A Green Light for the Culligan Plan

Northbrook and Glenview trustees have given their blessing to a mix of homes, stores, restaurants, offices and hotels on 40 acres off Willow Road west of the Tri-State Tollway. Glenview’s village board will consider the project in July.

The developer, GlenStar Properties, plans 156 residential units on about 19 acres — row houses, town homes and two-flats to be built by Northbrook-based Red Seal and priced from $520,000. The project will also include a Homewood Suites and Hampton Inn and Suites – hotels that would share an eight-story building.

Under pressure from Glenview, GlenStar ditched plans for a 244-unit condominium building and added 200,000 square feet of office space.

A Roadblock on the Inside Track

Art Bess, owner of Bess Hardware, appeared before the trustees recently to plead his case. Bess hopes to close the store and develop his property in downtown Glenview, but the downtown plan commission put a damper on his dreams. Once considered a possible site for five-story construction, the panel called for limiting a building at that site to four stories, and it was not willing to allow drive-thru businesses in the area.

Bess said he’d been approached by a couple of national drug chains that would build here if they could have a drive through, so he e-mailed President Cummings, Economic Development Director Ellen Dean and Development Director Mary Bak to suggest an alternative to the traditional drive-through be considered. Pointing the village to Lawrence and Damen in Chicago, Bess said it’s possible to put a drive-thru tunnel through the center of a building.

“I understand there was a little road trip made, and President Cummings got to see a CVS site where there was an interior drive through. It addresses the problem of noise and other unsightly things associated with drive thrus.”

Bess admitted he was coming in at the 11^th hour, as the trustees were set to vote on a new set of rules for developing downtown. “I’ve been talking to Mary about it for a couple of months,” he said, referring to Bak. “Mary and I have known each other for a long time,” he said.

Cummings sighed and pointed out that the matter of drive thru lanes had been debated at some length, “and the overall feeling was that we would not have them,” she said. “One can be considered through a variance when a specific plan is in place. It’s a very interesting concept and one that this board might be willing to look at, but I really hesitate to change our code after all the discussions,” she told Bess.

The trustees agreed and approved the new downtown code without last-minute changes.

Editor’s note: The fact that the trustees would not honor the special request of a prominent local businessman is an encouraging sign for a community that has done too many deals behind the scenes. And the rejection sets an important tone for the future. Matters of planning can no longer be worked out in private conversations “with Mary” or through e-mails to the village president.

A Wake Up Call for Cuisinier

During a recent discussion of a new development code for downtown Glenview, six area residents addressed the village board, and one of them was especially frank. Carol Karol approached the podium, but before beginning her remarks she looked at Trustee Pat Cuisinier who appeared to be napping. “Could Trustee Cuisinier open his eyes maybe?” she asked.

Cuisinier later told Karol that his eyes had been closed, but he was listening.

The proposed code that brought Karol to Village Hall will allow four and five-story buildings as tall as 53 feet and may require construction of alleys behind the buildings to ease congestion on Waukegan Road. Neighbors are not happy with the prospect of having more than 100 new condos nearby – fearing a loss of sunlight and increased traffic troubles.

Dialing for More Dollars Downtown

The trustees have approved $30,000 in consulting fees for the downtown Dominick’s site. Real estate and development advisor S.B. Friedman had already started work, but with the company’s bill about to exceed $10,000, the Village Manager had to get an okay from the trustees. “This analysis is proving to be absolutely crucial in focusing our efforts toward eventually using that property in a manner which accomplishes our financial goals within the context of the Downtown plan,” wrote Economic Development Coordinator Ellen Dean.

Editor’s note: Which begs the question: What does Ellen Dean bring to this party? Why did we hire an economic development expert who cannot do the kinds of things Friedman is now being paid to do?

News from the Neighbors

— Kenilworth’s village board has approved a request to place the entire town on the National Register of Historic Places. Glenview has declared just one building historic since approving a preservation ordinance – the administration building of the park district on Prairie Street.

— Arlington Heights’ plan commission is reviewing a revised plan for the Arlington
Market project. Developer Mark Elliott was to build 110 condominiums, 54 townhomes, and 40,000 square feet of retail space. Due to the level of existing condos on the market, Elliott is now asking to scale back on retail and replace the condos with 67 rowhouses.

— A developer planning condos on Waukegan Road has pulled out of a similar project in Wilmette.  Regency Development LLC had hoped to construct 50 condominiums above 6,759 square feet of retail space in the 400 block of Ridge Road.  Although the project had not gone to a formal hearing, it encountered resistance from historic preservationists and neighbors who objected to the four-story mixed-use building, so Regency sold the property.

