Planning and Economic Development Department SUBJECT: Consideration of Resolutions authorizing the execution of an amended Purchase and Sale Agreements regarding the sale of Parcel 24, the former 40 acre Navy parcel at the Northwest corner of Shermer Road and West Lake Avenue Agenda: 11.c i & ii DATE: September 3, 2013 TO: Village President and Board of Trustees FROM: Mary Bak, Director of Planning and Economic Development, (847) 904-4304 THROUGH: Todd Hileman, Village Manager PURPOSE AND ACTION REQUESTED: Staff is recommending Village Board consideration of Resolutions authorizing the execution of an amended Purchase and Sale Agreements regarding the sale of Parcel 24, the former 40 acre Navy parcel at the Northwest corner of Shermer Road and West Lake Avenue, to the Willow Creek Community Church and ER James Partners. BACKGROUND: At the April 25, 2013 Board of Trustees meeting, Resolutions # 13-75 and 13-76 were adopted, authorizing the execution of Purchase and Sale Agreements regarding the sale of Parcel 24 at West Lake and Shermer to Edward R. James Partners, LLC ( ER James or ERJ ) and Willow Creek Community Church, Inc. ( WCCC ). Parcel 24 had been acquired by the Village in 2007 and was planned to be developed as part of The Glen, pursuant to the Concept Planning Study for Navy Disposition Parcel which was to include the residential development of half the site, with the remaining portion devoted to open space and/or civic use. Due to the economic downturn the Village held off selling the parcel until recently when a Request for Proposals was issued by the Village in July 2012 for the sale of the entire Parcel 24 in order to meet as many of the original goals as stated in the 2007 Concept Planning Study. Following the announcement regarding the purchase and sale agreement, the Village received feedback from the Southgate Homeowner s Association and other Glenview residents near the site regarding concerns about the impact of the proposed Church from traffic generated by the use, the size of the Church building and parking lot, and the Church activities. The Village asked the parties to address these concerns with the following results: WCCC and ER James have agreed to flip the parcels proposed to be acquired, such that the WCCC parcel would be located on the northern section of Parcel 24, and ER James would be on the southern section, adjacent to West Lake Avenue and Shermer Road. WCCC has submitted a letter to the Village, attached hereto, that prescribes certain terms and conditions of the operations of the facility, and site parameters that the Church would agree to as a condition of approval. The Southgate Homeowners Association, following review of the WCCC letter, has submitted a letter of support, attached hereto, for the reorientation of the parcels.
ADDITIONAL LAND TO BE ACQUIRED BY WCCC: Village Property: In order to accommodate the site layout of WCCC and ER James in connection with the new site plan and parcel orientation, the amended Purchase and Sale agreement includes the sale of additional property owned by the Village of Glenview north of Avenue E, northeast of Parcel 24, shown on Attachment: X. This property includes part of the former Avenue, two parcels formerly owned by the Michael Joseph Foundation that were part of the McKinney Act parcels during the development of the former Naval Air Station, but which ownership reverted to the Village when the Michael Joseph Foundation determined that it could no longer maintain ownership, and a 30 foot strip of land at the far north end of the property. This acreage is approximately.7 acres and is included in the property to be sold to WCCC. Northfield Township property: In addition to the Village property, the WCCC sale is conditioned upon the sale of just under 1 acre of land owned by Northfield Township at 3000 Avenue E. PARCEL 24 REGULATORY REVIEWS AND TENTATIVE SCHEDULE: If the amended Purchase and Sale Agreements are executed by the Village and WCCC and ER James respectively, the purchasers will be required to seek regulatory approval for the projects through the Plan Commission, Zoning Board of Appeals and Appearance Commission, for rezoning, site plan approval, conditional use, variances as necessary and appearance approval. The Village