to allow flexibility and market response.

Key Outcomes

• No formal votes were taken. The presentation was informational with public input.
• Recommendations: The panel advised the city to:
  1. Commission a comprehensive parking study to determine actual demand (post-COVID assumed 80% of 1,650 existing spaces).
  2. Hire a third-party consultant to create a master plan with development guidelines, including design standards, affordable housing goals (in line with city's 20% target), and sustainability features.
  3. Explore a TIF district to fund infrastructure, with possible bond issuance or developer reimbursement.
  4. Phase development: first phase on the west side (higher density, mixed-use, parking garage), second phase on the east side (townhomes and additional parking if needed).
  5. Engage the community in further public meetings to refine programming of public spaces.
• Next Steps: ULI will issue a final report (PDF) to be posted on the city website. Residents can submit questions via the city's Help Center. The city council will determine the timeline for further action.