Sept. 16, 2002

The Richmond Planning Commission met for the first time in nearly two years to view and discuss conceptual drawings for two new housing developments. The Commission members are Rich Jacobsen, Mark Cunningham, Eric Mayer, Dave Pendleton and Ernie Varga.

Trees on Broadway development

Trees on Broadway is the name of a Christmas tree farm which is now owned by Tamarack Farms LLC. Located on the west end of Richmond, it is a 47 acre tract of land bordered on the south by another Tamarack development with 1,100 acres, on the east by the home of Rommy Lopat and John Drummond, and on the north by Broadway.

Though not particularly large by housing development standards, Trees on Broadway was the focus of heated debate among the developers, board members and the audience on September 9, 2002. The potential for increased a large increase of automobile traffic on Broadway concerned many people. A proposed connection from the Trees property to route 173 was also discussed.

Another issue is whether the Comdisco/Tamarack annexation agreement would allow for a large street to provide an exit and entrance through the Trees development to Tamarack. The annexation agreement states: "such roadway shall only be residential (non-collector) street."  By zoning definition a "non-collector" street is "a minor street: a street in a residential area used primarily for access to abutting properties."

IDOT (Illinois Department of Transportation) has not yet granted permission to extend the road to route 173. Board member and land developer, Ernie Varga, expressed the opinion is that based on his experience IDOT is not likely to approve the extension to route 173.

Chuck Schultz said, "The problem is that the connection does not really bypass Broadway, because people will go down to route 12 to go to McHenry. Since you don't know if IDOT will approve it, you are creating a problem later, so why not do the engineering now?"

However, Village President Brusek said, "IDOT named Richmond as the lead agency in building the bypass. The village board authorized us to obtain bids for engineering. I really don't believe this will be a problem."

Barb Wulffen who lives on Broadway Rd. said, "If it had not been for the Drummonds we would not have gotten this far. The annexation would have been approved without any public input at all. We would have had to live with the consequences. We presented a petition to decrease the density on the Cunat condo development on Route 12 signed by several hundred residents of Richmond and this was not taken into consideration by mayor Brusek or the village board in their final decision. Residents get discouraged after not being taken seriously with their concerns. The original density proposed for the Tamarack (Comdisco) was 2,250 homes. Because of public input at that time it was decreased to 1,600 homes by the village board and we received a meager parcel of land for schools. The pressure was on and I think the village board would not have reduced the housing count without the protest. Peter Bell (the owner of Tamarack) is from Lake Forest which has some of the most restrictive zoning codes in the country. Why should Richmond be different?"

"You are either the village of yesteryear or you are not," said Rommy Lopat. "We need guiding principals for zoning. We had one big miss (Tamarack). Let's not have another."

In a post meeting interview Brusek said. "I don't have a vested interest in what happens with the Trees on Broadway development. I do believe that it would be very good for the village. It gives us the ability to plan an entire parcel rather than just a smaller part. The village grew by 23 people from 1980 to 2000. During the same period the number on fixed incomes, the senior citizens, grew to 68% of the village population. The Urban Land Institute told us a few weeks ago that we must do something about village stagnation or risk serious consequences for the town. The growth that is coming is a 25 year process. Nothing that we've done is going to build out overnight. It will take time. The people that say 200 homes that will be built tomorrow are wrong."

Regarding the schools Brusek said, "Right now Richmond village sends only six students to the six kindergarten classes in the school system. The new developments will generate $11,000,000 in total school impact fees over time. In addition, based on today's tax rate, the property taxes over 25 years from the Tamarack and The Classics will definitely cover the cost to educate the children. Keep in mind that there are other factors which cause property taxes to rise, such as increased valuation of homes."

Lynn Hunter also lives on Broadway Road. She said, "Look. All we want from Mr. Peter Bell of Lake Forest is to provide us with enough land and money to pay for the schools that his developments are going to generate. Our schools are full. Our taxpayers are saying "enough is enough."

In a post meeting interview John Drummond said, "For seven months, the only thing that anyone's seen is some zoning maps with no roads shown. It all made no sense, until now. On the surface Peter Bell's concept plan looked like it might have promise. Bell had eliminated the senior housing and reduced the number of houses from 72 to 50. Then I saw this tree-lined boulevard-type road coming off Broadway and hooking into Route 173. Now we know what the real deal is and why Bell and May have been doing the bum's rush on this deal before anyone caught on. Now they're coming forward with fewer houses and green space in an effort to distract the public's attention from the idea of the traffic from 50 houses to begin with and eventually 1,600 houses using Broadway to access Tamarack. The picture is grim. If this annexation agreement for Trees goes through next week, kiss the prettiest road in Richmond good-bye (Broadway). It will be widened into a thoroughfare as soon as Bell can mobilize his project. The Village Board must say 'No!' to Trees until there is a Township-wide roadway plan for all of Tamarack Farms."

The Kuhn Road development

The Kuhn road property will be known as "The Classics." This subdivision would contain homes with diversified lot sizes from 6,000 to 12,000 square feet. Open space would be provided where homeowners would be able to walk their dogs, do some jogging and other activities. The development would contain 428 homes. The plan allows for some flexibility for the developer to build homes which are in demand, regardless of size and price. There are no provisions for town homes in the annexation agreement, but their construction is not out of the question.

Whether the village or the development would maintain the streets and alleys is not yet decided. Emergency vehicle access was discussed since the streets planned for the development are curved throughout. Creating street connections to Glacial Ridge subdivision adjacent on the west side is a distinct possibility which would address Fire response concerns.

The board was also interested in the impact of the development on the village. "Where are these kids going to go to school?" asked board member Mayer. "No information was given us before this meeting. The village board let us down a little bit. We must make sure we provide for quality education which is what people are looking for when they move into a town." President Brusek responded that that all Planning Commission members were invited to attend meetings about the Kuhn Road annexations. Brusek clarified the planning commission's function after the meeting. "The planning commission's job is to review plats of subdivisions," he said. "They do not design subdivisions. They are there to make sure that it meets the subdivision control ordinances."

Peter Bell, the owner of Tamarack Farms, said that the development is " revenue neutral" based on current projections. But school superintendent George Zimmer disagreed. "We have an ethical obligation to inform and educate our community about all growth related issues including taxation," he said. "We (the schools) need an ongoing dialog with the developers."

Lynn Hunter said, "There should be a school site on this property. There is no doubt that this development will need another school."

Questioned about the lot and house sizes, Bell said he is just a land developer and he builds no homes himself. "We could have come in with 507 lots (instead of 428), but we want to work with the community." said Bell.

Yvonne Cryns asked about the safety of the open ponds which were depicted in the drawings. She was told that the ponds meet all safety ordinances.

In a post meeting interview school superintendent George Zimmer said, "Most importantly, taxpayers have a right to know what type of financial impact to expect as a result of future developments. Diplomacy and good faith negotiations are critical if we truly want to make a positive difference." Quoting philosopher Descartes he said, "There are lies, there are damn lies, and then there are statistics." He added, "We need to validate and verify facts and figures prior to accepting them as truth. School officials are concerned about Broadway becoming the main entrance to Tamarack Farms and Trees on Broadway. This is a radical departure from everything we have been told in the past. If this change is allowed the children's safety at Richmond Grade School will be compromised."