Executive Summary

Development Pipeline

Industrial Projects

> Additional projects are included in the Appendix below.

Entitlement Risk

Approval Patterns

• Special Use Permits (SUP) for industrial expansions within multi-tenant buildings see high success rates if the use is comparable to neighbors .
• Approvals for automotive-adjacent uses are consistently tied to infrastructure commitments, specifically the installation of triple trap basins to filter oil and chemicals .
• The Village Board occasionally grants leniency for long-standing businesses facing hardships due to public infrastructure projects, such as road realignments .

Denial Patterns

• The Planning and Zoning Commission (PZC) demonstrates a strict denial pattern regarding variances for non-conforming signs, particularly pole and pylon signs .
• Outdoor storage that is visible from front setbacks or remains uncontained for long periods is a recurring ground for public opposition and staff scrutiny .

Zoning Risk

• The Village is currently preparing a new Comprehensive Plan, which will involve a significant review of land-use policies by the PZC .
• There is an active policy shift to eliminate underutilized commercial classifications (like C5) in favor of residential or adaptive-use categories .

Political Risk

• There is emerging anti-saturation sentiment regarding certain business types, such as those requesting gaming licenses, which may influence future industrial-to-commercial conversions .
• Political sensitivity around the 2026 sign code compliance deadline is high, as many businesses still possess non-conforming pylon signs .

Community Risk

• Organized resident opposition has focused on environmental health concerns, specifically diesel exhaust fumes from commercial vehicles and noise pollution near residential zones .
• Resident concerns regarding unpermitted solicitors have led the Board to tighten Title 5.40 of the Village Code, signaling an environment of heightened code enforcement .

Procedural Risk

• Developers face procedural deferrals when PZC recommendations are challenged by the Board, often requiring the drafting of "compromise" ordinances .
• Required technical studies, such as serio-safety hazard findings, can delay transportation-related approvals by up to 30 days while awaiting state oversight .

Key Stakeholders

Council Voting Patterns

• The Board generally maintains a 6-0 or 5-0 consensus on economic development and public safety initiatives .
• Trustees show divided preferences on code variances; some favor a strict "follow the code" approach while others advocate for "grandfathering" long-standing businesses .

Key Officials & Positions

• Mayor Brubaker: Acts as the primary conduit for major incident reporting and often drives pro-business strategic planning workshops .
• Director Parkhurst (Community Development): Aggressively manages sign code compliance and special event licensing .
• Village Attorney (Klein Thorpe & Jenkins): Newly appointed with a specific mandate to support land use and economic development initiatives .

Active Developers & Consultants

• Baxter & Woodman: The primary municipal engineering firm for resurfacing and phase-one design projects .
• Household Levine Associates: Lead consultant for the drafting of the new Village Comprehensive Plan .
• Bernardi Securities: Advises the Village on general obligation alternate revenue bonds for capital improvements .

Analysis & Strategic Insights

Industrial Pipeline Momentum vs. Entitlement Friction

Industrial momentum is moderate and largely restricted to existing zones. While the Village Board remains pro-business, friction is increasing regarding aesthetics and "pylon" signage. Any project involving significant signage or outdoor storage will likely face initial denial at the PZC level before requiring Board intervention for a compromise .

Probability of Approval

• Service/Flex Industrial: High, provided internal operations are emphasized and environmental drains are installed .
• Logistics/Trucking: Moderate-Low, due to resident sensitivity toward diesel fumes and the Village's desire to reduce visual clutter .

Emerging Regulatory Trends

The Village is moving toward a "cleaner" aesthetic, evidenced by the refusal to grant variances for tall signage even on high-speed roads like Route 60 . Expect heightened scrutiny on site-grading and pollution coverage for any project involving active industrial dump sites or fill .

Strategic Recommendations

• Environmental Mitigation: Proactively include plans for triple trap basins and sound baffling in any industrial SUP application to preempt standard PZC conditions .
• Signage Sequencing: Do not rely on "grandfathering" for signage. Propose ground-mounted signs that conform to the 12-foot height limit to avoid the high risk of variance denial .
• Community Engagement: Address "bus/truck fumes" and "noise" early in the site planning stage if the property abuts a residential zone .

Near-Term Watch Items

• January 31, 2026: Deadline for all non-conforming signs to be removed; this will likely trigger a surge in variance requests and potential litigation .
• Comprehensive Plan Adoption: The upcoming sessions with Household Levine Associates will define land-use priorities for the next decade .
• Magna Drive Sale: The result of the Zero Magna Drive sealed bid process will signal current market appetite for industrial-adjacent parcels .