The Glencoe Village Board moved closer to approving the construction of a 29-home subdivision on the former Hoover Estate, but developers and the village will aim to resolve several issues in the coming weeks.
The board unanimously voted Aug. 20 to allow attorneys to prepare the final approval documents regarding the proposed subdivision at 1801 Green Bay Road. The board could vote on the final plat at their Sept. 17 meeting if the two sides settle the remaining issues, according to officials.
Glencoe Developers LLC is aiming to build Forest Edge subdivision, which would feature 29 homes with multiple bedrooms. The village board approved a preliminary plat for the proposal last year with a series of attached conditions. Developers have submitted the final plat that won approval by the plan commission last month.
While the village board allowed the village’s attorneys to move forward with final approval documents, Glencoe officials and the developers are trying to settle three matters ahead of the anticipated final vote.
Developers are requesting a 50% reduction in the impact fee that goes to the Glencoe Park District when a subdivision is constructed inside the village.
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Hal Francke, an attorney representing the developers, said one part of the preliminary plat approval last year mentioned that an undeveloped part of the land in the center of the estate would be converted into a half acre recreation area. In addition, the plan provided sidewalk connections to Northwood Drive to allow pedestrians and bicyclist access to and from the subdivision.
Village officials said the impact fee for the Park District per three bedroom home is $6,165 and $8,000 for a four bedroom home.
Francke said the developers want credit against the impact fee as they believe they have created an amenity for the public.
“In most communities you would get that,” Francke said.
However, Village President Larry Levin opposed the reduced fee.
“That does not offset the Park District costs in terms of providing services to the people who are there,” he said after the meeting. “That is the reason for the impact fee.”
Compounding the issue is the Park District is not interested in the land the developers are offering.
“The proposed parkland has no recreational value, it’s not suitable for a walking path or playground. It would require long-term maintenance, so the Glencoe Park District is not interested,” Park District spokeswoman Erin Classen wrote in an email.
The developers will also have to pay a separate impact fee for schools, but Francke said they do not object to that.
The second issue to be addressed is the plan commission’s suggestion the village have additional financial protections in case the project did not develop as expected, or if the planned private homeowners association did not properly maintain the property.
The village is proposing the creation of a special service area, which would collect a maintenance escrow fund to cover village expenses that could be used to pay for relatively small infrastructure expenses.
“This would benefit the people who are there in case the homeowners association does not take care of any problems,” Levin said.
Francke said there are other provisions put in place regarding the property that remove the need for a special service area, which are uncommon in the area and might concern potential buyers.
“It affects marketability and becomes another line item on the tax bill,” Francke said. “You are creating an issue for the title that may never need to be implemented.”
Finally, the developers are asking permission for a construction marketing sign on the property that would be larger than the six square feet allowed under the current sign ordinance. Levin said that might be appropriate if it is “tastefully done.”
Overall, Francke predicted the two sides would find common ground.
“I’m absolutely confident that all of these issues will be resolved to the complete satisfaction of both the developer and the village,” Francke said.
The question of how stormwater will be managed at the site has been at the center of much of the debate since the project was introduced. The updated plan promises a series of engineering changes to prevent flooding that has won the endorsement of village staff.
“The stormwater management system that is proposed on site will allow for the collection of stormwater from the development site, store it on site and then a controlled release of the stormwater at a (reduced discharge rate) that is lower than what currently flows off the site in its current condition,” Village Engineer James Tigue said.
However, during the public comment portion of the meeting, many residents continued to express trepidation.
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As for the preservation of the existing manor house, coach house and stables, the developer’s architect John Myefski thought there was a better possibility of keeping the stables, but he was not as optimistic regarding the coach or manor house.
“We have not given up on it, we hope we will find someone who is interested in it,” Myefski said of the manor house.
Daniel I. Dorfman is a freelance reporter.