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HomeMy WebLinkAboutRESOLUTION - 23-25 - 4/8/2025 - 2025 COMMUNITY REVITALIZATION MASTER PLANRESOLUTION NO.23-25 A RESOLUTION APPROVING THE ENVISION ELK GROVE: COMMUNITY REVITALIZATION MASTER PLAN 2025 WHEREAS, the Envision Elk Grove Steering Committee after extensive review recommend approval of the Envision Elk Grove: Community Revitalization Master Plan 2025; and WHEREAS, the Mayor and Board of Trustees of the Village of Elk Grove Village after having reviewed the findings and recommendation of said Envision Elk Grove Steering Committee find and believe it to be in the best interest of the Village that the Envision Elk Grove: Community Revitalization Master Plan 2025 be approved. NOW, THEREFORE, BE IT RESOLVED by the Mayor and Board of Trustees of the Village of Elk Grove Village, Counties of Cook and DuPage, State of Illinois as follows: Section 1: That the Envision Elk Grove: Community Revitalization Master Plan 2025 be approved in accordance with the Plan prepared by Village staff and a Consultant Team consisting of Vandewalle & Associates, Inc. as Lead Consultant, and Sub -Consultants from Engineering Resource Associates, Inc., Gary R. Weber Associates, Inc., and Opportunity Alliance, LLC. in conjunction with the Envision Elk Grove: Steering Committee. Copies of said Envision Elk Grove: Community Revitalization Master Plan 2025 is on file in the Office of the Village Clerk. Section 2: That this Resolution shall be in full force and effect from and after its passage and approval according to law. VOTE: AYES: 6 NAYS: 0 ABSENT: 0 PASSED this 8th day of April 2025 APPROVED this 8th day of April 2025 APPROVED: Mayor Craig B. Johnson Village of Elk Grove Village ATTEST: Loretta M. Murphy, Village Clerk MasterPlan2025 VILLAGE Co .......... m-muni iza I o r K G ROV E i �j mamma ai A' . ioo 1 f • i aster Pla �m m gift �,Yliutl Ii1� i ii. 4 , CGp.. Ak VANDEWALLE & OENGINEERING GARYR. WEBER OPPORTUNITY ASSOCIATES INC. RESOURCE ASSOCIATES MMI ASSOCIATES, INC.RShaping places, shaping change A—Niwc•• ALLIANCE, LLC ACKNOWLEDGMENTS Village Board Craig B. Johnson, Mayor Joseph D. Bush, Village Trustee Jeffrey C. Franke, Village Trustee Kathryn A. Jarosch, Village Trustee Tammy K. Miller, Village Trustee Christine K. Prochno, Village Trustee Stephen F. Schmidt, Village Trustee Envision Elk Grove Steering Committee Stephen F. Schmidt, Chair, BLF Committee, Village Trustee Tammy K. Miller, BLF Committee, Village Trustee Kathryn A. Jarosch, BLF Committee, Village Trustee John Glass, Plan Commission Chair Matthew Roan, Village Manager Maggie Jablonski, Deputy Village Manager Jared Polony, Director of Community Development Colby Basham, Director of Public Works Village Staff Matthew Roan, Village Manager Maggie Jablonski, Deputy Village Manager Caroline Tittle, Assistant Village Manager Jared Polony, Director of Community Development Ron Raphael, Deputy Director of Community Development Bryan Kozor, Deputy Director of Community Development Colby Basham, Director of Public Works Ken Jay, Deputy Director of Public Works Bryan Gripppo, Deputy Director of Public Works Sue Dees, Director of Business Development & Marketing Consultant Team Vandewalle & Associates, Inc., Lead Consultant Engineering Resource Associates, Inc., Sub -Consultant Gary R. Weber Associates, Inc., Sub -Consultant Opportunity Alliance, LLC, Sub -Consultant ENVISION ELK GROVE: PLAN OVERVIEW Community Revita A Fj WAI'm We' % I 11L aster Plan OM TABLE OF CONTENTS EnvisionElk Grove Overview ............................................... Introduction........................................................................................................................ PlanningProcess............................................................................................................... Corridor Design Preferences (see separate document) Community -Wide Enhancements Corridor Specific Enhancements Corridor Design Illustrations Materials Palette Implementation Identifying Redevelopment Potential (see separate document) Site A: Turner Avenue Site B & C: Arlington Heights Road & Biesterfield Road Site D: Bonaventure Drive Site E: Devon Avenue & Salt Creek Site F: Higgins Road - North Site G: Higgins Road - South Implementation A E f • —� �-� -- • aunnP .. A s A _ MERGE ROAD' ,.,a,v L, - - - INTRODUCTION kw Elk Grove T_ow.nship � � u n *n n C) IV BIESTERFIELD ROAD iC i.FLEE �Aarre��E �-fl san�ees an1aG1A DEVON_AVENUE Al M e E. PA'e A� � � � ��� •f ROq O W Z O Envision Elk Grove is a community revitalization master plan that establishes a vision for the continued growth and enhancement of the Village's industrial and commercial areas. This plan an update to the Village's highly successful Industrial/Commercial Revitalization Master Plan adopted in 2011. Envision Elk Grove addresses important issues such as investments in corridor infrastructure and streetscaping and conceptual ideas for potential future redevelopment opportunities to keep Elk Grove a premiere community of choice in Chicagoland and the Midwest. This plan is one step in a long line of deliberate efforts by the Village to maintain Elk Grove's exceptional status as an award - winning, community of choice for both businesses and residents. The main components of Envision Elk Grove are described below. Corridor Design Preferences Corridor Design Preferences includes the Village's desired aesthetic design preferences for ten primary corridors and major intersections. These recommendations are focused on features that make corridors more attractive and functional for Elk Grove residents. This document presents community -wide recommendations, including enhancements to major intersections, Village gateways, bus shelters, and the screening of utilities and overhead wires. The recommendations are tailored to the specific nature of each corridor — whether residential, commercial/office, or industrial — and are further customized to unique characteristics such as parkway widths and the presence of medians. Color renderings of corridor segments and 3D color renderings show how the preferred design concepts would look and feel and illustrate their potential to transform Village corridors. A materials palette presents selections of streetscape, site furnishings, and landscape materials that will create a consistent and coherent visual language along the corridors. A section on implementation outlines prioritization criteria to make the most impactful use of limited funds and outlines an approach to implementing a unified residential corridor fencing program. In sum, this document lays the groundwork for the Village to create cohesive, long-term enhancements across all ten corridors. L.- __.01 1 in a _ O ry W 0, N N F- � N m x W PRATT BOULEVARD Je TEN STUDY CORRIDORS • Arlington Heights Road • Biesterfield Road • Busse Road • Devon Avenue • Elmhurst Road • Higgins Road • Landmeier Road • Nerge Road • Pratt Boulevard • Tonne Road Biesterfield Road Segment - Design Illustration ENVISION ELK GROVE: PLAN OVERVIEW 1 Identifying Redevelopment Potential Identifying Redevelopment Potential includes concept plans and alternatives for six sites in the Village with aging commercial, aging industrial uses, or undeveloped lands with redevelopment potential. This document analyzes existing conditions and identifies potential market opportunities and challenges to redevelopment for each site. The Village also has identified development objectives for each site that should be met in that sites potential future redevelopment. The development objectives are intended to clearly articulate the Villages goals to prospective developers, residents, and other stakeholders and to guide potential future redevelopment. The document also includes high-level conceptual ideas for each redevelopment site, as examples of possible futures that align with the Villages stated development objectives. The concept plans are intended to convey development ideas and goals rather than highly specific development plans. In some cases, several different concepts are provided, showing a range of potential future development possibilities. Together, the concept plans in this document present a vision to guide future decision making and to shape potential future development if opportunities become available. ISITE ( 1�,J HIGGINS RD=NORTH I SITE G : \ IGGINS RD - SOUTH \�f t � � IDENTIFIED SITES WITH REDEVELOPMENT POTENTIAL Site A: Turner Avenue VCVVI,4 ryVC Site B & C: Arlington Heights Road & Biesterfield Road Site D: Bonaventure Drive Site E: Devon Avenue & Salt Creek Site F: Higgins Road - North Site G: Higgins Road - South Residential • Potential conversion from retail to multi -story residential • 4 story • Parking under building or surface • Residents provide built-in market for commercial uses • 3-4 story buildings - •aie"a • First floor commercial, residential above•,.. • Parking to rear, away from Biesterfield • Mixed -use buildings with potential for drive-throughs • Potentially maintain limited stand-alone commercial • Maintain views to existing commercial lnnul vpponnunay • Develop surplus parking into mixed -use buildings • 2 story, commercial on ground floor, residential above • commercial faces open spacelplaza • Open space/plaza connects to existing commercial y1 and public plaza to the yYas�. �,a R' • Potential conversion from large-scale commercial to mixed -use & residential • 4 story • Pedestrian pathway aligns with movie theater entrance • Proposed buildings could align pedestrian pathway • Potential poking stnrcture to serve entire district tl: 2.21L2 1 " 3�LlE j i MX�Snryy�fC I. / \� i10..' Arlington Heights Road & Biesterfield Road - Concept Alternative ENVISION ELK GROVE: PLAN OVERVIEW Envision Elk Grove is the result of efforts by the Village's Steering Committee, Village Board, staff, and the active participation of community members and other stakeholders. The collaborative process shaped the plan's recommendations and designs and fostered a shared commitment to the future of Elk Grove Village. The two-year planning process occurred over four phases. Data Gathering & Existing Conditions The planning process began with a review of existing conditions starting in February of 2023. Kickoff meetings with the Envision Elk Grove Steering Committee and Village Staff took place on April 14, 2023, followed