Executive Summary

Development Pipeline

Industrial & Commercial Projects

Entitlement Risk

Approval Patterns

• Standardized Mitigation: Industrial rezonings are increasingly tied to "what won't be allowed" lists to mitigate risk of conversion to heavy logistics .
• Phased Infrastructure: SSAs for curb and gutter (SSA 111, 112) are approved with 70%+ resident support, spreading costs over 20-year tax terms .
• Signage Flexibility: Major tenants (10,000+ SF) often receive waivers for logo heights exceeding 24 inches if they demonstrate appropriate scale for corner facades .

Denial Patterns

• Uniqueness & Hardship: Variations for residential rear/front setbacks are routinely denied if the hardship is shared by neighboring properties or deemed self-imposed .
• Scale Concerns: Projects perceived as "wall-to-wall" coverage with minimal landscaping or excessive building height (46' vs 35' code) face significant friction and requests for scale reduction .

Zoning Risk

• I-1 to I-2 Conversions: Rezonings to I-2 are under intense scrutiny; the Board is debating codifying a specific definition of "clean and light industrial" to limit future uses .
• Corridor Overlays: The Willow Road Corridor Agreement acts as a more restrictive "filter" than the general zoning code, prohibiting raw material processing or heavy distribution .

Political Risk

• Land Control Policy: The Village is proactively using its balance sheet to acquire "distressed" or vacant industrial land (Signode) to steer development away from intensive private industrial proposals .
• Economic Incentives: Class 6B and 7B tax incentives are contested; some Trustees view them as shifting the tax burden to homeowners unless a "huge upside" is proven .

Community Risk

• Safety at Intersections: Residents are utilizing FOIA data to show rising accident rates (e.g., Sanders and Willow) to oppose projects that add truck volume .
• Invasive Species Compliance: Organized groups like "Greener Glenview" are pressuring the village to enforce weed ordinances against large commercial/industrial property owners .

Procedural Risk

• Resubmission Lockout: A new text amendment establishes a mandatory two-year waiting period for re-submitting a denied zoning variation unless the new application is "materially different" .
• Due Diligence Extensions: Environmental concerns regarding petroleum, solvents, and PFAS on former manufacturing sites lead to supplemental Phase II investigations and extended due diligence periods .

Key Stakeholders

Council Voting Patterns

• Supportive of Strategic Use: Trustees Bland and Cooper generally support industrial/commercial projects that align with five-year financial forecasts and "highest and best use" principles .
• Focus on Specificity: Trustee DeBoni and Trustee Sidoti act as swing votes, demanding codified definitions for "clean and light" industry rather than relying on staff interpretation .

Key Officials & Positions

• Director Jeff Brady (Community Development): Manages negotiations for land acquisitions and the implementation of restrictive use filters for industrial projects .
• President Michael Jenny: Emphasizes the balance between private property rights and community safety; currently managing high-intensity public discourse on ICE activity and resident rights .
• Director of Finance Pozniak: Focuses on "zero-based" budgeting and maintaining the village’s 35-year AAA bond rating through property tax levy stability .

Active Developers & Consultants

• Sanders 294 LLC (Scott Gibble): Successfully navigated initial I-2 rezoning hurdles by volunteering 13,000 SF footprint reductions and height caps .
• Carlson Environmental: Primary consultant for subsurface investigative assessments on high-risk industrial parcels .
• Avalon Equities: Collaborative partner for downtown shared parking agreements at Colonial Court .

Analysis & Strategic Insights

Industrial Pipeline Momentum vs. Entitlement Friction

Industrial momentum is bifurcated. While the Dermody campus proceeds , new projects like O'Hare Park 294 face higher friction regarding building scale and "future-proofing" heights . The Village’s willingness to spend $23M+ to remove 56 acres from the industrial market indicates a long-term goal of de-densifying industrial zones near residential areas .

Probability of Approval

• Shallow-Bay Industrial: High, provided the applicant agrees to physical truck turn restrictions and formal exclusion of data centers or heavy logistics .
• Conditional Use (Mixed-Use): High for low-impact service uses (e.g., grooming) if significant soundproofing (QuietRock/Acoustic tiles) is integrated .
• Zoning Variations: Low. The new two-year "cooling off" period for denials makes initial project design critical .

Strategic Recommendations

• Incorporate "What Won't Be Allowed" Early: Developers seeking I-2 rezoning should proactively offer a list of prohibited uses to align with the Board's current desire for specificity .
• Physical vs. Regulatory Truck Control: Propose physical "pork chop" islands or curb geometry to prevent northbound truck turns rather than relying on signage, as this is a primary concern for the Sanders Road corridor .
• Environmental Insurance: For former manufacturing sites like Signode, applicants should engage environmental attorneys and consider insurance for unknown cleanup costs early in the 60-day due diligence window .

Near-Term Watch Items

• "Clean and Light" Definition Codification: A potential text amendment defining this standard will likely apply to all future I-2 applications .
• I-294 Feasibility Study (2026): Results will determine future access points and potential land acquisition costs for the Sanders Road area .
• Impact Fee Revision: Continued debate on tying school/park fees to property value inflation could increase soft costs for multi-family/residential developments .