Developer Plans Golf & Waukegan Shopping Strip

A Chicago developer has his eye on the old Infiniti dealership site on the northeast corner of Golf and Waukegan roads and is hoping to replace the building with a bank, pharmacy and other shops. The project will come before the plan commission on May 13.

Avon, which owns property just south of Golf, plans to close in 2010. The Infiniti site developer, Warren Baker, says he would be interested in sharing the cost of a traffic light on Golf to improve traffic flow from the two properties.

Baker developed the northwest corner of Waukegan Road and Lake Avenue.

Village Studies Affordable Housing

A 2004 study showed more than 12 percent of housing stock in Glenview was affordable by state standards, and local trustees have now voted to set up a task force that will determine where moderately-priced homes and apartments are and how they can be maintained.

The state defines “affordable” as $140,667 for a single-family home and $792 a month for a studio apartment. Among other properties, Patten House, Depot Square, Thomas Place at The Glen, two dozen units at Valley Lo and 450 mobile homes qualified, allowing Glenview to surpass a state mandate of 10 percent. Forty-nine other communities fell short and must now submit plans for increasing their affordable housing stock.

Plan Commission Says Show Us The Green

Glenview’s plan commission reviewed plans for 20 condos at 3345 Sanders Road, then told the developers to come back with more green space and fewer units. The original plan had called for 24 condos. “We have greatly increased the open green space,” said lawyer Gene Bullmash.

“Today is Earth Day,” Commission Chairman Howard Silver replied. “Tell me why you need to pave more than the maximum.”

“This lot is unique. It’s small, on a busy street, and neighboring properties have even higher densities,” Bullmash replied.

Commissioner Peter Brinckerhoff said the developer could create more green space by using permeable paving stones that allow rain water to drain back into the ground rather than running off.

“I think Commissioner Brinckerhoff is on the right track,” said Commissioner Linda Witt. “You need to find 2,700 square feet of grass somewhere!”

Bullmash claimed permeable pavement didn’t work very well, but Brinckerhoff dismissed him. “People wouldn’t be selling permeable pavers if they didn’t absolutely work,” he concluded.

If they agreed to this approach, Bullmash wondered, would the commission sign off immediately? “With all due respect, this is our third appearance,” he said. “This is costing the petitioner a lot of money.”

The commission told him to come back in two weeks with revised plans.

Also under consideration, a 15-condo development by the Regency Group at 3235 Milwaukee Avenue between Manor Healthcare and the Sybaris Inn. The plan commission felt it had too little parking and not enough green space. Members advised the developer to build fewer units and talk with Manor Health Care about using part of its parking lot.

Workshop Set for Waukegan Road Development

With neighbors upset by plans for five-story buildings on Waukegan Road, the trustees have agreed to hold a special workshop on how the proposed form-based code would impact development in the area at 7 p.m. Thursday, April 24. The board will also explore the subject of creating affordable housing in Glenview.

Dominick’s Redux

After spending millions of dollars to buy property on Waukegan Road and thousands on consultants, the village could be closer to ensuring a grocery store downtown. Planners would like to see a mixed use development at the site – condos and retail space, but Safeway – the parent company of Dominick’s – has refused to give up its lease on the store. As long as the company pays rent, it’s entitled to stay put until 2012, effectively ensuring no new competition for its Patriot Boulevard store. Now, however, Village Hall reports negotiations are underway, and a new grocery tenant at the old Dominick’s site could just be (drum roll please) — Dominick’s.

In California, Safeway is facing heavy competition from a British grocery chain which has recently entered the American market with small, upscale food stores called Tesco Express. One is set to open in Arlington Heights, and Safeway is talking about launching similar stores. Could one of the first be here in Glenview? Stay tuned.

A Slow Go for New Navy Land

The village had hoped to start selling 22 acres of new land it purchased at The Glen last year, but the process was delayed six months by internal wrangling over who should ascertain that soil in the area is clean enough for development. The U.S. EPA, Illinois EPA, county and village debated at length, finally agreeing to let the county do the honors. Manager Hileman says samples were recently taken, and there are no signs of contamination. A private development of new Navy housing was also stopped until the issue was resolved.

A Green Flag to Widen Willow Road

The Illinois Department of Transportation will soon begin engineering studies for a two-lane expansion of Willow Road east of Sunset Ridge. Calls to widen the 1.2 mile stretch of state roadway to a total of four lanes had met with fierce opposition from Northfield residents who preferred the addition of a single, center turn lane.

Working with Winnetka and an outside consultant, State Senator Jeff Schoenberg promoted public hearings designed to persuade residents that a more attractive road could actually beautify Northfield and make Willow a friendlier place for pedestrians and bicycles. The state provided $90,000 for a study and drawings of what might be built.

