Arbor Trails Proposal Will Move to Village Board

The planning and zoning commission granted preliminary approval following the conclusion of public hearing on Wednesday evening.

Wednesday evening planning and zoning commission members granted preliminary approval to the developers of the Arbor Trails subdivision, slated for the vacant Meijer property on Maple Avenue. The developer is K. Hovnanian Homes.

Developers are expected to make their first official presentation to the village board next month, and with that a second public hearing.

While all designs are still subject to final approval, learn more about the proposed lots and open areas below.



How many lots are proposed?
The current plan shows 163 single-family homes, split between two lot/home sizes. Homes in the Heritage series, composed of 97 lots, will be approximately 6,000 sq. ft. in size. K. Hovnanian Homes’ land acquisition manager Scott Barrenbrugge said these lots are a traditional in-town lot, and therefore smaller. Homes would range approximately 2-3,000 sq. ft. in size.

Sixty-six ‘Americana’ lots start at 9,750 sq. ft., with up to 4,000 sq. ft. homes.


So how many new residents is that?
Last month K. Hovnanian Homes reps estimated 582 residents in a completed development. They expect the majority of approximately 183 school-age children to attend District 203 schools.


Isn’t District 203 in the process of redistricting? How will more than 150 new students fit into that plan?
Barrenbrugge said the developers have been in contact with the school district, and they are aware of the Arbor Trails proposal. He said the district is aware of the potential effect on its new boundary maps.


What are the estimated home values again?
Smaller lots begin in the $300,000-range, while larger lots with add-ons may go for more than $500,000 each. Barrenbruggee said approximately 80 percent of the lots are expected to sell for more than $400,000.


How much income tax revenue will this new subdivision generate?
Developers believe the subdivision will generate $1.5 million in annual income tax revenue. In addition, Barrenbrugge said last month the project would yield more than $1 million in building permits.


Does this plan include any commercial sites?
No. While some planning and zoning commissioners previously expressed a desire to see services for residents in the immediate vicinity, developers will not be including any commercial elements. One reason, attorney Russ Whitaker said, is that K. Hovnanian Homes is not a commercial developer.

Whitaker said they reviewed the offerings at the Green Trails Shopping Center, which currently names as its largest tenant.  He believes it may be difficult attract quality retail tenants to new commercial spots.


How many floor plans are available?
Heritage lots will be available in seven floor plans and 16 architectural designs; Americana lots will be available in five floor plans, with 13 architectural designs.


Where is “open space” available?
In addition to a main parkway, walking paths, and natural wetland area, the site has two proposed open areas: the centrally-located Arbor Trails Park, and Oak Ridge Overlook on the south edge of the property.

Walking paths would also connect to Green Trails to the south (pending approval from the Green Trails Improvement Association), Maple Avenue to the north, and Benedictine University to the east.


How will developers meet Village ordinance requirements for park dedication?
Village ordinance requires 3.26 acres of land, or $583,573 in cash. At February’s Park District board meeting, developers said they were willing to dedicate the two sites, totaling 1.77 acres, and $240,649 cash-in-lieu. The cash may be applied to “site improvements,” such as benches and play equipment.

While the developers hope to also dedicate 9.23 acres of naturalized area next to Oak Ridge Overlook, they are not seeking credit from the Park District for this plot.


Who will maintain these open spaces?
K. Hovnanian Homes will maintain open areas for approximately three years, at which point the subdivision’s homeowners association and Lisle Park District would take control of their respective areas.


What approvals are needed before developers can break ground?

  • Annexation back into Village of Lisle and rezoning from agricultural use to R-2 single family
  • Subdivision approval by village trustees
  • Planned Unit Development (P.U.D.) to offer two unique lot sizes
  • Park dedication to the Lisle Park District
  • Walking path connectivity agreement with the Green Trails Improvement Association
  • The addition of a proposed right-turn lane at Maple Avenue and Benedictine Parkway will require the cooperation of the developers, Village, and DuPage County
  • Approximately 27 lots fall on the floodplain, and developers will require approvals by FEMA before they may acquire building permits on those lots.
  • Developers are also currently working through an agreement with Benedictine University. BenU reps said that though nothing has been finalized, they are optimistic that both parties will reach a conclusion.


If the project is approved, when will developers break ground? When will the subdivision be “complete?”
Ground could break on the project later this year, depending on the length of the approvals process. Developers are anticipating sales of approximately 40 homes per year, with full construction achieved in three to five years.



Traffic, water retention, and site plans were thoroughly discussed during the public hearing. For reactions from neighbors (including ) and commission members, check back with Patch later today.

Dick March 22, 2012 at 02:01 PM
Live in a floodplain next to the stadium lights at Benidictine?! There will be a high demand for those houses. Yeah, right.
Dick March 22, 2012 at 02:48 PM
Wow, 183 children added to District 203. This subdivision will bump another section of Green Trails to Ranchview within 3 years. Where is D203 going to get another $2,000,000 to educate an additional 183 kids? This property will only generate half the property tax revenue to D203 that it will take to educate the children living here. Answer: Everyone else's taxes go up.
George P April 10, 2012 at 01:45 PM
362 homes for sale in Lisle today. Of this, 122 Lisle homes are in foreclosure - today.
Tedd June 13, 2012 at 12:50 PM
I can not believe that some one wants to start a subdivision in this economy with the housing market still so sluggish. Traffic is bad enough along this stretch of Maple, just about anything built on this land is going to add to it.
Frank F June 20, 2012 at 08:10 PM
Illinois home foreclosure activity rose 29 percent in May compared to the previous month and is 54 percent higher than May of 2011. This project will never get built. Read more: http://www.chicagorealestatedaily.com/article/20120614/CRED03/120619899/illinois-foreclosures-rise-29-in-may#ixzz1yMkMpS6E
George P September 30, 2012 at 09:24 PM
According to the Illinois Municipal League cities collected $92.02 per resident in income tax revenue from the State. That figure is estimated to drop to $73 per resident by fiscal year 2012. So how does a 163 home development with 582 residents provide $1.5M in new income tax revenue to Lisle? Simple, it doesn't. More spin. (582 x $73 = $42,486/year to Lisle)
RG November 30, 2012 at 02:10 AM
This project will bring little tax revenue to the Village of Lisle in the long run. Benedictine should of bought the land years ago for future development of their campus. The Village Board is foolish to approve such an Annex Agreement.


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