by a thorough tour of the community by the consultant team. The project then moved into an extensive upfront public input phase, which included: • Creation of Envision Elk Grove website • Two business -focused pop-up events —April and June 2023 • Community Survey — May -June 2023 • Interactive Map Survey — May -June 2023 • Business Park Survey — May -June 2023 • Three Stakeholder Focus Groups — June 2023 Following the upfront public input events, the Village staff and consultants reviewed and documented existing conditions and further refined the scope of the project. The consultant team developed reports summarizing and analyzing the Villages existing Business Services offerings, and they prepared a report documenting existing conditions and opportunities in the Elk Grove Village Business Park. On September 13, 2023, the Steering Committee reviewed draft materials and discussed initial ideas for design options for corridors and redevelopment sites. Concept Development Village staff and consultants began to develop concepts for enhancements to the Village's corridors, exploring various options for residential, commercial/office, and industrial corridors and intersections. The consultant team also drafted initial "development objectives" for sites with redevelopment potential as well as initial redevelopment concepts. These were improved and refined through multiple iterations. On January 25, 2024, the Steering Committee reviewed the draft concepts and provided input. The consultant team presented the work in progress at a meeting of the Village Board Committee of the Whole on February 13, 2024. A public open house was held on April 11, 2024. This well -attended event provided an opportunity for residents to view the draft concepts for corridors and sites with potential for future redevelopment, provide input, and ask questions about Envision Elk Grove. Concept Finalization Following the Open House, the project shifted into the concept finalization phase. During this phase, the consultant team refined the various design ideas. On June 13, 2024, the Steering Committee reviewed public input from the open house, refined draft concepts, and provided further direction. Village staff and the consultant team worked together closely to arrive at final drafts for all materials that reflected input from the public and the Steering Committee. On December 4, 2024, the Steering Committee reviewed the Corridor Design Preferences and provided further direction on the draft document. Adoption The Village Board adopted this document on April 8, 2025. ENVISION ELK GROVE: PLAN OVERVIEW qey-.-' � *fit ,.. •�;,. , • •W J• G � ' I R _.. -- . �-..— '��-�--r±�.T���•�-ter. �_ .---•--r;.. -.. -� - - _ ' . - � - - •gyp _ � ` ti_. - 'r -+cf' _ �. - `;F � � .. � _ .wa.•e� � 1� .�.._ IJ - u ��� . I , i _ new!,. � , _ Zwd r WWI el Iwo p RE, i4 IL son ( n . ■ ■ I ■ § 1ow_ C R CLY LV nrridor Desian F -ENVISION ELk .iROVe APRIL 81 2025 9r- rv- Al q ACKNOWLEDGMENTS Village Board Craig B. Johnson, Mayor Joseph D. Bush, Village Trustee Jeffrey C. Franke, Village Trustee Kathryn A. Jarosch, Village Trustee Tammy K. Miller, Village Trustee Christine K. Prochno, Village Trustee Stephen F. Schmidt, Village Trustee Envision Elk Grove Steering Committee Stephen F. Schmidt, Chair, BLF Committee, Village Trustee Tammy K. Miller, BLF Committee, Village Trustee Kathryn A. Jarosch, BLF Committee, Village Trustee John Glass, Plan Commission Chair Matthew Roan, Village Manager Maggie Jablonski, Deputy Village Manager Jared Polony, Director of Community Development Colby Basham, Director of Public Works Village Staff Matthew Roan, Village Manager Maggie Jablonski, Deputy Village Manager Caroline Tittle, Assistant Village Manager Jared Polony, Director of Community Development Bryan Kozor, Deputy Director of Community Development Ron Raphael, Deputy Director of Community Development Colby Basham, Director of Public Works Ken Jay, Deputy Director of Public Works Bryan Grippo, Deputy Director of Public Works Sue Dees, Director of Business Development & Marketing Consultant Team Vandewalle & Associates, Inc., Lead Consultant Engineering Resource Associates, Inc., Sub -Consultant Gary R. Weber Associates, Inc., Sub -Consultant Opportunity Alliance, Sub -Consultant CORRIDOR DFSIGNrPRE _6142 C"i TABLE OF CONTENTS Acknowledgments.............................................................................................................................III Industrial Areas ................................................................................................................................ 39 Introduction.........................................................................................................................................IV Local Street Intersections 40 TenStudy Corridors Map................................................................................................................V ................................................................................................... Narrow Parkways Adjacent to Industrial........................................................................42 Major Intersections List................................................................................................................ VI Wide Parkways Adjacent to Industrial............................................................................43 COMMUNITY -WIDE ENHANCEMENTS Medians.......................................................................................................................................44 MajorIntersections.... ......................................................................................................................... 1 CORRIDOR DESIGN ILLUSTRATIONS VillageGateways................................................................................................................................5 NergeRoad Segment.....................................................................................................................49 LimitedArea................................................................................................................................6 Biesterfield Road Segment .......................................................................................................... 55 LargeArea.................................................................................................................................... 7 Elmhurst Road Segment ................................................................................................................ 61 BusShelters...........................................................................................................................................9 Utility Pedestal / Transformer / Cabinet Screening......................................................13 MATERIALS PALETTE OverheadWire Modifications Streetscape & Site Furnishings................................................................................................ 69 .....................................................................................................17 Landscape ............................................................................................................................................. 72 CORRIDOR SPECIFIC ENHANCEMENTS IMPLEMENTATION Residential Areas..............................................................................................................................21 Prioritization.......................................................................................................................................77 FenceProgram Outline...................................................................................................................79 Local Street Intersections....................................................................................................22 Narrow Parkways Adjacent to Residential.....................................................................24 Wide Parkways Adjacent to Residential.........................................................................26 APPENDIX Medians.......................................................................................................................................28 Acceptable Deviations .................................................................................................................. 83 Amended Design for Atypical Local Intersections.........................................................85 Commercial/ Office Areas...........................................................................................................31 LocalStreet Intersections....................................................................................................32 Narrow Parkways Adjacent to Commercial/Office....................................................34 Wide Parkways Adjacent to Commercial/Office........................................................ 35 Medians.......................................................................................................................................36 ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES u a`THE EXCEI �i r �r _ 1 a --------- INTRODUCTION ML Fla a sy� T T�,>: } The Corridors section of Envision Elk Grove sets forth aesthetic design preferences to be implemented over time within ten transportation corridors in the community, which are mapped on the next page. This document defines the Village's preferred designs for various community -wide and corridor -specific enhancements while providing design options to address diverse field conditions or budgetary constraints. By unifying the corridors with consistent visual cues and enhancements, their appearance will reinforce the Village's commitment to quality, beautification, and long-term community investment. Each design preference is illustrated as a "typical" layout, recognizing that the final design for each location will require adaptations to apply all or most elements to specific site conditions such as property dimensions, ownership, existing infrastructure, topography, ADA, or jurisdictional requirements. Adaptations that might occur more frequently are identified in the appendix as "acceptable deviations." Complementing the design preferences is the materials palette section, which more specifically identifies components that create a common visual language to be expressed throughout the corridors. The implementation section provides a framework for evaluating project priorities over time. Given the effort anticipated to implement uniform residential corridor fencing, its implementation approach is outlined in additional detail. This document is the result of efforts by the Village's steering committee, Village Board, staff, and the active participation of community members. The collaborative process shaped the preferred designs and fostered a shared commitment to the future of Elk Grove Village. ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES I I 1 iENVISION a Community Revitalization Master Plan TEN STUDY CORRIDORS l STUDY CORRIDORS 58 __. -� l 83 _ _; Codor Length (miles) Average Daily Traffic (ADT) Busse Woods ffi. 62 i r m ' -- I Arlington Heights Road 3.73 19,700 - 26,800- _-I Biesterfield Road 2.51 11,800 - 26,700 Busse Road 2.23 30,200 - 40,000 Devon Avenue 4.7 14,900 - 17,000 mmu I �_ I I _ -+' Elmhurst Road 1.5 34,900 (Projected) Higgins Road 3.0 21,000 - 30,200 72 Landmeier Road 2.81 10,800 H�GGIN Nerge Road 1.72 10,300 - 16,300 s ROAD V, Pratt Boulevard 1.0 2,600 - 5,300 Tonne Road 1.54 8,050 - 9,200 I �\ ` Busse Lake .y O _ . C9 1 , 11rr'" 7 FT-i" 4 r 0 c Q Lu + i H N ` BIESTERFIELD ROAD,: Z H r. O ri N ERGE _ ! PRATT BOULEVARD ■ R co K COUNTY DUPAGE COUNTY F 19 ILI �l —I Revised: 8.1.23 r r VAN DWALLE r, ASS1 IAT SR © 2023 .. m: DEVON AVENUE- r - O'Hare Airport 8i 11 01 390 � - 83 \ \�rk Community -Wide Enhancements PrI Envision Elk Grove's design preferences provide for improvement of major intersections along the corridors, which are defined as those signalized intersections where a corridor intersects with a street classified as a collector or a higher functional classification. Classifications are assigned by the Illinois Department of Transportation (IDOT), who categorizes each road based on its role in traffic flow and connectivity. An excerpt of the January 2023 classification map is shown below. Major intersections are listed to the right. EXCERPT OF IDOT 5-YEAR CLASSIFICATION MAP r " ROLLING 83 `, MEADOWS 72 , 62 Legend Interstate Freeway or Expressway Other Principal Arterial Minor Arterial Major Collector Minor Collector Local Road or Street Railroads I INTERCHANGES • 1-90 & Arlington Heights Road • 1-290 / IL-53 & Biesterfield Road (East) • 1-290 / IL-53 & Biesterfield Road (West) • 1-490 / Pratt Boulevard (Future) COLLECTOR INTERSECTIONS • Arlington Heights Road & Oakton Street • Arlington Heights Road & Elk Grove Boulevard • Busse Road & Greenleaf Avenue • Busse Road & Pratt Boulevard • Devon Avenue & Lively Boulevard • Devon Avenue & Ridge Avenue • Devon Avenue & Tonne Road • Elmhurst Road & Greenleaf Avenue • Elmhurst Road & Pratt Boulevard • Higgins Road & Lively Boulevard • Landmeier Road & Lively Boulevard • Landmeier Road & Tonne Road ARTERIAL INTERSECTIONS • Arlington Heights Road & Biesterfield Road • Arlington Heights Road & Devon Avenue • Arlington Heights Road & Higgins Road • Arlington Heights Road & Landmeier Road • Biesterfield Road & Meacham Road • Biesterfield Road & Rohlwing Road • Busse Road & Devon Avenue • Busse Road & Higgins Road • Busse Road & Landmeier Road • Devon Avenue & Elmhurst Road • Devon Avenue & Nerge Road • Devon Avenue & Rohlwing Road • Elmhurst Road & Higgins Road / Touhy Avenue • Elmhurst Road & Landmeier Road • Higgins Road & Landmeier Road • Higgins Road & Oakton Street (East) • Higgins Road & Oakton Street (West) • Nerge Road & Meacham Road • Nerge Road & Rohlwing Road ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Community -Wide Enhancements ir'I Envision Elk Grove addresses ten corridors throughout the community with the goal of unifying and beautifying them. Implementing improvements at major intersections offers an opportunity to create consistency and enhance the community's sense of place. The preferred design concepts presented in this section are intended to be applied at major intersections within the corridors. For the purposes of this section, major intersections are defined as locations where streets classified as a collector or a higher functional class (see classification map, Page VI) intersect with a corridor. Signalized local street intersections are identified on the major intersections map for reference; however, enhancements of local road intersections are addressed in the corridor -specific sections of this document. Lt �! Busse Woods Busse Lake 72 W-T Mount rosp� 1 0 _4�ENVISION Community Revitalization Master Plan MAJOR INTERSECTIONS Community -Wide Enhancements 9 INTERCHANGE SIGNAL ® ARTERIAL ROAD SIGNAL 9 COLLECTOR ROAD SIGNAL LOCAL SIGNALIZED INTERSECTIONS (SHOWN FOR REFERENCE ONLY) 9 LOCAL ROAD SIGNAL L L - �I ,C:h Major Intersections Interchange /Arterial /Collector om U M&. PREFERRED DESIGN ELEMENTS* • Painted Traffic Signal Arm & Pole • Illuminated Street Name Signs with Logo • Decorative Thermoplastic Crosswalk** • Black Decorative Fencing / Masonry Seat Wal • Crosswalk Push Button Pedestal • Concrete Embedded Metal Logo Limited / Key Locations Only • Annual Planters • Decorative Pedestrian and/or Vehicular Lighting * Refer to the Appendix for "Acceptable Deviations." ** Crosswalks are generally recommended parallel to the corridor at all local intersections, and perpendicular at signalized or controlled intersections where pedestrian infrastructure exists or is constructed. ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES PEDESTRIAN & VEHICULAR LIGHTING T G R A ,--EXISTING UTILITY T1 CABINET BLACK DECORATIVE PAINTED TRAFFIC FENCE SIGNAL ARM AND POLE ® ANNUAL CROSSWALK PUSH o PLANTERS BUTTON PEDESTAL o CONCRETE -EMBEDDED METAL LOGO ILLUMINATED STREET NAME SIGNS DECORATIVE DECORATIVE PEDESTRIAN THERMOPLASTIC AND/OR VEHICULAR LIGHTING CROSSWALK PAINTED ARM & POLE ILLUMINATED SIGN CONCRETE -EMBEDDED METAL LOGO ANNUAL PLANTERS DECORATIVE THERMOPLASTIC BLACK DECORATIVE FENCING PUSH BUTTON PEDESTAL ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Community -Wide Enhancements The Village has installed several gateway signs along main travel routes in or through the community. Additionally, architectural enhancements and welcome signage are applied at four of the five expressway bridges that mark entry to the community, with the Biesterfield Road bridge at 1-290 remaining an opportunity site for such improvements. Gateway Opportunity sites are locations to update existing gateways or establish new gateways, as space allows. Specific site characteristics will drive the final design of both large and limited area gateways. This section of Envision Elk Grove presents preferred design elements that may be incorporated in the final design when establishing new or updated gateways in the community. �® DUPAGE COUNTY Busse Woods Busse Lake Elk Grove Township BIESTERFIELD W r�M111 ff 72 �% Groyo l♦1♦ IGGINSOAD R� Prosp L ENVISION Community Revitalization Master Plan VILLAGE GATEWAYS Community -Wide Enhancements If EXISTING GATEWAY SIGN (LARGE) 9 EXISTING GATEWAY SIGN (LIMITED) 9 BRIDGE GATEWAY 9 GATEWAY OPPORTUNITY r' 1 ti i ary � o. 'I'lFi _ -� o ¢ 0 O 0 Q 0 W O _ Lu N Z', N J W Nie PRATT BOULEVARD 1 m s e Ji 390 N. Bensenvill' Village Gateways Limited Area (Less than 600 sq.ft.) SIDEWALK-/ PREFERRED DESIGN ELEMENTS Gateway Sign Enhanced Landscaping Tree Uplighting Irrigation Public Artwork / Sculpture ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Village Gateways Large Area (Greater than 600 sq.ft.) LANDSCAPING PREFERRED DESIGN ELEMENTS Gateway Sign Enhanced Landscaping Decorative Wall Tree Uplighting Irrigation Public Artwork / Sculpture ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Community -Wide Enhancements 0"'k I& lm� PACE Suburban Bus provides transit service to certain areas of the community, primarily serving the Elk Grove Village Business Park. Nearly 60 bus stops are located along Elmhurst Road, Busse Road, Lively Boulevard, Oakton Street, Higgins Road, Touhy Avenue, Devon Avenue, Mark Street, and Tower Lane. Existing amenities at each bus stop vary: some have only bus route signage, while approximately half feature bus shelters, trash receptacles, and brick paver surfacing. The Village should consider ridership data when deciding whether to invest in updated improvements or potentially remove amenities `0 at low -ridership locations. Along Busse Road, existing underground pipelines create challenges for improvements that require new below- Qom" ground foundations. This section of Envision Elk Grove presents options to address the enhancement and maintenance of bus shelters within the community. Y TIF Districts (2023) PACE Bus Stops (2023) ARLINGTON/HIGGINS 0 Stop With Shelter BUSSE/ELMHURST Stop Without Shelter _ i DEVON/ROHLWING PACE Bus Routes (2023) GROVE MALL 1�r Top Ridership Locations (2023) w HIGGINS CORRIDOR MIDWAY COURT 0.5 N Miles W�E Date:2/20/2024 s z Source: Cook County, Elk Grove, Esri 0 Z �+ - 01 yI�;T1'1 — DEVON'AVE 53 3 � .wJ - -.- - rt 1 � +�' $ f� ' sii 9 �'. >•� y> ` i•"J- 9 r t _ F � t 00 I— 4A �� — - - •> - � , � � � 22Ii ....�'(„ M= ''•IJII j; _ - - 77 �TU ti! .; v C r Lei - R • 83 —_ ' I i. •- �. ^,tom fi A M Bus Shelters REPLACEMENT BUS SHELTER FRONT VIEW TRASH RECEPTACLE LANDSCAPING REPLACEMENT OPTION • Replace Bus Shelter (High Ridership Locations) • Trash Receptacle • Landscaping ENHANCEMENT OPTION • Re -Paint Existing Bus Shelter • Trash Receptacle • Basic Landscaping SIMPLIFIED OPTION • Re -Paint Existing Bus Shelter • Small Tree I I I I � LANDSCAPE PLANTINGS,, ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES PAGE 11 TILIJMDES�TRANSFORMER /CABINET SCREENING BvS,,Ess i F h. POP, At Is f4w, - zmao.i logo ----------- — , A 71a If, POP, At Is f4w, - zmao.i logo ----------- — , A 71a If, Utility Pedestal /Transformer /Cabinet Screening VINYL WRAP OPTION • Vinyl Wrap Existing Utility Box as Permitted • Landscape Screening VINYL WRAP DESCRIPTION Communities around the country are creating programs to promote local art, build community, deter graffiti, and enhance the necessary presence of utility installations by using heat -applied adhesive wraps, which have an expected lifespan of 5 - 7 years. Use of the wrap is reported to deter graffiti and ease its cleanup where it happens. Possibilities for the wrap's design are endless, ranging from the most simple and subdued, to full -color photographic artwork. ^MLI ARAl MTA1 EXISTING UTILITY BOX Q�w PERENNIALS VINYL WRAP OPTION - ELEVATION M0 VINYL WRAPPED UTILITY BOX (SOLID COLOR) 1" --------------- CLEAR SPACE FOR ACCESS �ORNAMENTAL GRASSES 1 EXISTING UTILITY BOX PERENNIALS 1 VINYL WRAP OPTION - PLAN VIEW VINYL WRAPPED UTILITY BOX (DECORATIVE) ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES REPAINT OPTION • Re -Paint Existing Utility Box • Basic Landscape Screening REPAINT OPTION - ELEVATION ... ir�s+•rraa�z f 1r • -r _ns.