Public Hearing Tuesday April 12th at the South Barrington Village Hall
South Barrington does NOT have an Industrial Zoning Classification. Past and present residents have always enjoyed the benefits of South Barrington being a luxury, residential suburban oasis without the worry or concern of Industrial uses ever being contemplated within the village.
The subject property is currently zoned O/R Office Research District. The description and regulations of the O/R district zoning ordinance (highlighted below) were thoughtfully and deliberately created to protect the community and its residents from the type of industrial development being proposed.
Source; The South Barrington regulation O/R Zoning Code https://codelibrary.amlegal.com/codes/southbarringtonil/latest/southbarrington_il/0-0-0-12982
5D-1: DESCRIPTION OF DISTRICT:
The office/research district is a specialized classification in which the development of large office, entertainment or hotel structures upon large sites is incorporated. This district sets aside large, accessible land parcels where architecturally coordinated office, entertainment and hotel structures can be constructed in a "park-like" atmosphere compatible with an adjoining residential district. No territory shall be classified in this district unless such property is located along or bounded by at least one major thoroughfare or arterial street. In addition, no territory shall be classified in this district which is bounded on more than one side by territory in a residential district unless such additional territory in a residential district is separated from territory proposed to be classified in this district by a major thoroughfare or arterial street. (Ord. 0-2000-612, 7-13-2000)
5D-2: USE REGULATIONS:
5D-2-1: USES PERMITTED:
No building or land shall be used and no building shall hereafter be erected, structurally altered or enlarged, except as permitted or accessory uses as hereinafter described. The following uses are permitted in this district:
Business, professional and governmental offices.
Research and development laboratory facilities. (Ord. 0-78-94, 5-11-1978)
5D-2-2: SPECIAL USES:
Subject to the conditions and requirements of section 11-5 of this ordinance, the following special uses may be permitted in this district:
Banks and savings and loan associations with or without drive-in facilities.
Financial institutions.
Heliports accessory to principal use.
Hotel buildings, including related and accessory retail and restaurant uses located within the hotel structure.
Personnel training centers.
Private indoor or outdoor recreation facilities, accessory to the principal use.
Public parks or playgrounds.
Restaurants (but not including "fast food" restaurants or "drive through" facilities).
Theaters with concessions, together with ancillary retail and restaurant uses. (Ord. 0-2000-612, 7-13-2000)
5D-2-3: ACCESSORY USES:
The following accessory uses, buildings or other structures customarily incidental to and commonly associated with the principal use are hereby permitted, provided they are operated and maintained under the same ownership and on the same lot as the permitted use:
Employee food service, vending and cafeteria facilities, provided such facilities are located within the building or buildings housing the principal use.
Gate houses, the floor area of which shall not exceed two hundred (200) square feet and the height of which shall not exceed one story.
Off-street parking and loading facilities, in accordance with the provisions of this article and all other ordinances applicable thereto.
Parking structures above and below ground, in accordance with the provisions contained in this article.
Service and sales activities, provided such activities are carried on within the building or buildings housing the principal use.
Sewage disposal unit, pump houses and other mechanical and electrical equipment buildings serving the facility.
Signs in accordance with the provisions hereinafter set forth in this article. (Ord. 0-78-94, 5-11-1978)
5D-2-4: TEMPORARY USES:
Temporary buildings or yards for construction, materials and/or equipment, both incidental and necessary to construction on the zoning lot, shall be permitted; provided, that such buildings or yards shall not be located within one hundred feet (100') of any property used for residential purposes. (Ord. 0-78-94, 5-11-1978)
5D-2-5: PROHIBITED USES:
All uses not expressly authorized in this article are hereby deemed prohibited. (Ord. 0-78-94, 5-11-1978)
5D-2-6: CONDITIONS OF USE:
All business and professional activities shall take place within the enclosed buildings. (Ord. 0-78-94, 5-11-1978)
5D-3: YARDS:
A. Front Yard: All structures (with the exception of gate houses) shall be set back from the front lot line at least one hundred fifty feet (150').
B. Side Yards: All structures (with the exception of gate houses) shall be set in from the side lot lines a distance of not less than one hundred fifty feet (150').