Schoenberg, chairman of a key Senate budget committee, says the state has now set aside $4 million for construction. The project could include a pedestrian underpass at Clarkson Park, making if safer for kids walking to school and ball fields.

Business leaders and local officials, including Crate and Barrel CEO Gordon Segal, Kohl Children’s Museum President Sheridan Turner, State Rep. Elaine Nekritz (D-Northbrook) and Village President Kerry Cummings joined Schoenberg and the head of the Illinois Department of Transportation for a press conference at the North Shore Senior Center in Northfield.

“I am pleased to announce that IDOT will be starting a temporary resurfacing project in the next few weeks that will greatly improve the safety of the riding surface on Willow Road,” said IDOT Secretary Milton Sees.

Still No Cash from the Glen Town Center

When Glenview made plans to redevelop the former Naval Air Station, it wanted a shopping center to locate in a less-than-ideal location — far from major highways and not within view of major arterial streets. To make The Glen Town Center happen, the village kicked in $76.5 million with the understanding that a percentage of revenue would go to Village Hall once sales reached a certain level. Ditto for department store Von Maur, which got a $5 million interest-free loan from the village.

The 2007 numbers are in, and it looks like Glenview will have to wait a while longer. “Von Maur had another successful fiscal year, with growth in sales of 11.6 percent over the prior year,” says a press release from the village. “However, this is not yet sufficient to initiate the revenue-sharing agreement, which is triggered when sales exceed $200 per square foot annually.”

As for the shopping center, profits totaled $5,443,267 – more than $3.3 million short of the amount needed to start the flow of cash to village coffers.

The Price of an Empty Dominick’s

Having shelled out nearly $5 million for the Dominick’s site, hoping to assure that new development there includes a grocery store, the village is now spending more money trying to figure out how it can achieve that goal. Dominick’s has a lease on the building until 2012. With a large store at the corner of Patriot and Lake, parent company Safeway apparently fears any competition and is determined to keep a grocery store away from the Waukegan Road site.

That leaves the village scratching its head and hiring consultants. The last batch of bills contained a $10,000 payment to S. B. Friedman – an urban planner who has frequently advised Glenview in the past. Another check for just over $10,000 goes to Mallon and Associates – a real estate and development firm started over a year ago by Mike Mallon, former V.P. of real estate for Dominick’s.

Cummings Loses Her Cool

During a hearing on plans for a large office complex on Chestnut Road, neighbor and Natural Resources Commissioner Rob Blomquist raised a fair question. Village Planner Jeff Brady had spent half an hour explaining what the General Board of the United Methodist Church planned to build. Blomquist raised concerns about increased flooding and traffic on Chestnut.

“I respect Jeff Brady a lot,” he said. “Jeff Brady does a lot of hard work, but I really don’t think he works as a village planner. He works as a development director. He’s not looking long term. He admits that for five years there will be no help for Chestnut. It’s not even on the radar screen of the village.”

Cummings attempted to stop him.

“Please,” said an agitated Blomquist. “Can I just talk, and then you can respond afterwards?”

“Excuse me,” said Cummings sternly. “We often put a limit on how long people can talk. I would like to comment when you make comments about staff and what they should or should not do. Would you please limit your comments to your observations on traffic and planning. Mr. Brady is doing his job.”

“Maybe he should be directed to do something else,” Blomquist replied.

“Mr. Blomquist, that is out of line,” said Cummings. “If you want discussions about what people should or should not do or about what this board should direct in terms of policy – which we have in regard to Chestnut, if you understand, we are seeking state funds to improve the intersection of Waukegan and Chestnut.”

“We know,” said Blomquist.

“Thank you. Reserve your comments to the site plan that is here this evening, and do not make personal comments about our staff.”

“It’s not a personal comment,” said Blomquist. “I made it very clear that Jeff Brady’s a fine person. I’m just talking about whether he’s working as a village planner or a development director.”

“Excuse me,” Cummings continued. “At this point I will ask you to sit down if you cannot keep your comments to the site plan.”

Blomquist agreed to do so, urged the village to condemn some land along the property’s western border so the General Board’s traffic could enter from and exit to Lake Avenue and requested an environmental impact plan from the developer.

The board said it would not use eminent domain to change the traffic pattern, deeming such an effort too expensive. The trustees then voted unanimously to approve the project.

Editor’s note: If Kerry Cummings cannot distinguish between personal attacks and concerns about the way the village does business, she ought not to be in public office. Blomquist’s remarks were on target, and he is not the only resident who feels village planners are actually the hand maidens of developers. This was an opportunity to set the record straight. Instead, she blew a fuse.