�sa�rr�nria• wa,,�tin�ssrn� EXAMPLE OF LANDSCAPE SCREENING REPAINT OPTION - PLAN VIEW EXAMPLE OF LANDSCAPE SCREENING ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES 4— Community-Wide Enhancements 0"'k Overhead wires detract from the corridors' attractiveness, impact landscape improvements, and can be prone to vehicle strikes, affecting community appearance and service reliability. Relocating wires underground is expensive and complicated, so they are usually kept in place. Communication wires are mounted lowest on the poles and are the point of vehicular contact when it occurs. Partial burial may be desired to eliminate vehicular conflicts and associated service outages. If the Village undertakes partial burial of wires, it should engage counsel to ensure measures are in place to prevent the installation of new overhead communication wires. Modifications to overhead wires should be prioritized in areas prone to vehicular damage, high -visibility areas where space permits, and wherever the Village deems funding feasible. Where burial is not possible, the Village may coordinate with ComEd to raise the wires and install ComEd-approved decorative poles. This section of Envision Elk Grove presents options to address overhead wires in the community. Alcor_K Rnnn DUP n A Busse Woods Busse Lake Ik Grope Townshi BIESTERFIELD ROAD r I i DEVONAVENUE r 1_r FI-- Community Revitalization Master Plan e OVERHEAD WIRE MODIFICATIONS Community -Wide Enhancements N - EXISTING OVERHEAD WIRES" �e�loA�o Any;• ' NOTE: EXCLUDES EXTRA HIGH �` _''�� VOLTAGE TRANSMISSION WIRES Overhead Wire Modifications BURIAL OPTION Underground Power Wires Underground Communication Wires BEFORE BURIAL PARKWAY TREE AFTER BURIAL (SIMULATED) LINQQ ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES REPLACEMENT OPTION • Replace Utility Poles • Underground or Raise Communication Wires • Low Ornamental Landscaping under Remaining Utility Wires Stepdown Transformer StatlC Wire Transmission Multi -Grounded Neutral Primary Secondary BEFORE: TYPICAL UTILITY POLE ARRANGEMENT COMMUNICATION UTILITY LINES Stepdown I Transformer StatlC Wire Transmission Multi -Grounded Neutral Primary Secondary LOW ORNAMENTAL TREE L / I AFTER: BURIAL OF COMMUNICATION WIRES ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES THIS PAGE INTENTIONALLY BLANK ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Corridor Specific Enhancements F.9 Envision Elk Grove addresses ten corridors throughout the community, several of which are adjacent to residential neighborhoods that differ in look and feel from their commercial and industrial counterparts. Along these residential corridors are numerous local street intersections, most of which are unsignalized and not specifically identified in this document. This section of Envision Elk Grove presents the preferred design concepts to apply along stretches of the corridors characterized predominantly by residential properties. As the corridors are improved, the Village may consider implementing these elements where appropriate and financially feasible, along with potential updates to the Village's code regarding carriage walks and fence height. fy- F7L' • e` sir �7 ' ? NERGE ROAD JP !:J — 0— O1w�CNTY _—— DUPAGE COUNTY !� -4, Ik Grove Township BIESTERFIELD ROAD MANOR. W, Roga DEVON AVENUE I 0 • �.,��.a.,..16 1 of r Community Revitalization Master Plan RESIDENTIAL AREAS Corridor Specific Enhancements RESIDENTIAL AREAS EXISTING RESIDENTIAL NEIGHBORHOOD SIGNS PROPOSED SIGN OPPORTUNITY 'I I �'r f� I! G J/ 0T PRATT BOULEVARD Bensenville, C-hieag UNP Residential Areas Local Street Intersections (Major Intersections - See Page VI) PREFERRED DESIGN ELEMENTS* • Decorative Street Name Signs with Logo • Decorative Traffic Signs • Decorative Thermoplastic Crosswalk** Updated Residential Post Sign (Identified Locations) Decorative Post Lighting * Refer to the Appendix for "Acceptable Deviations" and Amended Design for Atypical Local Intersections. ** Crosswalks are generally recommended parallel to the corridor at all local intersections, and perpendicular at signalized or controlled intersections where pedestrian infrastructure exists or is constructed. ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES DECORATIVE THERMOPLASTIC DECORATIVE POST LIGHTING 4 UPDATED RESIDENTIAL POST SIGN* TURF PARKWAY V DECORATIVE TRAFFIC SIGNS L" J DECORATIVE STREET NAME SIGNS ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Residential Areas Narrow Parkways Adjacent to Residential PREFERRED DESIGN ELEMENTS* 11, 8' Decorative Screening Fence (Rear or Side Lot Lines Only) F Carriage Walk / Side Path (width varies) • Periodic Planting Beds (as space permits) F Mulch Beds • Decorative Post Lighting Along Entire Corridor DECORATIVE SCREENING FENCE t MULCH BED DECORATIVE — POST LIGHTING REAR OR SIDE OF DECORATIVE POST LIGHTING CARRIAGE —/ WALK * Refer to the Appendix for "Acceptable Deviations." ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES 1 PAGE 25 Residential Areas Wide Parkways Adjacent to Residential PREFERRED DESIGN ELEMENTS* 8' Decorative Screening Fence (Rear or Side Lot Lines Only) Sidewalk / Side Path (width varies) Parkway Trees Periodic Planting Beds (as space permits) Mulch Beds )corative Post Lighting Along Entire Corridor DECORATIVE SCREENING FENCE PERTY LINE MULCH BED 8' DECORATIVE SCREENING FENCE ,,--SIDEWALK--J REAR OR SIDE OF RESIDENTIAL LOTS "PERIODII, I .. PLANTING BEDS 5' TURF ARKWAY AINIMUM PARKWAY TREE DECORATIVE POST LIGHTING DECORATIVE POST - LIGHTING:', t F. i- I * Refer to the Appendix for "Acceptable Deviations." ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES IN r �I 3f� 4 �+ # ,� �� =fir •-r'� ::. .� r� PAGE 27 Residential Areas Medians (Subject to Roadway Jurisdiction Approval) LARGE WIDTH & PLANTER • Village Branded Raised Annual Planters • Shade Trees • Planting Beds • Tree Uplighting • Decorative Pavement Accent • Tu rf • Irrigation LARGE WIDTH & LANDSCAPING • Ornamental Trees • Planting Beds • Tree Uplighting • Decorative Pavement Accent • Tu rf • Irrigation SMALL WIDTH • Accent Plantings • Decorative Pavement Accent • Tu rf • Irrigation I TREE UPLIGHTING DECIDUOUS SHRUBS TREE DECIDUOUS SHRUBS CONTROL PPF_(`ACT- ncn C\ILIIAI Q FLOWERS GRASSES PAVEMENT ACCENT TREE IRRIGATION UPLIGHTING CONTROL PERENNIALS .. ill TURF ORNAMENTAL DECORATIVE ORNAMENTAL GRASSES PAVEMENT TREE ACCENT IRRIGATION DECIDUOUS PERENNIALS CONTROL SHRUBS x �n <91 TURF 'ORNAMENTAL DECORATIVE) GRASSES PAVEMENT ACCENT ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES - F T� .40 i y J 1i / 1 N i * / �S +Y1 PAGE 29 THIS PAGE INTENTIONALLY BLANK ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES 0 �4.me Corridor Specific Enhancements r-i Envision Elk Grove addresses ten corridors throughout the community, most of which provide access to commercial and office areas. Development in these areas offers opportunities to enhance aesthetic appeal through landscaping, community branding elements, and visually improved intersections. In addition to the major intersections previously addressed, several local street intersections are present within the commercial and office corridors, some of which are unsignalized or not mapped in this document. This section of Envision Elk Grove presents the preferred design concepts to apply along stretches of corridors predominantly characterized by commercial and office development, as well as at commercial nodes located at certain major intersections. As the corridors are improved, the Village may consider implementing these elements where appropriate and financially feasible, along with potential updates to the subdivision code regarding carriage walks. ! �T 7-� F N ERC COOK COUNTY DUPAGE COUNTY F- �k 1� =10— 4, 72 D Busse Woods Busse Lake BIESTERFIELD ROAD r" r n mn _� �1 62 _ A Community Revitalization Master Plan _ I COMMERCIAL & OFFICE AREAS --- ^ Corridor Specific Enhancements HIGGi'NS ROAD \ COMMERCIAL & OFFICE AREAS '' . C� :+ COMMERCIAL NODES % NA MIR law 07 OqQ 7T t \ r- �" 1 0 -0 a u, h �� Z v) O m �I N F.. 2 � � LJJ �. - PRATT BOULEVARD - - • • Commercial & Office Areas Local Street Intersections (Major Intersections - See Page VI) PREFERRED DESIGN ELEMENTS* • Painted Traffic Signal Arm & Pole • Illuminated Street Name Signs with Logo • Decorative Thermoplastic Crosswalk** Black Decorative Fencing / Masonry Seat Wal Crosswalk Push Button Pedesta Concrete Embedded Metal Logo Limited / Key Locations Only Annual Planters Decorative Pedestrian and/or Vehicular Lighting * Refer to the Appendix for "Acceptable Deviations" and Amended Design for Atypical Local Intersections. ** Crosswalks are generally recommended parallel to the corridor at all local intersections, and perpendicular at signalized or controlled intersections where pedestrian infrastructure exists or is constructed. ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES EXISITING UTIL CABINET -ANNUAL PLANTERS --PUSH BUTTON PEDESTAL DECORATIVE THERMOPLASTIC CROSSWALK DECORATIVE PAINTED ARM & POLE THERMOPLASTIC ILLUMINATED SIGN ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES PAINTED TRAFFIC SIGNAL ARM' I' & POLE WITH ILLUMINATED \ STREET NAME SIGNS CONCRETE -EMBEDDED METAL LOGO BLACK DECORATIVE FENCING zi SIDEWALK - DECORATIVE PEDESTRIAN AND/OR VEHICULAR LIGHTING CONCRETE -EMBEDDED METAL LOGO P PEDESTRIAN & VEHICULAR LIGHTING PUSH BUTTON PEDESTAL Commercial & Office Areas Narrow Parkways Adjacent to Commercial & Office CARRIAGE-Z WALK DECORATIVE PEDESTRIAN AND/OR VEHICULAR LIGHTING k. PREFERRED DESIGN ELEMENTS* Carriage Walk / Side Path (width varies) • Continuous Low Landscape Screening • Mulch Beds • Decorative Pedestrian and/or Vehicular Lighting Along Entire Corridor * Refer to the Appendix for "Acceptable Deviations." ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Commercial & Office Areas Wide Parkways Adjacent to Commercial & Office a RAN 11 - COMMERCIAL I nTC PARKWAY TREE /,--SIDEWALK--/' CONTINUOUS LOW LANDSCAPE SCREENING BEDS DECORATIVE PEDESTRIAN AND/OR VEHICULAR LIGHTING PREFERRED DESIGN ELEMENTS* • Sidewalk / Side Path (width varies) • Parkway Trees • Continuous Low Landscape Screening Mulch Beds • Decorative Pedestrian and/or Vehicular Lighting Along Entire Corridor * Refer to the Appendix for "Acceptable Deviations." ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Commercial & Office Areas Medians (Subject to Roadway Jurisdiction Approval) LARGE WIDTH & PLANTER • Village Branded Raised Annual Planters Ornamental Trees Planting Beds • Tree Uplighting • Decorative Pavement Accent • Tu rf • Irrigation LARGE WIDTH & WALL • Village Branded Wall Ornamental Trees Planting Beds • Tree Uplighting • Decorative Pavement Accent • Tu rf • Irrigation SMALL WIDTH & PIER • Village Branding Pier • Accent Plantings • Decorative Pavement Accent • Tu rf • Irrigation DECIDUO TREE SHRUBS UPLIGHTING TREE UPLIGHTING TURF IRRIGATION CONTROL PRE -CAST PLANTER ORNAMENTAL' ANNUAL GRASSES FLOWERS DECORATIVE PAVEMENT ACCENT DECIDUOUS SHRUBS ORNAMENTAL-/ VILLAGE BRANDED TREE WALL IRRIGATION CONTROL ORNAMENTAL GRASSES UMIUMA I IV C PAVEMENT ACCENT >9' RAISED ANNUAL PLANTERS >91 \, A BRANDED WALL BRANDING PIER ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES 1 _i. w 4.t a•''�n - .000 / ��� s�•Ui '1 �- A ro+• pppv WIDTH W. 4 ar LARGE WIDTH & WALL* R— PAGE 37 THIS PAGE INTENTIONALLY BLANK ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Corridor Specific Enhancements A A Envision Elk Grove addresses ten corridors throughout the community, approximately half of which provide access to areas predominantly developed with industrial businesses. In 2016, the Village enhanced Busse Road with increased landscaping and community branding elements, establishing an upgraded appearance. Along these corridors Busse Woods are several local street intersections, most of which are unsignalized and not mapped in this document. This section of Envision Elk Grove presents the preferred design concepts to apply along stretches of corridors characterized predominantly by industrial properties. As the corridors are improved, the Village may consider implementing these elements where appropriate and financially feasible, along with potential updates to the subdivision code regarding carriage walks. Elk Grove Township i BIESTERFIELD ROAD MERGE ROAD COOK COUNTY- pUpAGE COUNTY rI 390 HIGGINS ROA pIN \ DEVON AVENUE ~ Community Revitalization Master Plan INDUSTRIAL AREAS Corridor Specific Enhancements - INDUSTRIAL AREAS PRATT BOULEVAR u u u u Industrial Areas Local Street Intersections (For Major Intersections - See Page VI) PREFERRED DESIGN ELEMENTS* C+r--+ KI- -- C; -r-- ,en+h I - Jed ]or or is XI IN G RI V TE PR E Y DECORATIVE PEDESTRIAN AND/OR VEHICULAR LIGHTING A DECORATIVE THERMOPLASTIC POST LIGHT WITH D�{ OrATIVE STREET NAME SIGN -DECORATIVE TRAFFIC-SiGN DECORATIVE THERMOPLA CROSSWALK DECORATIVE STREET NAME SIGNS PEDESTRIAN & VEHICULAR LIGHTING ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Industrial Areas Narrow Parkways Adjacent to Industrial MULCH DECORATIVE PEDESTRIAN AND/OR VEHICULAR LIGHTING V INDUSTRIAL CONTINUOUS LOW LANDSCAPE LOTS SCREENING BEDS CARRIAGE WALK PREFERRED DESIGN ELEMENTS* • Carriage Walk / Side Path (width varies) • Continuous Low Landscape Screening • Mulch Beds • Decorative Pedestrian and/or Vehicular Lighting Along Entire Corridor * Refer to the Appendix for "Acceptable Deviations." ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Industrial Areas Wide Parkways Adjacent to Industrial PE idor ons." Industrial Areas Medians (Subject to Roadway Jurisdiction Approval) LARGE WIDTH & PLANTER Village Branded Raised Annual Planters Ornamental Trees Planting Beds Tree Uplighting Decorative Pavement Accent Tu rf Irrigation LARGE WIDTH & WALL • Village Branded Wall • Ornamental Trees • Planting Beds • Tree Uplighting • Decorative Pavement Accent • Tu rf • Irrigation SMALL WIDTH & PIER • Village Branding Pier • Accent Plantings • Decorative Pavement Accent • Tu rf • Irrigation DECIDUOUS SHRUBS IRRIGATION TREE CONTROL STAMPED UPLIGHTING ASPHALT PERENNIALS PRE -CAST PLANTER 91 Jr ANNUAL ORNAMENTAL FLOWERS TREE SHADE- 7 - TREE ORNAMENTAL GRASSES OUS STAMPED 5 ASPHALT VILLAGE BRANDED WALL 9. ORNAMENTAL IRRIGATION GRASSES CONTROL IRRIGATION CONTROL NNIALS VILLAGE BRANDED PIER DECIDUOU SHRUBS STAMPED ASPHALT `ORNAMENTAL GRASSES 7 <91 RAISED ANNUAL PLANTERS BRANDED WALL BRANDING PIER ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES {% / A p"la. 40000P i" ./ w e y,y k �,v v+ / /Z. pppp- �0� d PAGE 45 THIS PAGE INTENTIONALLY BLANK ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Corridor Specific Enhancement This section of Envision Elk Grove presents color renderings of select corridor segments, illustrating how the preferred design concepts could transform these areas. The visualizations are conceptual representations and not based on precise product models, detailed site surveys, or utility locates. In some areas, they assume the cooperation of adjoining property owners, including the potential use of portions of private property to achieve the depicted outcomes. Realizing these concepts will require additional effort during preliminary and final design; in some cases, application of all the preferred design elements may not be possible. Nonetheless, the following renderings serve as aspirational guides to envision the enhancements to the corridors. . BIESTERFIEL❑ ROAD R a� I'ram ,�."� ; 5 � - ;� R 7-1 �� ram. � I� i F� �,•� T�1`_ ` 1- - 390 .L 4 1 .. •%vuir..�. . a ROAD IlAlu[.:.IJ *040 PRATT BOULEVAR❑ O'Hare Airporl NERGE ROAD SEGMENT ILI I I '. I -VA 10 F- I'l V I .' I MY 'A F- L. IN %0 F% W V F- . %. %a F% F% I LO W F% LF F- ; I %-I I 'A F F% L- F L- F% F- 11 %F- .I Nerge Road Segment Corridor Design Illustrations PARKWAY TREES BURY OVERHEAD NERGE ROAD DECORATIVE POST LIGHT AND STREET NAME SIGN VILLAGE B NERGE RD 15:� G V ll1 /A 1,RI 8' DECORATIVE RESIDENTIAL TREE UPLIGHTI 8' DECORATIVE RESIDENTIAL VINYL WRAPPED UTILITY (AS PERMITTED) ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES �_l Illustrations of the Preferred Design Concept show how the design program elements may be applied to selected corridor segments. These drawings are not based on precise property boundaries, topography, utilities, or other survey -grade details. Modifications are expected as opportunities and constraints are identified during the preliminary design phase for construction documents. Pd Vo O� w x EW BLACK TRAFFIC SIGNAL POLE W/ ILLUMINATED STREET SIGN BLACK D BURY OVERHEAD WIRES FENCING NERGE ROAD DECORATIVE STREET LIGHT-\ . DECORATIVE STREET LIGHT 8' DECORATIVE RESIDENTIAL FENCE VINYL WRAPPED UTILITY BOX (AS PERMITTED) DECORATIVE THERMOPLASTIC CROSSWALK \ LANDSCAPE I�LSEAT WALL a ( \ \■NUAL PLANTER y l■■■■ ��1 IS \■■\� /■■■■■r i 0 25' 50' 100' SCALE: 1 "=50' NORTH ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES PAGE 52 wtv 4 V, 57 , - Mow 41; 6_0 v PAGE 53 k5j 2 12 1 DR MOM I 46 !07� a -It i7 V WOW 010 I -Q.� i'! PAGE 55 Biesterfield Road Segment Corridor Design Illustrations ECORATIVE THERMOPLASTIC ROSSWALK ILLUMINATED STREET SIGN ]I BIESTERFIELD ROAD RGBW BOLLARD LIGHT K DECORATIVE FENCING UAL PLANTER DSCAPE SEAT WALL DECORATIVE STREET LIGHT VILLAGE BRANDED MASONRY PIER MID BLOCK TREATMENT (VILLAGE CENTER ONLY) DECORATIVE SEAT WALL (VILLAGE CENTER ONLY) ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES C qjwng-m _ -� WIN x BOLLARD LIGHT B IE S TERFIELD ROAD ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Illustrations of the Preferred Design Concept show how the design program elements may be applied to selected corridor segments. These drawings are not based on precise property boundaries, topography, utilities, or other survey -grade details. Modifications are expected as opportunities and constraints are identified during the preliminary design phase for construction documents. BLACK DECORATIVE FENCING DECORATIVE TOOL JOINTS AT CORNERS (TO BE DESIGNED BY LANDSCAPE ARCHITECT) DECORATIVE THERMOPLASTIC CROSSWALK SCAPE SEAT WALL NUAL PLANTER I x x rBLACK TRAFFIC SIGNAL POLE I W/ ILLUMINATED STREET SIGN x EX. OVERHEAD WIRE TO BURIED 8' RESIDENTIAL DECORP 1 FENCE MI ME r£: I 6L I -' NJ •' % ky`'��^»�. wry' �jaM` x O A / t /7, PAGE 58 s ..pit y�� .......... _ 1 • Y / y I � t �y � �•� +' t NZ x iol :r• A r r� :." °�� :..mot- •�r� -1 �'i;j �\ � - _ "' � , �.� _ p . z p lJ PAGE 59 koWl m MOM R M�7 PAGE 61 Elmhurst Road Segment Corridor Design Illustrations PARKWAY TREE DECORATIVE TOOL JOINTS AT COI (TO BE DESIGNED BY LANDSCAPE ARCHITECT) FUTURE MULTIUSE PATI ELMHURS T ROAD MEN -- ( �� r Q x H x ORATIVE STREET LIGHT 11, x x ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES j x KAI1t UVtKHtAU WIKt ANU KtF'LAI;t REPLACE BUS SHELTER-\ CARRIAGE VINYL WRAPPED UT BOX AS PERMITTED ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Illustrations of the Preferred Design Concept show how the design program elements may be applied to selected corridor segments. These drawings are not based on precise property boundaries, topography, utilities, or other survey -grade details. Modifications are expected as opportunities and constraints are identified during the preliminary design phase for construction documents. KWAY TREE BLACK TRAFFIC SIGNAL POLE W/ ILLUMINATED STREET SIGN ELMHURST ROAD DECORATIVE THERMOPLA CROSSWALK DSCAPE SEAT WALL ATIVE STREET LIGHT NUAL PLANTER SCALE: 1 "=40' DECORATIVE FENCING Alp 61 .y.Y. _tf ` T, - a Llo fimpo -ITY illip jiqgipiiji l " o PAGE 64 •. r• •r. �•r �r 1 �4 41; k kt --- = =•�=� � - --ram `.; = lip -------------- PAGE 65 THIS PAGE INTENTIONALLY BLANK ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES This section of Envision Elk Grove presents selections of streetscape, site furnishings, and landscape materials that will create a consistent and coherent visual language along the corridors. Although adaptive designs are anticipated in response to the diversity of field conditions found along the corridors, consistent use of these materials will weave a thread of unity throughout the community. This approach aims to unite varied elements, ensuring they collectively enhance the urban fabric and reflect the Village's commitment to both functionality and aesthetic appeal. TEN STUDY CORRIDORS BOLLARD LIGHTING EXISTING CORRIDOR STREET LIGHTING EXAMPLES Biesterfield Road Arlington Heights Road Busse Road Tonne Road ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES THIS PAGE INTENTIONALLY BLANK ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Materials P Push Button Pedestal Existing Standard Landscape Uplighting B-K Lighting Denali LED RGBW Existing Decorative Street Name Standard: Illuminated Street Name Signs with Logo mow, Z ForeSt Ln"' Decorative Street Name Signs with Logo Non -Residential Corridor Lighting with Optional Banner Arm: Bollard Lighting Forms+Surfaces LBLCB-604-RGBW Existing Residential Lighting Standard: Side Arm Lamp Decorative Post Lamp ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Approx. 