
Mundelein project developers promise ‘unprecedented' community; ‘This … will forever transform our village'
The farm's owners are the Wirtz family, and they have been for nearly 170 years. The family, through the Wirtz Corporation, most famously owns the Chicago Blackhawks, as well as various business holdings such as the Breakthru Beverage Group, a beverage wholesaler.
The family has big dreams for the 800 acres — Ivanhoe Village, a self-described 'traditional neighborhood development' that will 'forever transform' Mundelein, according to village officials.
It's a massive project that will bring several thousand housing units — in the form of houses and apartments — and more than 2 million square feet of commercial space over decades of planned construction.
Developers call it an 'unprecedented' opportunity for Mundelein — potentially the first of its kind for the Chicagoland area — and emphasize how it fundamentally differs from typical suburban neighborhood developments.
But what is a 'traditional neighborhood development,' and will Ivanhoe Village really create the vision as promised?
According to Don Vitek, senior vice president at Wirtz Realty, when fully complete, Ivanhoe Village will have more than 3,100 residential units, including for-sale and rental, in a variety of sizes and types. About 25% of that will be targeted or restricted to seniors.
Residential development will be limited to 155 units in any given year to control growth, with less than a third of those being single-family detached dwellings. Between its Village Center, medical offices, health-related commercial space and small industrial facilities, it will have more than 2.2 million square feet of commercial space, Vitek said.
Developers and Mundelein officials emphasize its nature-oriented design — the farm will remain, with 11 acres to provide locally grown produce. More than 40% of Ivanhoe Village's land will be preserved as open space, Vitek said, and it will have a network of paths and community amenities connected by 12 miles of trails.
Every resident, he said, will be within a few blocks of a trail entrance connected to the neighborhood's amenities and the regional Millennium Trail.
Ivanhoe Village is designed to reduce dependence on vehicles, lead planner Marina Khoury said. Residential, commercial and civic spaces will be integrated. Cars and garages will generally be accessed from rear alleys, with the fronts featuring porches and landscaping to create pedestrian-friendly streetscapes for walking and 'everyday interactions between residents.'
The Village Center will provide space for shops, restaurants, services and workplaces, as well as a gathering space for events and activities.
The development's renderings paint an idyllic image of an American community, literally. Using vibrant watercolors rather than the more typical 3D models, they depict bustling historical downtown-esque streets and communal green spaces, where neighbors sit in the shade of trees. It's a vision drawing from the development's traditional neighborhood development (TND) principles, developers say.
Emily Talen is a professor of urbanism at the University of Chicago. TNDs are not a technical thing defined by an official body, she said, but more a philosophy around development. Talen said it traces its roots back to the 1980s as a reaction to suburban sprawl. 'New urbanists' emphasize building in more traditional ways, with walkable neighborhoods and nearby services.
She said similar concepts under different names, like 'garden cities,' were launched in the United Kingdom and Germany in the 19th century.
Modern suburban neighborhoods have numerous issues that experts like Sybil Derrible, a professor of urban engineering at the University of Illinois-Chicago, point out. Their heavy reliance on cars creates environments unfriendly for pedestrians or building communities.
They're usually not within walking distance of businesses, schools or community amenities, and lack alternative transportation options beyond personal vehicles. Pedestrians face long, winding streets that discourage walking.
'I always say, 'Can you go and buy a pint of milk by walking?' That's my criteria,' Derrible said.
Derrible's initial reaction looking at Ivanhoe Village was a positive one. He noted the walkways, parks, leisure areas and green infrastructure. Numerous trees will provide shade and help lower ambient air temperature, and the landscape architecture will help handle stormwater.
He did wonder about where stores will be located throughout the community, and how that would play into walkability.
'I'm cooking and I need tomatoes. Can I send my daughter just to buy some tomatoes, and can she just walk there in five minutes and come back?' Derrible said. 'If the stores are well-located, then people are going to have the option to walk there if they want.'
He also praised the long-term perspective of the developers. Rather than maximizing profit over a short period of time, he sees a commitment to, 'make sure the residents are happy, enjoy their lives, have neighbors and build a community.'
It's a hard quality to find in developers.
'I think the intention is there,' Derrible said. 'Making it happen the way they want is challenging, so I really applaud their effort.'
New urbanism and TNDs aren't without their critics, and Talen outlined some of the issues that have been raised. While one of the tenets of TNDs is a diverse community, many 'didn't end up being socially diverse,' she said.
Their very strengths, like superior aesthetics and walkability, make them very attractive and subsequently very expensive, creating a socially and economically uniform community. One of the most famous TND examples, Seaside in Florida, today is 'completely bougie,' Talen said.
TNDs like Seaside also face another criticism best highlighted by its use as the filming location for 'The Truman Show,' a 1998 movie starring Jim Carrey about a man unwittingly raised in a fake city for the entertainment of television viewers.