C. Rear Yard: All structures shall be set in from the rear lot line at least one hundred fifty feet (150'). (Ord. 0-78-94, 5-11-1978)
5D-4: LOT SIZE; NUMBER OF BUILDINGS:
Every use hereafter established within this district shall be on a lot which will provide an area of not less than five (5) acres, and shall be not less than two hundred fifty feet (250') in width at the established building line. More than one building or structure may be constructed on a zoning lot, provided all buildings and structures will be under the same ownership and operation, provided, however, that lot areas under five (5) acres may be permitted pursuant to a special use. (Ord. 0-2000-612, 7-13-2000)
5D-5: LOT COVERAGE:
Not more than fifteen percent (15%) of the area of the zoning lot may be occupied by buildings or structures, including accessory buildings and enclosed parking structures. However, up to twenty percent (20%) of the area of the zoning lot may be occupied by the buildings and structures, including accessory buildings and enclosed parking structures pursuant to a special use under this chapter. A minimum of thirty five percent (35%) of a zoning lot shall be in lawn, landscaped area, lakes and ponds, exclusive of parking areas, except that this minimum shall not apply to an individual zoning lot which is part of any overall special use granted in the district where the property subject to the special use contains a total aggregate open area that satisfies the thirty five percent (35%) requirement of this section. (Ord. 0-2000-612, 7-13-2000)
Industrial Buildings bring unwanted noise, trucks and pollution to the area.
*Noise of constant loading and un-loading of semi-trucks at all hours of the day. The proposed Industrial Buildings are speculative, meaning the end user and type of operations within the building are unknown.
*The proposed Industrial development would have hundreds of truck docks and semi-truck parking. Each semi-truck carries approximately 300 gallons of diesel fuel resulting in 60,000 gallons of diesel fuel stored within the fuel tanks parked on site. This could be a potential environmental or fire catastrophe. On its own the normal leaking of fuel and oil from the trucks daily will be unregulated. This will cause the water to be contaminated by shed runoff and the contamination will eventually reach our lakes, pond and streams.
*The proposed Industrial complex will be a major destination port and hub for semi-truck traffic in and through our Barrington area neighborhoods and school zones. Bartlett Rd will become a primary truck route for traffic coming from the North and South to access to the proposed industrial buildings. The site is located 1.9 miles straight down Bartlett Rd. from Barbara Rose Elementary School. These trucks run at all hours day and night and will greatly increase the traffic in this area.
The La Salle & Sinclair Criteria
In the case of La Salle National Bank v. County of Cook, the Illinois Supreme Court developed a list of factors that are paramount in evaluating the legal validity of a zoning classification for a particular property. In addition to the six La Salle Criteria, the court developed two more factors in the case of Sinclair Pipe Line Co. v. Village of Richton Park. All eight factors are discussed below to compare the current zoning to the proposed zoning. In order to maximize the defensibility of their decision, City Council’s decision must be based only on an objective application of these criteria.
1. The compatibility with the existing use and zoning of nearby property.
Answer: Does Not Comply with Office Research and Especially not Residential.
2. The extent to which property values of the subject property are diminished by the existing zoning restrictions.
Answer: Industrial Zoning is one of the lowest and worst zoning classification, the Subject property’s highest and best use is not Industrial.
3. The extent to which the proposed amendment promotes the public health, safety, and welfare of the Village.
Answer: The proposed development does Not promote the public health, safety or welfare of the Village.
4. The relative gain to the public, as compared to the hardship imposed upon the applicant.
Answer: The property is a highly desirable and prime location for a multitude of development types not including Industrial.
5. The suitability of the subject property for the purposes for which it is presently zoned.
Answer: The property is a highly desirable and prime location for a multitude of development types not including Industrial.
6. The length of time that the subject property in question has been vacant, as presently zoned, considered in the context of development in the area where the property is located.
Answer: The property is a highly desirable and prime location for a multitude of development types.
7. The consistency of the proposed amendment with the Comprehensive Plan, and any adopted land use policies.
Answer: The Proposed development is not in keeping with the Villages Comprehensive Plan or Zoning Map.
8. That the proposed amendment will benefit the needs of the community.
Answer: There is no benefit to the needs of the residential community of South Barrington.
A zoning or PUD ordinance of Industrial use would most certainly set precedence for the future development of addition Industrial Zoning on any of the remaining undeveloped or redeveloped parcels of land located throughout the Village of South Barrington.