Board has the final authority on recommendations of the Plan Commission and Zoning Board of Appeals. The table below indicates the tentative regulatory review process schedule and the applicable regulatory board/commission. Tentative Parcel 24 Regulatory Review Process Action Probable Dates Applicant submits draft Plan Commission exhibits 9/20/2013 Applicant submits applications 9/20/2013 Public Notice by staff (Newspaper & Mail) 9/27/2013 Applicant submits final Plan Commission exhibits 10/11/2013 Plan Commission Meeting (ERJ and WCCC) 10/22/2013 Zoning Board of Appeals Meeting (WCCC) 11/4/2013 Plan Commission Meeting (ERJ and WCCC) 11/12/2013 Appearance Commission Meeting (Preliminary Approval) (ERJ and WCCC) 11/13/2013 Zoning Board of Appeals Meeting (WCCC) 12/9/2013 Plan Commission Meeting (ERJ and WCCC)* 12/17/2013 Village Board of Trustees Meeting (ERJ and WCCC) 1/7/2014 Village Board of Trustees Meeting (ERJ and WCCC) 1/21/2014 Building Permit Submittal Anytime Final Appearance Commission Approval-following building permit submittal 1 st & 3 rd Wednesdays Final Engineering Submittal Anytime Final Subdivision Approval by Plan Commission *Additional Plan Commission meetings may be required and will be scheduled depending on the scope/extent of the discussion. Following Final Engineering Approval
PRELIMINARY PLANS: Site plans showing the two parcels are attached. Access to WCCC would be through Valcour Drive with a secondary access at the far north. ER James access would be through curb cuts leading to West Lake Avenue and Shermer Road on Dauntless, Constellation Drive, and Valcour. Two storm water features are planned, one prominently oriented in front of the WCCC building which will collect storm water into a retention pond, and a second retention pond at Shermer and West Lake in the James parcel. Other required submittals: as part of the Regulatory review process: Site Plan Lighting Engineering Signage Landscaping Traffic Impact Building elevations and renderings PROJECT SUMMARIES: Final submissions will be made to the Village as part of the regulatory review process according to the schedule shown above. The table below describes the projects in summary form, which may be modified through the regulatory process: Development Summary Zoning Proposed Units & Building sf Density Gross (with ROW) Fiscal Impact (See Fiscal Study and Review) Willow Creek Community Church R-1; Religious Conditional Use 72,000 sf, +/- 721 parking spaces ER James Partners R-6/Planned Development 173 Units 71 Rowhomes; 68 Mews Townhomes; 34 - cluster single-family homes 0.00 units/ac 5.81 units/ac Tax exempt- see Purchase and Sale Agreement provisions Average Annual taxes 2015-2022: $2281635 School Age Generation 0 children 22 children Traffic Peaks New traffic study will New traffic study will be submitted (see traffic study and review) be submitted Recapture and Traffic Signal Share of Costs at West Lake and Greenwood Anticipated Variance Requests Anticipated Design Guideline Waivers TBD TBD Complies TBD Variances anticipated to be discussed during Planned Development approval process: Setbacks less than 30 front yard for all units (varies from 20-25 ), less than 25 rear yard (varies from 15-18 ) Mews building height greater than 35 ft to allow varied roof forms/height and add visual interest Townhome and Rowhomes lot widths less than 50 proposed based on simple fee lot structure Polymer and cementatious (Hardie) siding is anticipated to be proposed and is similar to wood and vinyl, although not specifically listed in guidelines as encouraged materials
PURCHASE AND SALE AGREEMENT (PSA) TERMS: Contract Provisions Willow Creek Community Church Purchase Price final acreage $550,000.00 per acre to be determined by survey approximately 12.37 $6,803,500 Anticipated waivers for 12 of 35 cluster homes: Single-garage doors encouraged double proposed 10 setback from façade for front facing garages on cluster homes recommended ER James Partners $530,000.00 per acre approximately 29.99 acres $15,364,700.00 Escrow $503,250.00 (7 ½ %) $1,000,000.00 Due Diligence Period 30 days; during which time purchaser 60 days has absolute right to determine acceptability of information subject to due diligence; however, funding agreement must be