Because of the control wielded by developers of such projects, they can have a sense of fakeness, Talen said.
'The Seaside people were really mad at the makers of that movie, because they didn't know they were going to be characterized as being this cartoon fantasy of what a community is,' she said. 'A very Kafka-esque kind of situation.'
The top-down control of a TND, compared to a community built 'bottom up' by residents, can conjure up images of towns built by the 'benevolent industrialist' with their hearts in the right place that ultimately go wrong in some fashion, Talen said, such as Pullman in Chicago.
And some consider new urbanism to be little more than a 'better form of sprawl,' Talen said, making a community that is only slightly less car-dependent. She noted, however, that having amenities embedded into the community, like schools and businesses, still helps reduce car use.
While TNDs push back on many of the issues seen in typical suburban developments, which Talen considers a good thing, there's an argument to be made for 'good being the enemy of the best.' She said she is personally wary of the promises of Ivanhoe Village. While developers underscore the 'attainable housing' it will bring, she sees its potential to become another Seaside: a predominantly white, wealthy enclave.
In response to questions about how the village will be able to keep its middle housing offerings affordable, Khoury said the large variety of housing types and sizes will create a diversity of price points. Smaller homes on compact lots, cottage courts, townhomes, duplexes, triplexes, fourplexes and small apartment buildings meet different needs at different price points, compared to the monospecific offerings seen in other developments, she said.
Mundelein for its part has embraced the philosophy of new urbanism and TNDs, Mayor Robin Meier said. It was partially that acceptance that helped attract the developers to Mundelein, she said.
For village staff and officials, discussions about Ivanhoe Village began in 2022, but according to Vitek, the concept goes back more than a decade, with William Rockwell 'Rocky' Wirtz seeing it 'as a way to celebrate the family farm and its history, while allowing the farm to contribute to the long-term development of a vibrant and resilient TND within the Mundelein community.'
Wirtz died in 2023, and his role as owner and CEO of the Wirtz Corp. was taken over by his son Danny.
Meier said the development will be a boon for the village, creating an 'enormous number of jobs' and 'significantly' boosting its tax revenue stream. It will also fill a housing gap for the entire region, with a variety of home types.
'This is a legacy project for Mundelein, and will forever transform our village,' she said.
The unique nature of the Wirtz family's connection to the area, and their long-term commitment, make the project especially attractive, she said.
The 'amount of open space and trails, connectivity and accessibility cannot be overstated,' she said, and the focus on neighborhood aesthetics, amenities and green space is, 'a product type that production builders are not going to deliver.' It takes 'a great deal of time and willingness to abandon the cookie-cutter style of development.'
Vitek said the Wirtz family was an 'ideal steward' for the project with a 'multi-generational' perspective. While possible elsewhere, developments like Ivanhoe Village require, 'more than just land and funding,' he said.
'They require vision, patience and a developer committed to long-term stewardship rather than short-term gains,' Vitek said. 'Great communities are grown over decades, not overnight.'
Meier emphasized the project is no fly-by-night operation. It's planned to take place over more than two decades, and will employ a town architect to oversee the, 'integrity of construction and the vision of the development.'
There is still plenty of work ahead. According to Vitek, the first residences are still a few years out at the earliest, with planning is still ongoing. For now, it remains quiet farmland.

Try Our AI Features
Explore what Daily8 AI can do for you:
Comments
No comments yet...
