Call them the new jet-setters. They’re eager to land–permanently. But their “airport” still is under construction.
Starting this summer, though, home buyers will be landing in droves at the former Glenview Naval Air Station. The 1,121-acre military field, which shut down five years ago, is being reborn as a new neighborhood.
The Glen, as it is now called, is being developed by the Village of Glenview. When completed in about 10 years, it will add 3,400 to 4,000 new residents to the current population of almost 40,000 in the north suburb. They will live in 1,500 new residences–a mix of single-family homes, multifamily units and housing for seniors.
The Glen’s winding streets will be lined with homes priced from $400,000 to more than $1 million. New housing will be built on only a third of the base’s available land, mostly in the southern half.
Brisk opening sales indicate that upscale prices have not deterred buyers so far.
“There is a seemingly endless demand for residential in the North Shore area,” said Tom Popard, director of community planning for the Village of Northbrook, which lies directly to the north of the former air station.
But those high prices have drawn some criticism.
“Glenview Naval Air Station was government land that we all paid for. The redevelopment provided an opportunity to build low- and moderate-cost housing. But the average person can’t afford to buy the homes that will be built there,” said Allen Kracower, a land planner based in Buffalo Grove. His firm planned Gregg’s Landing, the new 1,000-acre golf course community in Vernon Hills.
Kracower acknowledged that the Glenview project has involved extraordinary costs, such as removal of the runways, which made the land very expensive. “But the village government may be as greedy as the private sector, with a `let’s make money’ attitude,” he said.
Another view was expressed by Tracy Cross, president of his own Schaumburg-based real estate research and consulting firm: “Glenview’s role is not to be a social provider of affordable housing.”
Cross added that the sales outlook for housing at The Glen is bright because of “the excellent image of Glenview and its schools, and because there is no competition for new housing of this type in the area.”
And for their part, village officials believe the redeveloped base will provide commercial and recreational opportunities for residents and nonresidents alike.
“The Glen is not just for millionaires. We’ve created a spectrum of diversity,” said Donald Owen, Glenview’s economic redevelopment director for the project.
Covering 15 percent of Glenview’s land area, The Glen is located north of Lake Avenue, south of Willow Road and west of the Metra and Amtrak railroad tracks. It will become a virtually self-sufficient mini-village within the village. Besides homes, it will sport a 140-acre park with boating and fishing on a 45-acre lake, an entertainment complex, a business campus with its own prairie preserve, stores, a commuter train station, a post office and an 18-hole championship golf course plus another 9-hole course.
At buildout the redevelopment is valued at $1 billion and will boost the village’s tax base by an estimated 35 percent.
The Glen’s takeoff has been slower than anticipated. Critics have attributed delays to micro-managing and slow decision-making by the village, staffing shortages at the village, and inexperience in managing such a massive endeavor.
Owen admits that the process has taken longer than expected.
“Being a municipality has taken a little bit longer. Plus, projections are always overly aggressive,” he said.
Another factor was the popularity of the project.
“The response from prospective developers was so voluminous; we had no idea there was so much interest. It took a lot of time to get down to a short list and then negotiate contracts,” said Owen.
Though slow, the transformation from military to civilian is marching steadily ahead. The first major push in home construction should begin within the next few months. Builders completed mass grading for their projects last fall.
Pilots flying over the former airfield today will note some other major changes. The runways are gone. A few small hills bulge from the formerly flat-as-a-pancake land. A lake has been excavated. Next to it is the steel frame of the community center under construction. Roads have been built. And earth-movers are sculpting the terrain for the golf courses.
Other new structures stand isolated, surrounded by the open space of the mostly vacant site. One model home and three residential sales centers have sprouted up at the south end.
Three firms will do the bulk of single-family home building at The Glen: Edward R. James Homes, Kimball Hill Homes and Concord Homes.
The first land sale was 61.3 acres to Kimball Hill Homes of Rolling Meadows for $25 million. Planned are 168 single-family homes ranging in size from 2,300 to 4,200 square feet and in price from the high $400,000s to more than $600,000. All residences will have garages in the rear off alleys.
“The 10 home designs are all new,” said Brent Gustafson, marketing manager for Kimball Hill.
“Hopefully, our first move-ins will be in June,” he added.
The first model built at The Glen is Kimball Hill’s Darramoor, a two-story, 4,460-square-foot residence with four bedrooms and a three-car garage. Special features include a spiral staircase in the foyer and a second staircase accessible from the sun room. It is priced from $714,990. Scheduled to open this spring, the Darramoor is located at a spot that used to be in the middle of the east-west runway.
The name of Kimball Hill’s neighborhood–Chapel Crossing at The Glen–derives from a former base chapel that has been moved to the site. Reportedly, the chapel was built by German prisoners of war.. It will be located at the one-acre Chapel Park.
“The chapel will not be used for religious purposes, but will become a community building,” said Owen. “We’ll take the cross off the steeple, and maybe replace it with a ball.”