provided within 10 days, subject to additional $75,000 forfeiture of earnest money Development of site pursuant to Village Codes and Ordinances, including The Yes Yes Glen Master Plan and Guidelines Regulatory approvals complete -(rezoning, site plan, January 22, 2014 January 22, 2014 preliminary subdivision) Closing March 1, 2014 March 1, 2014 Village right to repurchase during the Development Failure to develop per plan Abandonment of Property Abandonment of Property Sale or lease of property Period: Sale or lease of property If Village exercises its right to Repurchase price - lower Also triggered by failure to pay repurchase based on abandonment of the Purchase price, or service fee, Exhibit G, of the of the project, the zoning shall revert fair market value, or the purchase and sales agreement to R-1 purchase price in the If sale after Village declines to contract for sale exercise right to repurchase, property must remain R-1 Limitations on Use of Property Property must be for 20 years for the purpose set forth in Development plan (House of Worship);underlying zoning is R-1 Property must be used in perpetuity for the purposes set forth in the Development Plan Construction Commencement Infrastructure-within 12 months of Same as James preliminary subdivision approval Building construction-within 18 months of preliminary subdivision approval Completion of construction Anticipated 12/2015 Anticipated 12/31/2017 Recapture for infrastructurefinal allocation and costs to be determined Traffic Signal at West Lake/Shermer, actual amount to be determined, Constellation Drive Sanitary and Water Connections, Traffic Signal at West Lake/Shermer, actual amount to be determined
Service Fee 20 years, in lieu of property taxes: 2016-2022: $180,000 annually; for the 13 years thereafter, $40,000 annually N/A; property will pay property taxes RECOMMENDATION: Staff is recommending Village Board consideration of Resolutions authorizing the execution of the attached amended Purchase and Sale Agreements regarding the sale of Parcel 24 to the Willow Creek Community Church and ER James Partners. ATTACHMENTS: 1. Resolution Authorizing the execution of the amended Purchase and Sale Agreement with ER James 2. Amended Purchase and Sale Agreement with ER James 3. Resolution Authorizing the execution of the amended Purchase and Sale Agreement with WCCC 4. Amended Purchase and Sale Agreement with WCCC 5. Parcel 24 map with additional acreage 6. ER James proposed Site Plan 7. WCCC proposed Site Plan 8. WCCC letter dated August 13, 2013 from Attorney Lawrence Freedman regarding operating terms and conditions 9. Southgate Homeowners letter dated August 9, 2013 supporting WCCC location on the north end of Parcel 24
Amended Purchase and Sale Agreement Navy Disposition Parcel Parcel 24 at The Glen RESOLUTION NO. WHEREAS, the Village of Glenview, ( Village ), is a home rule municipality located in Cook County, Illinois; WHEREAS, on October 12, 2007 the Village purchased 41.065 acres of land of the Naval Air Station from the Department of the Navy ( the Property ); WHEREAS, the intent of the Village in purchasing the Property was to incorporate the Property into The Glen Development, and a Concept Planning Study confirming the goals of the Village was completed in 2007; WHEREAS, the Village issued a Request for Proposals in July 2012 to solicit interested in acquiring the Property in accordance with the goals, and authorized execution of a Purchase and Sale Agreement to Edward R. James Partners, LLC ( James ), by Resolution 13-76 on April 25, 2013; WHEREAS, James has requested a significant modification to the Development Plan proposed in the Purchase and Sale Agreement; WHEREAS, the attached Amended Purchase and Sale Agreement (the Amended Agreement ) has been reviewed by the corporate authorities; and WHEREAS, the corporate authorities have determined it to be in the best interest of the Village to enter into the Amended Agreement. NOW, THEREFORE, BE IT RESOLVED, by the President and Board of Trustees of the Village of Glenview, as follows: That the President and Village Clerk are authorized to execute the Amended Purchase and Sale Agreement by and between the Village of Glenview and Edward R. James Partners, LLC. PASSED this day of, 2013 AYES: NAYS: -1-
