CITY COUNCIL AGENDA ITEM
ACTION REQUESTED:
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Pass an ordinance approving a final plat of subdivision and OAA for Northwoods of Naperville (Northwoods of Naperville Final) - DEV-055-2025
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DEPARTMENT: Transportation, Engineering and Development
SUBMITTED BY: Sara Kopinski, AICP
BOARD/COMMISSION REVIEW:
N/A
BACKGROUND:
The subject property, also known as Northwoods of Naperville, consists of approximately 12.18 acres located at 1151 E. Warrenville Road. The property is planned for development of a new residential community consisting of 64 townhomes that will target young professionals and empty nesters seeking a low-maintenance community.
On May 6, 2025, the City Council approved the following ordinances relating to Northwoods of Naperville: (i) Ord. 25-042 approving rezoning 1151 E. Warrenville Road from RD (Research And Development District) to OCI (Office, Commercial, and Institutional); (ii) Ord. 25-043 approving a conditional use for single-family attached dwellings in the OCI zoning district; and, (iii) Ord. 25-044 approving a preliminary plat of subdivision for Northwoods of Naperville with a deviation to Section 7-3-3:1 (Right-of-way Improvements: Streets).
DISCUSSION:
Final Plat of Subdivision
The petitioner is seeking approval of a final plat of subdivision of Northwoods of Naperville (Final Plat). The proposed Final Plat substantially conforms to the preliminary plat of subdivision approved by Ordinance 25-044. The proposed subdivision plat subdivides the subject property to accommodate 64 townhome units and reflects the subdivision deviation approved by Ordinance 25-044 to allow for a private street and carriage walks.
Owner’s Acknowledgement and Acceptance
An Owner’s Acknowledgement & Acceptance Agreement has been referenced within the ordinance approving the final plat of subdivision. Topics addressed in the OAA include, but are not limited to, the following:
• Tree Preservation Covenant: A tree preservation covenant will be established over a portion of the subject property to protect the natural resources.
• Private Improvements: As detailed in the OAA, Northwoods will be developed with the following private improvements: street, driveways, parking areas, streetlights, sidewalk, signage (to cover parking restrictions on the private street), storm water management facilities (including the existing storm water management basin and the wetland bottom BMP), storm sewer line and structures, sanitary lift station, sanitary gravity main system and a new sanitary force main from the lift station to the existing sanitary infrastructure, water services from curb stop into each building, and the secondary electric service lines to the meters. Additionally, refuse, recycling and disposal of other materials will be privately collected.
o A homeowner’s association (HOA) will be formed to govern the Northwoods Development and the HOA will be responsible for the ownership, maintenance, and repair of the above private improvements. To fund the HOA’s capital account related to the private improvements, each initial purchaser of a unit within the development will contribute an amount equal to two monthly assessments into the capital fund. Each subsequent purchaser thereafter shall make a payment in the amount of one monthly assessment upon closing. Additionally, a dormant special service area will be formed in the instance backup funding is necessary for the maintenance of these improvements. Notice of these owner obligations will be required to be given to all prospective buyers.
• No New Impervious Areas: Any additional structures or additions added to the subject property which are not shown on the approved final engineering, including but not limited to decks and patios, will only be permitted if necessary site runoff storage is provided for these improvements in accordance with the effective requirements of the DuPage County Countywide Stormwater & Floodplain Ordinance, and approved by the City Engineer.
• Fees: Within the OAA, specific provisions are included regarding the petitioner’s required school and park donations. The petitioner/owner will satisfy the required school and park donations with a cash-in-lieu of land donation to be paid on a per permit basis per the requirements of Section 7-3-5 (Dedication of Park Lands and School Sites or For Payments or Fees in Lieu Of) of the Naperville Municipal Code. Fees for connection to the City’s sanitary system will not be charged for the subject property since the sanitary sewer system that will serve the Northwoods development will be privately owned. All sanitary user fees as applicable will still be required to be paid.
Landscape Plan
The petitioner gave special consideration to the natural features of the Subject Property and made efforts to minimize the areas that will be disturbed upon redevelopment, including: (i) incorporating a 15-foot-wide native planting buffer adjacent to the Herrick Lake Forest Preserve and preserving the existing trees on the eastern portion of the Subject Property through establishment of a tree preservation covenant. Additionally, in response to public comments during preliminary entitlements, the petitioner has increased the amount of landscaping proposed along the Subject Property’s north property line to provide additional buffering.
The proposed final landscape plan is consistent with the preliminary landscape plan approved through Ordinance 25-043 and reflects the north boundary modifications agreed to therein.
FISCAL IMPACT:
N/A