Any threat of disconnection from the Village of South Barrington should be met with great skepticism. AllState Insurance company is the current owner of the property since 1980. It is not likely they would now after 40 years participate as the legal petitioner to de-annex or disconnect the Village of South Barrington. Disconnection is a very long, costly, difficult, and drawn-out process, eventually ending up in court for many years. The property owner, Allstate Insurance, would have to petition The Plan Commission for disconnection. The Plan Commission or 20% of the adjacent property owners may deny such request and/or impose restrictive covenants and conditions.
https://codelibrary.amlegal.com/codes/southbarringtonil/latest/southbarrington_il/0-0-0-333
CHAPTER 7 DISCONNECTION OF PROPERTY FROM VILLAGE
Disconnection 2. In cases in which the Plan Commission/Zoning Board of Appeals recommends denial of a petition for disconnection, or in case of a written protest against a proposed disconnection signed and acknowledged by the owners of twenty percent (20%) or more of the property adjacent to the territory proposed to be disconnected is filed with the Village Clerk, such petition shall not be granted except by the favorable vote of two-thirds (2/3) of all members of the Board of Trustees. The PC/ZBA may recommend the imposition of such conditions and restrictions upon the territory to be disconnected as it may deem necessary to protect the public health, safety, morals, and welfare of the Village residents, including, but not limited to, the requirement of recordation of restrictive covenants regarding the future use, density of development, required bufferyards, and conservation easements.
The developer’s own website, Hillwoodinvestmentproperties.com, home page proclaims, “Building Industrial Excellence”. Their portfolio shows many renderings of proposed buildings and some photos of those buildings completed, but unoccupied. Actual photos of their completed industrial developments and buildings obtained from google maps paint an entirely different picture, which you can see attached. The spreadsheet on the Presentation page also shows the median home values and median household income of their industrial development locations as compared to those of South Barrington. Their developments are primarily in rural areas, next to airports or other industrial areas, and certainly not near luxurious residential neighborhoods composed of million-dollar homes.
Real-estate Opportunistic
The 64 acres site in South Barrington represents one of the last large remaining parcels to be developed in the Village. This site is perfectly situated near the I-90 Expressway ramps and adjacent to one of the most prestigious and highest per capita income levels in the nation. This parcel could be developed as a high-quality mixed-use development. A well-balanced mix of architecturally interesting loft-style office/research buildings, luxury multi-family, and urban-style housing, fitness centers, retail shops, a boutique hotel, several restaurants, and food-related attractions, along with entertainment and cultural space and pockets of open/park space. Using this space as mixed-use will bring the all-important retail sales tax to the Village while maintaining its high-end appeal.
The proposed industrial development will not generate any retail sales taxes for the village. It will, however, require attention from our municipal services and clog/ damage our roadways and infrastructure. The development's employees will be transient and will not add to the local economy
but will increase strain on its local services. It should be known that the development will also qualify for Cook County’s Class 6B real estate incentive which is designed to encourage industrial development throughout Cook County. With Class 6B tax incentive a property is only assessed for 10% of its market value for the first 10 years. This will result in a significant reduction in South Barrington and District 220’s portion of real estate taxes.
Industrial development is a necessity in our nation’s economy. We need facilities to produce and distribute products, however, South Barrington is not the proper area to have industrial of any sort, including “light” industrial. Any new development in South Barrington should add and not detract from its value. It should be a development of significance and worthy of our affection and time. Many popular vacation destinations are ancient cities across the globe. We visit these sites and stand in awe of their beauty and timeless character and enjoy the human experience with admiration and joy, only to come back to build things that don't add any human value to our life or community. This is our opportunity to welcome better ideas, new ideas, ideas that improve our communities and lives of
its residences.
Our history is clear. Every resident in South Barrington should oppose this industrial development. However, the decision ultimately rests with the elected officials of South Barrington. We are hopeful that they will stand guard against opportunistic developers who offer no benefit to our community looking to exploit the values and good name of South Barrington.
Please protect the community and residential lifestyle which South Barrington is known for and stand in opposition to this industrial development.
https://www.quintessentialbarrington.com/our-towns/south-barrington/ http://www.encyclopedia.chicagohistory.org/pages/1168.html
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