Planned by Edward R. James Homes are 299 residences adjacent to the new 18-hole golf course, which is being developed by Kemper Sports Management and was designed by noted golf architect Tom Fazio.
The 104-acre site, including the golf course land, was purchased for $37.5 million.
Warren James, principal of the firm, said he is happy to be building on land where the former base golf course was located because of the large number of existing trees.
The James community is called Southgate on The Glen. More than 1,500 additional trees will be planted, as well as more than 3,000 shrubs, in the common areas and at the multifamily part of the project, according to Dan Nitzsche, senior project manager for Church Landscape, a Tru Green Land Care company based in Lombard.
The residential mix will include 237 single-family homes priced from the mid-$600,000s, and 62 multifamily units priced from $300,000.
James hopes to start construction on the multifamily residences this winter. Four single-family models should open by this fall. One of them will be the Gateway House, a custom home priced from $1.3 million to $1.5 million.
Also available are lots adjoining the golf course, where custom residences could top $1 million.
The third major residential segment at The Glen will be built by Palatine-based Concord Homes.
The village has approved the sale of 55.3 acres to Concord for $20.6 million. Following zoning approval and closing of the deal, construction is expected to begin this summer and be completed in 2 1/2 to 3 years, according to Owen.
Planned are 143 single-family homes with projected prices from $457,000 to $606,000. They will have from 2,220 to 4,000 square feet of living area.
Village guidelines call for a traditional architectural look in all the housing developments.
“The Glen will be family-oriented and pedestrian-friendly. We’ll have walking and biking paths,” said Owen.
The homes for James and Concord have been designed by the architectural firm of Bloodgood Sharp Buster. “They will have a neo-traditional look, according to the guidelines in Glenview’s master plan,” said Doug Buster. “The exteriors will be reminiscent of styles in the ’20s and ’30s. They have a sense of history, of the old North Shore.”
In addition to the traditional subdivisions, an upscale retirement community will be built by Classic Residence by Hyatt, an affiliate of the Hyatt Corp. The 26-acre senior living complex will consist of 373 living units. The mix will include 252 independent living residences, 45 freestanding villas, 25 assisted living apartments, 13 Alzheimer’s suites, 38 skilled nursing suites and an adjacent health center.
Amenities will include an indoor swimming pool, fitness center and spa, club-style dining and an online computer center.
Hyatt purchased the site for $18.9 million. Entrance fees will range from $250,000 to $750,000, with monthly fees from $2,600 to $4,800. First residents are expected in 2002.
Another senior housing enclave of five acres will be developed with 150 more moderate-priced residences.
Near the future Metra station at the east side of the property is a 35-acre site planned for 244 multifamily units.
Mesirow Stein Real Estate Inc. has acted as advisor to the village during the redevelopment. Karen Butler, a managing director of Mesirow Stein, is project manager.
Outside of the residential component, Glenview’s goal is to create a regional destination in the heart of The Glen. This is the area encompassing the park, Hangar One and the entertainment complex.
The village board has approved the sale of three parcels to a developer for a mixed-use retail center near Hangar One. Movie theaters, bookstores, restaurants and sports-oriented uses are projected.
Hangar One, a landmark at the field since 1929, will be one of the anchors for an entertainment street. Capped by a control tower, the hangar has been proposed to house an aviation museum.
The 165,000-square-foot community center near the lake is projected to open in a year with two swimming pools, an indoor track and fitness center. It will be run by the park district and offer resident and nonresident rates.
The lake will be stocked with fish. “We’ll have piers on the east side. It should be great fishing,” said Owen. He added that boat rentals–canoes and sailboats–will be available.
“We intend the park to be the crown jewel of the region. It will be for everyone, not just Glenview residents. An amphitheater will be for concerts,” said Owen.
The park has been named Gallery Park, after Capt. (later Rear Adm.) Daniel Gallery, who captured the German U-505 submarine in World War II, which, for many years, has been one of the most popular displays at the Museum of Science and Industry. Gallery also served as commander at Glenview Naval Air Station in the ’50s.
A parking lot, platform and temporary commuter station may be ready by this fall, said Owen. Some stores will be located near the station.
The major work this winter is for the two golf courses, which are expected to open late next year. They require the movement of 1 million cubic yards of earth.
Greens fees for the 18-hole championship course will be $130, but Glenview residents will get a 25 percent discount. Owen said the nine-hole course will be a much more affordable option.
Catellus Development Corp. of San Francisco has purchased 92 acres for $14.4 million at the north end of the site for development as a business park. A 31-acre nature preserve is part of the business park.
Major retail locations will be at the north and south ends of the project.
A 41-acre, triangular site north of Willow Road will be the site of a 120,000-square-foot Home Depot store plus other retail uses.
A new Dominick’s grocery store will be built at the south end of the property along Lake Avenue. The 65,000-square-foot store may open this year, according to Owen. It will be on a 13-acre parcel that also will have a restaurant and a bank.