21" . I N Pendent Mount Street Light Decorative Overhead Light Arm Optional Banner 35' Mounting Height 10" Tapered Pole (Black) Banner Arms (Optional) Breakaway Couplings (Where Required) Decorative Clamshell Base Cover 35' Non -Residential Corridor Lighting Components: Pendent Mount Street Light PEMCO Ventura 2 (typ. 155W LED; 3000K) Side Arm Mounted Lamp PEMCO Florence 1 (typ. 20W LED; 3000k) Side Arm Mount Styled as: PEMCO PLA121 (±21" wide) Decorative Pendent Mount PEMCO PMD with Finial Decorative Clamshell Base Cover Valmont Huntington 3L Enduro All specified products may be substituted with an approved equal. Materials Palette Replacement Bus Shelter Brasco International - Trident Series Shelter I Updated Residential Post Sign Public Art / Sculpture Black Decorative Fencing Ameristar 4' Fence - Montage Plus Majestic with Ring Adornment Custom Iron Ag e Embedded Logo Plaque Designs - Cast Bronze RIVERSIDE54 & PRAIRIE PEDESTAL24 LS1057 - Prairie Pedestal 24 Landscape Planter Base LS9043 - Prairie Planter 24 Landscape Planter (small) LS9154 - Riverside Prairie 54 Landscape Planter (large) All specified products may be substituted with an approved equal. ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Materials Palette IDOT-Approved Paint for Roadways IDOT Approved Thermoplastic Black Existing Herringbone Standard Stone Veneer Eden Stone - Chestnut Country Manor Vinyl Wrap 3M ControlTac IJ180Cv3-10 Mulch Groundcover CUSTOM LOI (BOTH ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES FRONT VIEW 00®e 000 0000 0000 o°o°o°o �� o000000 0000 o000000 o°000°o 000°o°o 000°o°o 000°o°o RIGHT SIDE VIEW Litter with Recycling Receptacle Forms + Surfaces - Urban Renaissance ooze 000 000000 0000000 0 0 0 0 0°00000 00000°o 0000 ®C� 000�9p0 m� 0090 0 0 0 0 O°0°0°0 000p000 000�0p0 FRONT VIEW RIGHT SIDE VIEW Litter Only Receptacle Forms + Surfaces - Urban Renaissance SIDE VIEW Bench Forms + Surfaces - Trio Bench Branded Wall Designed by Location Replacement Black Utility Pole (I DOT/Utility-Approved) Branded Planter Designed by Location All specified products may be substituted with an approved equal. LANDSCAP 1k 'd��mm" Materials Palette All specified materials may be substituted with an approved equal. ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Materials Palette V , z ai.s �"¢ �' ,�� a '`�t�yw •`;[` �.r,.:, .£'�'- - ` � .: ,a�,, •-,•'�� � ., � � ,, '� �,p"r�`a. '� . `�," �.si'3- �'. �„:-l�a'� `.�*y�\ � a al - _.aP. .+Ns., d" A AT���'r, +>w <a �' k.a ., . X Y 4,�.R `�' .L, „yi? i.-,. "� •' . !•rt 4' ` .y • n'a - , .. i �r4-. �- 1) 32 �\?�� A- •�'�t1 y � _ '{x�� x Ae.. ':% � "�"�p+irS � � •k. _ }�i`�a. �, �,.; ..s . _. '� ! 'ti" r ,(� 4 �- -- - - C• ••• -- • C• ••• • • • • �•• ••• • N ftrt lid bW X0 - . d �'�:fit 'r; .. - .• _ ;��,� -. a ri � �' �,,,e, �7 r x ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES All specified materials may be substituted with an approved equal. THIS PAGE INTENTIONALLY BLANK ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES :A 0 2 M 12 L1 I FA 110 The Implementation section of Envision Elk Grove supports the realization of the Village's aesthetic design preferences across the ten transportation corridors. It outlines prioritization criteria to make _ the most impactful use of limited funds and outlines an approach to implement a unified residential corridor fencing program. Alongside the preferred corridor designs, this section lays the groundwork for the Village to create cohesive, long-term enhancements across the Busse woods corridors. 72 - J Q Arlington Heights I i r Mount Prosp B USs2 LO�.- — _ O� +� O �--- -LUJ/ --i" �� I BIESTERFIELD ROAD Z � 10 rip -- { NIT ERGE ROAD -•�✓; - W PRATT BOULEVARD -'- lea DEVON AVENUE G L ! I = R COQK COUNTY- - DUPAGE COUNTY I n n O'Hare Airport --- - of I \ i 390 ' 19. 83 THIS PAGE INTENTIONALLY BLANK ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Envision Elk Grove outlines preferred design concepts to apply across ten corridors, accounting for over 24 miles of roadway. Given the Village's limited resources, it is essential to evaluate and prioritize projects that provide the greatest benefit to the community by aligning with strategic goals, addressing urgent needs, and maximizing positive outcomes for residents. Priority projects may be identified based on their alignment with the following criteria: Community Support Project received strong community support during the planning process. Extent and Timing of Impact Project can be accomplished relatively cost effectively, quickly, easily, and will create an immediate impact. Leveraged Funding Outside funding source is available to offset project costs, such as grants and other public or private investments. TIF Eligible Project includes eligible improvements within a TIF district. Jurisdictional Control Project is solely within the Village's jurisdiction. Average Daily Traffic Project is located in an area with high traffic volume relative to other corridor segments. Existing Improvement Age Project improves a corridor or segment reconstructed more than 20 years ago or resurfaced more than 10 years ago. Select Enhancements Project applies select enhancements to a corridor or segment improved or reconstructed within the past 15 years. Other Project Integration Project is integrated with improvement plans proposed by other entities (e.g. IDOT, Cook County, Private development). Adjacent to Redevelopment Site Project is located adjacent to an active or pending redevelopment site. Improves Safety or Service Project will improve safety and/or services. Economic Development Project is highly visible and shows commitment to the area, potentially stimulating private -sector investment. Advances a Priority Project Project is a necessary first step to advance another priority project. ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES THIS PAGE INTENTIONALLY BLANK ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES 'loici haj \ u [• Throughout residential areas along the corridors, fence materials, heights, and maintenance vary. The corridor design process led to a concept for installing a uniform decorative fence in these areas, with funding, ownership, and maintenance provided by the Village. Public input gathered at the Envision Elk Grove open house and online survey revealed 75% of participants supported establishing common corridor fencing along residential sections of the corridors. This initiative received significant attention, leading to additional details in the plan. The following outlines the favored approach to implementing a consistent corridor fence in residential areas over time. Busse Woods HIGG11vS ROAD f _ Community Revitalization Master Plan EXISTING RESIDENTIAL FENCE LOCATIONS 74*11-� ONE SIDE BOTH SIDES f7 - 4 77- �rr , -o N d' 7 - LU O'Hare Airport EJ FENCE PROGRAM OUTLINE a _-—` A fr Simulated Stone Decorative Fencer POST HOLES Certainteed BufFtech Fence - Allegheny - Beige Granite 5x5POSTS =12" ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES FENCE PROGRAM OUTLINE Implementation of a uniform corridor fence through the residential areas of the corridors is expected to follow a phased construction schedule, ensuring each section can be designed, funded, and completed within the Village's parameters. In most locations, the fence is intended to be placed within the right-of-way; however, specific field conditions may require or favor placement on private property in some instances. Development of Envision Elk Grove established the following preferred approach to implementing the corridor fence program. Aesthetic Design Envision Elk Grove specifies the use of an eight - foot (8) high, simulated stone fence for use along the residential sections of the corridors. Photos and installation details provided by the manufacturer are provided on the previous page. Location Existing residential fence locations within the corridors are shown on the introductory map for the fence program outline. The Village expects to phase construction of the uniform corridor fence based on funding resources, aesthetic impact, jurisdictional requirements, project complexity, and other factors. Funding Funding to acquire and install the uniform corridor fence would be allocated by the Village as part of its regular processes. Ongoing maintenance and replacement, as necessary, would also be managed by the Village. Public Outreach & Coordination When a specific segment of fence is planned for construction, the Village recognizes the importance of communication and coordination with adjoining owners and residents to eliminate or minimize creation of a dead zone between fences and to acquire easements where necessary. The following process steps are planned prior to construction: Village contacts adjoining owners/residents to provide information about the upcoming fence project. 2. Village invites owners to grant permission to remove existing fencing adjoining the corridor. 3. Final invitation is provided to any non -responsive owners. 4. Estimated project schedule is shared with owners/residents, along with information outlining responsibilities during construction. Construction Construction of the planned fence segment is completed. During construction, connections from the new corridor fence to the existing fence will be installed where owners granted permission for removal. ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES THIS PAGE INTENTIONALLY BLANK ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Acceptable Deviations Multiple factors are expected to be identified during the construction design phase that will affect the ability to incorporate all elements of the preferred design concepts throughout the corridors. Existing improvements, property dimensions, budgetary constraints, or other factors may require adjustments to the preferred concepts. The following list of "acceptable deviations" from the preferred concepts is intended to identify elements anticipated to be adjusted more frequently, but should not be interpreted as a restrictive list. The Village and its project design professionals retain the right to make any adjustment deemed necessary or appropriate during the construction design phase. Major intersections Remove concrete -embedded metal logo. Adapt street lighting to mount on existing signal poles. Adapt street lighting to include small cell equipment. Local Intersections ALL Adapt street lighting to mount on existing signal poles. Adapt street lighting to include small cell equipment. RESIDENTIAL Amended design for signalized intersections (pg. 85) Add landscape/hardscape at signalized intersections. Include/Exclude updated residential post sign. COMMERCIAL & OFFICE Amended design for non -signalized intersections (pg. 85) Remove concrete -embedded metal logo. INDUSTRIAL Amended design for signalized intersections (pg. 85) Parkway! RESIDENTIAL Build corridor fence on private property in select areas. Adjust frequency and quantity of landscape beds. NON-RESIDENTIAL Adapt street lighting to include small cell equipment. Adjust frequency and quantity of landscape beds. Residential Post Signs Modify existing/proposed location map. Use wall -mounted signs adapted for public facilities. Bus Shelters Remove improvements at low ridership locations. Include bike racks. Residential Corridor Fencing Locate on private property. Medians Include/Exclude community branded masonry. ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES THIS PAGE INTENTIONALLY BLANK ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES Amended Design for Atypical Local Intersections Envision Elk Grove presents "typical" design layouts for improvements, which are intended to be adapted to the varied conditions throughout the community. Each location is unique and subject to final design decisions to address specific situations. The preferred designs illustrate the most common type of intersections found along residential, commercial, and industrial sections of the corridors. The following identifies atypical intersections and typical modifications necessary to adapt the preferred design to these situations. Atypical Local Intersections RESIDENTIAL (SIGNALIZED) Arlington Heights Road & Cosman Road. Biesterfield Road & West Glenn Trail. Biesterfield Road & Michigan Lane / Wise Road. Devon Avenue & Park Boulevard. COMMERCIAL & OFFICE (NON -SIGNALIZED) Arlington Heights Road & Northwest Point Blvd (South) Biesterfield & Martha Street. Nerge Road & Bonaventure Drive. Nerge Road & Charlela Lane. INDUSTRIAL (SIGNALIZED) Busse Road & Howard Street. Higgins Road & Innovation Drive / King Street. Amended Designs RESIDENTIAL (SIGNALIZED) Include Painted Traffic Signal Arm & Pole. Include Crosswalk Push Button Pedestal, as appropriate. Utilize Illuminated Street Name Signs with Logo. COMMERCIAL & OFFICE (NON -SIGNALIZED) Remove Painted Traffic Signal Arm & Pole. Remove Crosswalk Push Button Pedestal. Utilize Decorative Street Name Signs with Logo. INDUSTRIAL (SIGNALIZED) Include Painted Traffic Signal Arm & Pole. Include Black Decorative Fencing / Masonry Seat Wall. Include Crosswalk Push Button Pedestal, as appropriate. Utilize Illuminated Street Name Signs with Logo. ENVISION ELK GROVE: CORRIDOR DESIGN PREFERENCES 9r- rv- Al q ELK GROVE ,,ENVISION EL K G ROV E mac. Yr``�' �`{��'`°', ,.� iy .• APRIL 81 2025 Ak VANDEWALLE & OENGINEERING GARYR. WEBER OPPORTUNITY ASSOCIATES INC. RESOURCE ASSOCIATES MMI ASSOCIATES, INC.RShaping places, shaping change A—Niwc•• ALLIANCE, LLC ACKNOWLEDGMENTS Village Board Craig B. Johnson, Mayor Joseph D. Bush, Village Trustee Jeffrey C. Franke, Village Trustee Kathryn A. Jarosch, Village Trustee Tammy K. Miller, Village Trustee Christine K. Prochno, Village Trustee Stephen F. Schmidt, Village Trustee Envision Elk Grove Steering Committee Stephen F. Schmidt, Chair, BLF Committee, Village Trustee Tammy K. Miller, BLF Committee, Village Trustee Kathryn A. Jarosch, BLF Committee, Village Trustee John Glass, Plan Commission Chair Matthew Roan, Village Manager Maggie Jablonski, Deputy Village Manager Jared Polony, Director of Community Development Colby Basham, Director of Public Works Village Staff Matthew Roan, Village Manager Maggie Jablonski, Deputy Village Manager Caroline Tittle, Assistant Village Manager Jared Polony, Director of Community Development Ron Raphael, Deputy Director of Community Development Bryan Kozor, Deputy Director of Community Development Colby Basham, Director of Public Works Ken Jay, Deputy Director of Public Works Bryan Gripppo, Deputy Director of Public Works Sue Dees, Director of Business Development & Marketing Consultant Team Vandewalle & Associates, Inc., Lead Consultant Engineering Resource Associates, Inc., Sub -Consultant Gary R. Weber Associates, Inc., Sub -Consultant Opportunity Alliance, LLC, Sub -Consultant Community Revita aster Plan TABLE OF CONTENTS Introduction......................................................................................... 2 Map of Redevelopment Sites............................................................................... 2 Redevelopment, Growth, and Change.............................................................3 ExistingConditions..................................................................................................4 Development Objectives.......................................................................................4 SiteA: Turner Avenue.........................................................................5 ExistingConditions..................................................................................................6 DevelopmentObjectives....................................................................................10 ConceptAlternatives.............................................................................................12 Site B & C: Arlington Heights Road & Biesterfield Road .............19 ExistingConditions................................................................................................20 Development Objectives....................................................................................24 Concept Alternatives............................................................................................26 Site D: Bonaventure Drive................................................................ 31 ExistingConditions................................................................................................32 Development Objectives....................................................................................36 ConceptAlternatives............................................................................................38 Site E: Devon Avenue & Salt Creek.................................................43 ExistingConditions................................................................................................44 DevelopmentObjectives....................................................................................48 Concept Alternatives........................................................................................... 50 Site F: Higgins Road - North............................................................53 ExistingConditions................................................................................................54 Development Objectives....................................................................................57 Concept Alternatives............................................................................................58 Site G: Higgins Road - South...........................................................61 ExistingConditions................................................................................................62 Development Objectives....................................................................................65 Concept Alternatives............................................................................................66 Implementation.................................................................................69 General Implementation Considerations.......................................................70 ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL 4�ENVISION Community Revitalization Master Plan SITES WITH REDEVELOPMENT POTENTIAL Community Wide Map l I I' s 111 I Arlington "rl' � - 90 Heights •__—' �� — !��� Illllllll�llllllll� ` � � I ��1�i�� 1 Busse Woods A. i;, `c SITE r- ' — HIGGINS RD •NORTH (.r11r ; _ •..� -' [�:iC - SITE G : � ,..... :, RD %SOUTH HIGGINS ; 7 Cipal ri c ;� ; '�- S TE B &:C: Comp ` P x � ARLINGTON HEIGHTS,R i= i1 4 BIESTERFIELD RD ' Park District —Library ITE i �Jj—;-SITED: SITE A a DEVON AVE - �- o-°L BONAVENTURE TURNER AVE $� SALT CREEK ! _ :.. ;. DE COOK COUNTY ��''� RIV DUPAGE COUNTY 1 (1: 1 19 vised: 2.24.25 _ •- 83 VANDEWALLE & I — ASSOCIATES INC. I ENVISION ELK GROVE REDEVELOPMENT SITES ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL 2`M ENVISION,� }a INTRODUCTION The Village has identified several sites as having redevelopment potential over the next five to 20+ years. This document addresses Existing Conditions, Concept Alternatives, and Concept Plans for each of the potential redevelopment sites. A Concept Plan (or conceptual plan) is an illustration of a possible future redevelopment state. In addition to Concept Plans, this document presents multiple Concept Alternatives with different development options for two of the potential redevelopment sites. Redevelopment, Growth, and Change As more people want to live, work, visit, and invest in Elk Grove could support other Village goals. For example, it could involve Village, market forces will put pressure on certain areas of the removing poorly maintained properties, cleaning up old industrial community to grow or change. Because Elk Grove Village is sites, creating local jobs, providing more local shopping and dining surrounded by other communities, it cannot grow by simply options, housing community organizations or services, incorporating expanding its boundaries. Future growth or change will come only