Related Articles


NBC News
40 minutes ago
- NBC News
Economists doubt Trump outlook that US will sell 'so much' beef to Australia
WASHINGTON/CANBERRA/CHICAGO, July 25 (Reuters) - President Donald Trump said the sell 'so much' beef to Australia after Canberra relaxed import restrictions on Thursday, but economists and traders said high prices and tight supplies make major American exports unlikely. Australia said it would loosen biosecurity rules for U.S. beef. The move will not significantly increase U.S. shipments, though, because Australia is a major beef producer and exporter whose prices are much lower, analysts said. U.S. companies export small quantities of beef to Australian buyers. They import much more in the form of lean beef used to make hamburgers, particularly as U.S. production has declined because of tight cattle supplies. U.S. beef prices set records this year after ranchers slashed their herds due to drought that burned up pasturelands used for grazing. The total herd size fell to 94.2 million head as of July 1, a record low for that date, according to U.S. Department of Agriculture data on Friday. A ban on cattle imports from Mexico because of New World screwworm, a devastating livestock pest, and steep tariffs on Brazilian beef that are set to take effect on Aug. 1 could further tighten meat supplies, and require additional imports of Australian beef. 'We can't get enough beef in the U.S. right now, so we're bringing it in from Australia and Brazil,' said Dan Norcini, an independent U.S. livestock trader. 'We're not going to be selling anything significant to anyone.' Last year, Australia shipped almost 400,000 metric tons of beef worth $2.9 billion to the United States, with just 269 tons of U.S. product moving the other way. 'They have more cattle than people,' said David Anderson, an agricultural economist at Texas A&M University. 'That's why they export so much.' Different taste U.S. and Australian beef also taste different. Many Australians like the grass-fed beef raised there, not marbled beef from U.S.-raised cattle that are generally fed with grain, said Jerry Klassen, chief analyst for Resilient Capital in Winnipeg. He predicted the United States will not export substantial amounts of beef to Australia in the next five years. 'We just aren't in a position to export much beef to anyone, and the reality is Australia doesn't really have much need for U.S. beef,' said Karl Setzer, partner at Consus Ag. The barriers that remain to exporting significant volumes of U.S. beef to Australia appeared to be lost on Trump this week. 'We are going to sell so much to Australia because this is undeniable and irrefutable Proof that U.S. Beef is the Safest and Best in the entire World,' Trump said in a post on Truth Social. 'The other Countries that refuse our magnificent Beef are ON NOTICE.' Trump has attempted to renegotiate trade deals with numerous countries he says have taken advantage of the United States, a characterisation many economists dispute. 'For decades, Australia imposed unjustified barriers on U.S. beef,' U.S. Trade Representative Jamieson Greer said in a statement, calling Australia's decision a 'major milestone in lowering trade barriers and securing market access for U.S. farmers and ranchers.' Australian officials say the relaxation of restrictions was not part of any trade negotiations but the result of a years-long assessment of U.S. biosecurity practices. Canberra has restricted U.S. beef imports since 2003 due to concerns about bovine spongiform encephalopathy (BSE), or mad cow disease. Since 2019, it has allowed in meat from animals born, raised and slaughtered in the U.S. but few suppliers were able to prove that their cattle had not been in Canada and Mexico. The U.S. sources some of its feeder cattle from the two neighboring countries. On Wednesday, Australia's agriculture ministry said U.S. cattle traceability and control systems had improved enough that Australia could accept beef from cattle born in Canada or Mexico and slaughtered in the United States. The decision has caused some concern in Australia, where biosecurity is seen as essential to prevent diseases and pests from ravaging the farm sector. 'We need to know if (the government) is sacrificing our high biosecurity standards just so Prime Minister Anthony Albanese can obtain a meeting with U.S. President Donald Trump,' shadow agriculture minister David Littleproud said in a statement. Australia faces a 10% across-the-board U.S. tariff, as well 50% tariffs on steel and aluminum. Trump has also threatened to impose a 200% tariff on pharmaceuticals. Asked whether the change would help achieve a trade deal, Australian Trade Minister Don Farrell said: 'I'm not too sure.' 'We haven't done this in order to entice the Americans into a trade agreement,' he said. 'We think that they should do that anyway.'
Yahoo
an hour ago
- Yahoo
PepsiCo to end manufacturing at Detroit plant
This story was originally published on Food Dive. To receive daily news and insights, subscribe to our free daily Food Dive newsletter. PepsiCo is closing part of its operations at a Detroit facility as the snack and beverage giant aims to bring production in line with sagging consumer demand. The company said in a Michigan WARN notice it will discontinue its production, maintenance and transport operations at the beverage facility on Sept. 27. PepsiCo said its warehouse, fleet, delivery, sales and field-service technician teams will continue to operate at the location. Approximately 83 people will be laid off as part of the move, according to the WARN notice. 'We are committed to supporting those impacted through this transition, and we are offering pay and benefits to impacted employees," PepsiCo said in a statement. The partial closure marks the latest move by the New York-based company to consolidate operations. Last year, it announced it would shutter bottling plants in Ohio, Pennsylvania, Illinois and Georgia. PepsiCo also has closed snack facilities in New York and California. PepsiCo's beverage business has struggled as consumers continue to shift away from sugar-laden offerings. In the company's most recent quarter, volumes in its North American beverage operations fell 2% despite strength in Pepsi Zero Sugar. Still, the performance marked a slight improvement from the 3% drop the unit posted in 2024. Earlier this week, PepsiCo announced it will launch prebiotic versions of its namesake soda this fall to attract health-conscious consumers back to its Pepsi brand. Recommended Reading PepsiCo to shutter 3 more bottling plants, lay off hundreds Error in retrieving data Sign in to access your portfolio Error in retrieving data Error in retrieving data Error in retrieving data Error in retrieving data