ABSENT: APPROVED by me this day of, 2013 ATTEST: Todd Hileman, Village Clerk Village of Glenview, Cook County, Illinois James D. Patterson, President of the Village of Glenview, Cook County, Illinois -2-
Sale of Glenview Navy Disposition Parcel Parcel 24 at The Glen RESOLUTION NO. WHEREAS, the Village of Glenview, ( Village ), is a home rule municipality located in Cook County, Illinois; WHEREAS, on October 12, 2007 the Village purchased 41.065 acres of land of the Naval Air Station from the Department of the Navy ( the Property ); WHEREAS, the intent of the Village in purchasing the Property was to incorporate the Property into The Glen Development, and a Concept Planning Study confirming the goals of the Village was completed in 2007; WHEREAS, the Village issued a Request for Proposals in July 2012 to solicit interested in acquiring the Property in accordance with the goals, and authorized execution of a Purchase and Sale Agreement to Willow Creek Community Church, Inc. ( Willow Creek ) by Resolution 13-75 on April 25, 2013; WHEREAS, Willow Creek has requested a significant modification to the Development Plan proposed in the Purchase and Sale Agreement; WHEREAS, the attached Amended Purchase and Sale Agreement (the Amended Agreement ) has been reviewed by the corporate authorities; and WHEREAS, the corporate authorities have determined it to be in the best interest of the Village to enter into the Amended Agreement. NOW, THEREFORE, BE IT RESOLVED, by the President and Board of Trustees of the Village of Glenview, as follows: That the President and Village Clerk are authorized to execute the Amended Purchase and Sale Agreement by and between the Village of Glenview and Willow Creek Community Church, Inc. PASSED this day of, 2013 AYES: NAYS: -1-
ABSENT: APPROVED by me this day of, 2013 ATTEST: Todd Hileman, Village Clerk Village of Glenview, Cook County, Illinois James R. Patterson, Jr., President of the Village of Glenview, Cook County, Illinois -2-
DAUNTLESS DR. VALCOUR DR. PROPOSED VALCOUR DR. R1 W1 W4 PROPOSED SOUTH R.O.W. VALCOUR DRIVE PROPOSED NORTH R.O.W. VALCOUR DRIVE W2 W3 Plot Date: Aug 22, 2013-12:50pm Plotted By: todd-s File Name: P:\2013\13012\Drawings\Exhibits\13012-PROPERTY EXHIBIT-1st AMENDMENT TO PSA (REV1).dwg SHERMER ROAD W6 W5 C 2013 Haeger Engineering, LLC Project Manager: T A S Engineer: -- Date: Project No. Sheet 08/22/2013 1 13012 1 WEST LAKE AVENUE CONSTELLATION DR. SAIPAN DR. R2 R3 EXHIBIT PROPERTY AREA SUMMARY WILLOW CREEK CHURCH / EDWARD R. JAMES VILLAGE OF GLENVIEW, ILLINOIS R4 HAEGER ENGINEERING consulting engineers land surveyors SHERMER ROAD 0 NORTH 250 Scale: 1" = 250'
Willow Creek Community Church -- DRIVE VALCOUR DRIVE 3 4 2 1 DAUNTLESS Detention Pond 5 7 6 8 C CO OR RAALL D DR RIIVVEE 9 S I T E 10 DRIVE PROPOSED LAND USE PRIVATE SAIPAN DRIVE N. BUC CANE Village Mews ER Three Story Units Rear Auto Access *Includes 52 Master Down Units CONSTELLATION 15 14 23 S. BUCCANEER 25 26 19.6% 41.0% 39.4% 173 100.0% 16 DRIVE 24 DAUNTLESS PRIVATE 22 21 34 *71 68 DRIVE PRIVATE DRIVE 13 Total Unit % SHERMER 24'-36' Wide Attached Two Story Units 12 DRIVE Village Row Homes Village Cluster Homes Village Rowhomes Village Mews Total # Units ROAD 11 D A T A 17 18 27 19 20 26a 27a 29a 28a 25a Village Cluster Homes All Units - 'Master Down' 30a Detention Pond 24a 31a 23a 32a 34a 33a 22a 1a 2a 21a 13a 3a 14a 20a 12a 4a 11a 5a R E E 19a T 15a 17a 16a S 18a T 6a 10a A K E 7a L 8a W E S T 9a Westgate at the Glen bsbdesign.com The drawings presented are illustrative of character and design intent only, and are subject to change based upon final design considerations (i.e. applicable codes, structural, and MEP design requirements, unit plan / floor plan changes, etc.)
0 NORTH 100 Scale: 1" = 100' HAEGER ENGINEERING consulting engineers land surveyors P R E L I M I N A R Y AUGUST 23, 2013 FOR DISCUSSION PURPOSES ONLY WESTGATE AT THE GLEN SEE PLANS 'BY OTHERS' CONCEPT SITE PLAN (±721 SPACES) Project Manager: Engineer: Date: Project No. Sheet WILLOW CREEK COMMUNITY CHURCH VILLAGE OF GLENVIEW, ILLINOIS T A S --- 08/23/2013 1 13012 1 C 2013 Haeger Engineering, LLC Plot Date: Aug 23, 2013-4:52pm Plotted By: todd-s File Name: P:\2013\13012\Drawings\SITE PLAN\13012-NORTH SITE FOR AMENDMENT TO PSA.dwg