As for the issue of expense, the village has now spent in excess of $5 million to acquire the Dominick’s site so neighbors (like Kerry Cummings) will have a grocery store nearby, but it’s unwilling to spend anything for the convenience of thousands of people who live on Chestnut or use that road to reach The Glen each day.

Commission Complains About Culligan Site Plans

Commissioner Steve Bucklin, who has rarely met a development he didn’t like, is not pleased with plans for offices and hotels, town homes, stores and restaurants on a 40-acre site near the corner of Sanders and Willow roads, and at last week’s meeting Plan Commission Chairman Howard Silver warned Glen Star Properties that it’s project “doesn’t have to feel like you’re on LaSalle and Jackson.”

GlenStar had eliminated an 8-story condo building with 244 units from the plan, but it still wants to build 156 town homes, more than 83,000 square feet of retail space, 600,000 square feet of office space and a parking deck on the 40-acre site once occupied by Culligan. GlenStar plans to sell four acres to another developer for a Hampton Inn and Homewood Suites.

An economic analyst claimed the project would mean nearly $9 million in additional tax revenue — $3 million for District 31, $3.25 million for District 225, and $1.2 million for the park district. The discussion will continue at the commission’s next meeting.

Glenview Fees Going Up?

Staffers at Village Hall are recommending rate hikes and changes in the way Glenview calculates licenses, permits and other fees that currently bring in $2.5 million a year in revenues.

Development Director Mary Bak said the charges had not been reviewed for more than 10 years. “We have very small fees charged for things that really don’t get a lot of inspection or enforcement, and we’re not charging for things that do take a lot of our time,” she explained.

Among other things, the village would impose a 10 percent charge for returned checks and late filings, increase the charge to tap into municipal water lines and charge more for demolition and building permits. The charge for electrical inspection would no longer be based on the number of electrical switches in a home or business. Instead, the fee would be based on square footage of the building.

Noting that few residents bother to pay the $3-$5 charge for a dog license, staff has proposed the village drop that fee. The trustees must review and approve proposed changes before they’ll take effect.

Downtown Code Delayed

The agenda for the village board’s most recent meeting promised “first consideration of a text amendment creating the downtown development district regulations and a map amendment rezoning those parcels in the downtown area,” but the trustees devoted their discussion to a single building – a 53-foot structure proposed for the west side of Waukegan Road between Grove and Hutchings.

Residents of those streets are not pleased by the prospect of a high rise that could block their sunlight.  More than 30 showed up  to voice opposition.  “Can you image such a structure directly adjacent to single family homes?  This will change the character of Glenview and not for the better,” one neighbor told the Watch.  “The board wants to compete with the likes of Des Plaines, Park Ridge, and Evanston.  That’s not what we bargained for when we moved to Glenview.” 

The board made no promises but will continue its discussion on April 15.  Until the matter is resolved, there will be no vote on the new form-based code for Glenview and Waukegan roads.

Plan Commission Caves on Chestnut Ave. Construction

Plan Commission Chairman Howard Silver and Commissioner Peter Brinckerhoff made a strong case last month against construction of an office building and parking lot adjacent to a tributary of the Chicago River behind Scott Foresman, but after a meeting with Village President Kerry Cummings, Silver caved, and when the vote was taken, Brinckerhoff was absent.

The group seeking to build — the General Board of Pension and Health Benefits  for the United Methodist Church — opted to play the God card in seeking approval. Mark Busbia, the organization’s COO, told the commission, “We are a not-for-profit that manages the pension funds of more than 70,000 U.S. clergy and lay workers who carry out the mission and ministry of serving 8.5 million United Methodists throughout the United States and the world. In Glenview alone, there are approximately 440 United Methodist families who are served by clergy.”

He spoke of food pantries and homeless shelters, tutoring of underprivileged children and socially responsible investment practices endorsed by the secretary of the United Nations.

Architect Mike Sullivan assured the plan commission his client “was not a developer,” and Busbia reminded the panel that Glenview’s own traffic consultant did not think the development would make traffic much worse on Chestnut Avenue. Busbia bragged that the board had “commissioned and paid for a preliminary global traffic improvement plan for Chestnut.”

Editor’s note: This purportedly generous act amounted to telling Glenview that Chestnut should be widened to three lanes, with a center lane for turns, and Sullivan suggested it was noble of his client to build such a lane — equal to 22 percent of the total length proposed. Of course if they didn’t do that, their own employees might be very late for work.

The claim that a pension board is not a developer because of its association with a church is unfortunate and opens the door for discussion of the General Board’s tax exempt status. The village will bear the cost of widening most of Chestnut. Other projects around town will be delayed to fund the changes necessitated by a major new development, and the newcomer won’t even be paying taxes here.