Business Journals
2 hours ago
- Business Journals
Building a greener, smarter future
San Leandro's Gate510 campus has quickly become a hub for companies shaping the future of multiple industries. Air Protein, Coreshell and Lyten are among the innovators leveraging the infrastructure and support for makers in San Leandro. Read on to discover how they're redefining what's possible. AIR PROTEIN NASA-inspired research drives sustainable food production A food production facility that once made such American breakfast innovations as Eggo Waffles and Pop-Tarts is aiming to change the way we eat once again, this time with a sustainable twist. Air Protein opened its first Air Protein Farm on San Leandro's Gate510 campus in 2023, where it does just what its name suggests: make high-quality protein out of particles in the air. Co-founders Lisa Dyson and John Reed were inspired by research from the early days of NASA, which explored ways astronauts could produce food on long space journeys. They built on that work, creating a method for growing protein in cultures, similar to the production of yogurt, cheese, and wine. The result is a neutral-tasting protein flour that can be turned into or used in any food. 'We and our investors believe we've cracked the code on making functional ingredients that have a great cost profile,' Dyson said. 'Many companies are also looking for ingredients that are resource-efficient, and that's what we do. We help CPG [Consumer Packaged Goods] companies make great products for consumers.' In choosing San Leandro, Air Protein put the company's headquarters in a location with a history of food manufacturing. Dyson said the Air Protein project team and the landlord worked closely with the City throughout the process to obtain the necessary permits for building out the facility. 'With this particular site and location, there is fermentation happening with other companies around us,' Dyson said. These include 21st Amendment Brewery and Drake's Brewing. 'That made this more appealing than some other options.' The San Leandro Air Protein Farm produces samples of its protein in large enough quantities for food product companies to use in their product development. Next up will be a larger commercial facility to support full-scale use of Air Protein in food for grocery shelves. 'That's the most exciting thing about 2025,' Dyson said. 'We're turning the science innovation that NASA started in the 1960s and 1970s, completing the mission and making it a reality.' LYTEN San Leandro lands new battery cell production facility Every once in a while, an opportunity comes along that is just too good to pass up. That's what happened to Lyten, a San Jose-based company specializing in supermaterial applications, which focuses on commercializing lithium-sulfur batteries as a high-performance, low-cost alternative to lithium-ion technology. The company was in the process of planning a gigafactory in Nevada and thinking about its next major production facility outside California when the perfect location popped up in San Leandro, said Chief Battery Technology Officer Celina Mikolajczak. A lithium-metal battery maker had closed, leaving behind a manufacturing space and equipment that was immediately of interest. Lyten snapped up the equipment and 119,000-square-foot lease at Gate510 that November. Mikolajczak expects to have a 100-megawatt-hour production line in San Leandro up and running in 2026. 'We were planning and tooling for a big factory, and then the opportunity to take over the lease in San Leandro occurred,' she said. 'We said, 'Wow, that's a big enough space. There's enough dry room capability there. There's enough power. We could get one high-volume production line running there and learn a hell of a lot and get a jump on being ready for a bigger factory.' Lyten's San Leandro site will deliver lithium-sulfur battery cells for multiple types of energy storage customers, including defense and drone applications. In doing so, the company will help U.S. manufacturers keep more of their supply chain close to home. 'With lithium-sulfur, we can develop the technology and commercialize it in the U.S. and be part of creating the next wave of manufacturing in this country,' Mikolajczak said. CORESHELL New battery anodes boost domestic supply chain Batteries have quickly become a crucial component in efforts to transition from fossil fuels to sustainable forms of energy. But the batteries most widely used in electric vehicles and other key applications today come with limitations. San Leandro-based Coreshell is one of the innovators working to change this. The company has developed a battery anode that uses 100% domestically sourced metallurgical silicon instead of graphite, allowing it to store significantly more energy without relying on a risky supply chain. 'We're replacing something that is produced only in China with silicon that is produced widely here in the United States and in Europe,' said Co-founder and CEO Jonathan Tan. 'It can be even more cost-effective.' Founded in 2017, Coreshell relocated its development work to the Gate510 campus in 2020 and opted to remain in the city when it was time to expand into the first stages of production in 2024. It moved across the street to another building on the Gate510 campus, where a team of approximately 50 people has a four megawatt-hour pilot production facility that produces its first battery cells ready for commercialization in electric vehicles. 'We're proposing a foundational change in battery chemistry by replacing graphite — one of the largest single materials in a battery — with silicon,' Tan said. 'It is imperative that we show the market how that will help people power their daily lives.' San Leandro was ideal because it offered a combination of the necessary infrastructure — including access to the heavy power Coreshell needs for manufacturing — and efficient permitting and other City support, Tan said. A San Leandro headquarters also gives Coreshell access to a strong talent pipeline from throughout the Bay Area's growing battery expertise. San Leandro Mayor Juan Gonzalez, and members of the City staff visited with Coreshell this spring. It was an opportunity for Tan and his team to share more about their work and talk about how the City can support the company's future growth. 'To have a receptive audience with the Mayor, the City Manager's office and others in San Leandro, it shows that they are invested in helping companies like Coreshell grow and be successful,' Tan said. 'We value that partnership and how they are actively working to find ways to support the success and growth of companies like ours.'