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VILLAGE - DEVELOPER WOODRIDGE — Seven Bridges development, located in Woodridge, Illinois, is a textbook example of a private developer and a municipality working together to produce an innovative and very desirable place to live, work and relax. The developer is proving the "urban village" model to be a great success, while the Village has accomplished its goals of retaining open space, promoting economic development and generating future revenue. In late 1986, the Forest City-Harris Group purchased the old Woodridge Golf Club, a family owned golf course located just west of the new North/South Tollway (1-355). Along with a request for annexation to the Village, they brought their plan for an "urban village". An urban village is defined by planners as a place where residents can work, shop, entertain themselves and their friends all within walking distance of their front door. The 395 acre plan features sites available for a resort/conference hotel, corporate offices, fine restaurants, retail shops, a choice of single family homes, townhomes or apartments all nestled around a first class championship golf course and adjacent to the Greene Valley Poorest Preserve. The 304 single-family lots have all been purchased with 175 homes under various phases of construction or occupied. Lots are a minimum of one quarter of an acre and the minimum square footage of the homes is 2200 square feet. Future plans show approximately 70 acres of commercial development along Route 53 and Hobson Roads. There have been 20 acres approved for 1200 high quality multi-family residences. Woodridge Mayor William Murphy describes the benefits of the development to the Village this way: "Anticipated benefits include preserving substantial acreage for open space, a quality commercial development, a quality residential product in single-family homes, a championship golf course, and an extensive improvement to storm water management. At completion this development will provide benefits at no cost to Woodridge taxpayers." According to a fiscal impact study presented to the Village, annual recurring revenues to taxing districts will approach 7.5 million at full development. Three school districts will share in more than $4 million per year, the Woodridge Public Library will receive more than $315,000, the Woodridge Park District will gain nearly half a million, DuPage County will receive over $1 million and the Fire District will gain over $500,000. About the Players Woodridge, at the hub of the western suburbs newest highway network (1-355), is undergoing an important change in size and image. The Village has taken an aggressive stand in annexing numerous parcels of land, which has resulted in its land area almost doubling during the 1980s from 4.5 square miles to 7.6 square miles. This growth will enable Woodridge to experience a stable tax base, job opportunities, and a variety of housing options. Two family-run companies joined forces to create the Seven Bridges development. Forest City, a Cleveland based firm, has residential, commercial and retail projects nationwide. Harris Realty is a privately held Chicago real estate Company. President Marc Neuerman has coordinated projects including apartments, condominiums, retail and office buildings in several states. Poorest City-Harris Group has another joint venture, called Silver Lakes in Broward County, Florida. Agreement Emphasizes Public Improvements The Village of Woodridge spent many painstaking hours carefully drafting and negotiating the Woodridge Regional Planned Unit Development ordinance which governs the site. Several controls are in place to assure quality multi-family development, appropriate setbacks and density. Retaining open space was at the top of the agenda for the Village of Woodridge as is evidenced by the fact that 38.6% of the development was dedicated public open space, including two active recreation areas donated to the Woodridge Park District. Stringent open space requirements include the following: any area developed for commercial or office use must be surrounded by a minimum of 20% open landscaped space, and any multi-family use must be surrounded by a minimum of 30% open land space. One major concern to the Village officials was the flooding problem that plagued the Woodridge Golf Club area. The record-setting August 1987 rainfall which drenched the property emphasized the need to install a comprehensive Storm Water Management Program at the site. A storm water management program was implemented by the developer at a cost of approximately $2 September 1991 / Illinois Municipal Review / Page 19 million. The plan expanded the DuPage River's water surface from two acres to 22.5 acres by rearranging the topography to fill low areas and created a new lagoon system in other locations. The combination of the increase in capacity for the temporary storage of storm water, and the regulation of the downstream flow, will provide greater benefits to both upstream and downstream areas. According to Nan Newlon, Village Engineer, the designers of the storm water management program are very pleased with the results they have experienced thus far. "This is the first system in DuPage County to follow the new County standards for providing detention along the river. It is impressive that they have established some wetland areas next to the river as part of the golf course." Golf Course Highlights Partnership in Recreation The Village of Woodridge's involvement in the development does not end at restricting, approving and inspecting. The Village became much more involved with Seven Bridges when in 1987 it became partners with the Forest City-Harris Group and purchased 135 acres of land to be reconstructed as a championship golf course. John Perry, Village Administrator explains, "There are direct financial benefits from the course operations through golf revenue generation, but there are also indirect benefits. The Village was able to preserve open land, improve the storm water management system, and provide an amenity to residents that would not otherwise be available. Residents' tax dollars were not used to construct this course, yet now, they have the choice between two Village-owned public golf courses." Although experienced in owning and operating a successful course for several years, the Village decided to try a new angle at golf course ownership. The Village went into partnership with a private developer who is responsible for course operations. Forest City-Harris Group is responsible for the management, operations and maintenance of Seven Bridges for the length of the operating agreement. For this, net income, estimated at $700,000 per year, will be divided equally between the Village and the developer. Village of Woodridge Mayor William Murphy describes his sentiments about the course this way, "We're very proud to be the owners of Seven Bridges Golf Course. We have provided Woodridge residents a recreational option unlike any other without using tax dollars. The development has all the qualities that will enhance our community and keep it a great place to live." According to Head Golf Professional, Roger Warren, "Seven Bridges is a public course that feels like it could be private." Chicagoland Golf magazine editor, Phil Kosin, described Seven Bridges as one of Chicago's best five public courses, joining a group that includes Cog Hill Dubsdread, Kemper Lakes, Cantigny and Forest Preserve National. Seven Bridges has one big edge on other private courses, it is open to the public at a competitive greens fee. Construction of the golf course was financed by a $5.7 million, twenty five (25) year General Obligation (GO) bond issue. The issue is secured by a guarantee from the developer. The bonds will be retired by the revenues generated by the course. A $2.5 million junior mortgage was secured by the Village on the property, and it is repayable from golf course revenues. A Project with a Future As communities seek to establish a secure tax base for years to come, it is necessary for them to be innovative in development programs. The Village of Woodridge rose to the occasion when Forest City-Harris Group sought a creative style of development. The Village of Woodridge has illustrated its vision for the future with a partnership agreement that will provide amenities for residents and revenues that will carry the Village far into the future.
Page 20 / Illinois Municipal Review / September 1991 |
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