sustainable design, or providing new housing options not currently with infill or redevelopment. available in the Village. In order to overcome the high costs associated with it, The type of development recommended in this plan has a direct redevelopment often results in more development on the site than relationship with the financial health of the Village. Through there was before. Sometimes redevelopment includes a mix of both conversations about the redevelopment sites that occurred during housing and business/commercial within a single building or site this planning process, it became evident that there is a wide (i.e., mixed -use development). The Village endeavors to carefully range of future uses and development that the community would guide redevelopment projects to minimize impacts to existing like to see. Some of these would generate more tax base for the development and residents. In many cases, a redevelopment project community while others would generate very little. Some of the community wants and needs, such as upgraded utilities, come with very little taxable benefit, but they are essential to the operation of the Village; others come with very little taxable benefit but provide less tangible but equally important quality of life benefits, such as green space, landscaping, and community gathering spaces. This plan generally emphasizes higher -density, mixed -use development that prioritizes housing, businesses, and efficient use of land --examples of development that can pay for itself now and into the future through increased tax base. In the absence of new tax base and development, the Village must look to existing taxpayers to cover the costs of important community investments. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL MEDItAI OFFICE M__1--, i 01 � Existing Conditions The Existing Conditions section summarizes existing conditions on each redevelopment site, addressing aspects such as configuration, building and improvement conditions, access, surrounding uses, and environmental constraints. A data table provides property address, acreage, zoning, and other information for each site. The section also includes an initial assessment of the redevelopment potential of each site. Parcels that could be redeveloped in the future are identified as "potential redevelopment targets." This section lays the groundwork for the development of the Concept Plans and Concept Alternatives. ti r � l y, pia t Development Objectives For each of the sites, the Village has identified development objectives that should be reflected in that site's future redevelopment. These development objectives are based on existing site conditions, market potential, other Village goals, and input from the public, Steering Committee, and the Village Board. The development objectives are intended to guide potential redevelopment of each site and clearly articulate the Village's goals to prospective developers, residents, and other stakeholders. All of the Concept Plans and Concept Alternatives in this chapter meet the development objectives, but the degree to which they do so may vary. It is important to note that the Concepts included in this chapter are not the final word for any potential redevelopment site. They are intended to convey development ideas and goals rather than highly specific development plans. Components or details — such as the location and size of buildings, number of housing units, design of multi -use paths, or even land use — are expected to change as the market shifts and as developers propose specific redevelopment plans. Together, these Concept Plans and Concept Alternatives present a vision to guide future decision making and to shape development as opportunities become available. y min IDENTIFIED SITES WITH REDEVELOPMENT POTENTIAL Site A: Turner Avenue Site B & C: Arlington Heights Road & Biesterfield Road Site D: Bonaventure Drive Site E: Devon Avenue & Salt Creek Site F: Higgins Road - North Site G: Higgins Road - South I CONCEPT ALTERNATIVES The concepts and alternatives shown in this document are intended to convey development ideas and goals rather than highly specific development plans. .1i ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL r URN ER AVENUE 00 - ENVISION ELK GROVE Cif Overview: Existing Land Use Redevelopment Site A includes 17 commercial parcels at the corner of Devon Avenue and Arlington Heights Road, centered on Turner Avenue. The site is home to a mix of retail, office, service, and dining land uses. Architectural styles vary widely within Site A. Most buildings are in good or fair physical condition, but some are quite outdated in appearance, with many buildings likely dating back to the 1960s or 1970s. The large office building in the center of the site is entirely vacant, and many of the surrounding buildings appear to have several vacancies. In addition, the assessed values of most buildings are about equal to the land values. This site is dominated by large amounts of impervious surface, primarily disconnected vehicle circulation areas, and surface parking. The corner of Devon Avenue and Arlington Heights Road is entirely parking; while convenient for shoppers, this layout misses the economic opportunity of this highly visible corner. Dl.\1w■D SURROUNDING LAND USES • North - Single-family neighborhood • West - Church • South - Gas station and Community Athletic Fields • East - Single-family neighborhood REDEVELOPMENT POTENTIAL • Redevelopment Targets: Parcels 1 -17 STREET AND UTILITY ACCESS • Seven existing vehicular access points off Devon Avenue. • Four existing vehicular access points off Arlington Heights Road. • One existing vehicular access point off Newport Avenue. • Thirteen existing vehicular access points off Turner Avenue. • Water, storm sewer, sanitary sewer, and underground electrical are located within the Turner Avenue right-of-way and can be reconfigured or abandoned as the utilities only serve the site. ADDRESS % IMP VALUE ACRES ZONING OF TOTAL* 1 1301 S ARLINGTON HEIGHTS RD 0.29 B-2 54.1% 2 1301 S ARLINGTON HEIGHTS RD 0.20 B-2 0.0% 3 1325 S ARLINGTON HEIGHTS RD 0.38 B-2 31.6% 4 50 TURNER AVE 0.47 B-2 44.1% 5 60 TURNER AVE 0.16 B-2 70.6% 6 60 TURNER AVE 0.24 B-2 0.0% 7 70 TURNER AVE 0.27 B-2 0.0% 8 90 TURNER AVE 0.29 B-2 65.6% 9 100 TURNER AVE 0.42 B-2 36.9% 10 110 TURNER AVE 0.29 B-2; R-3 67.3% 11 90 E DEVON AVE 0.50 B-2 64.7% 12 80 E DEVON AVE 0.36 B-2 40.8% 13 66 E DEVON AVE 0.23 B-2 54.3% 14 20 E DEVON AVE 0.24 B-2 39.4% 15 75 TURNER AVE 1.10 B-2 56.8% 16 10 E DEVON AVE 0.92 B-3 62.6% 17 11 TURNER AVE 1.26 B-2 0.0% TOTAL 7.98 *Assessed value of building/improvements as percent of total assessed value (land + building/Improvement) TABLE 1: SITE A EXISTING CONDITIONS DATA ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL 4�ENVISION Community Revitalization Master Plan SITE A: TURNER AVENUE Utilities and Existing Land Use M11111— REDEVELOPMENT AREA ELK GROVE MUNICIPAL BOUNDARY 0 PARCELS �JQQamQ PARCELS ON SITE 0138D SITE ID NUMBER WATER MAINS STORM MAINS SANITARY MAINS ELECTRIC LINES III ELK GROVE VILLAGE � 'iJIMIM Revised:02.14.2.5 LVANDEWALLE & ASSOCIATES c Turner' R E'S 10ENr 111L' - 41u- Q ' Q N Q- N Q � @ n n ` m ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL SITE A UTILITIES AND EXISTING LAND USE Challenges and Opportunities MARKET OPPORTUNITIES • Commercial opportunity at the corner of Arlington Heights Road and Devon Avenue. • Horizontal mixed -use (commercial and residential side -by -side) and/or vertical (residential over commercial). • Suitability for garden -style apartments, small-scale multi- family, and townhomes. • Sites with lower improvement values relative to total value may present early redevelopment opportunities. • Enhanced pedestrian connections across Devon Avenue to northeastern entrance to Community Athletic Fields and onward to Salt Creek would make site more attractive for residential development. CONSTRAINTS • Presence of adjacent single-family neighborhoods may limit the potential density and height of future development. • High amount of traffic along Arlington Heights Road and Devon Avenue could likely limit first -floor residential opportunities adjacent to street. • Site is bisected by Turner Avenue, which may need reconfiguration or potential vacation of right-of-way to maximize redevelopment opportunities. • Municipal boundaries may complicate improvements to pedestrian connections across Devon Avenue. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL ENVISION ELK GROV Community Revitalization Master Plan SITE A: TURNER AVENUE Environmental Constraints r REDEVELOPMENT AREA ELK GROVE MUNICIPAL BOUNDARY PARCELS PARCELS ON SITE I'CONTOURS 100 YEAR FLOODPLAIN 500 YEAR FLOODPLAIN WATER WETLANDS Devon Ave ELK GROVE VILLAGE ITASC devised: 02.14.25 VANDEWALLE 8 UALES winip. =,it ��- r r •s ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL w I&DUPAGE C OOK COUNTY TY COUNT' SITE A ENVIRONMENTAL CONDITIONS Arlington Heights Elk Grove Township 14001! 61 U 6 1 2, i ff•l MIX OF USES Incorporate a mix of uses, including: • Residential or mixed -use building up to 5 stories at the corner • Limited amount of commercial at the southwest corner of the site that could include shopping, services, and restaurants that serve Village residents HOUSING MIX Promote homeownership opportunities by encouraging small-scale multi -family formats (townhomes, duplexes, four -unit buildings, etc.) 9" DENSITY Locate higher -density residential and greater building heights along Devon Avenue to capitalize on views of Community Athletic Fields Transition density and height downward toward the adjacent single-family neighborhood Orient smaller -scale multi -family residential to Turner Avenue ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL AL " _ CORRIDOR CHARACTER Install gateway features on both sides of Arlington Heights Road at Devon Avenue Retain fence and buffering adjacent to existing residential neighborhood PARKING Reduce the amount of surface parking by utilizing underground and underbuilding parking with multi -family development. Locate most surface parking areas in front of buildings or in interior of the site rather than between the buildings and public streets Improve pedestrian safety and crossings at and along Devon Avenue, and enhance pedestrian connections to the Community Athletic Fields and Salt Creek OPEN SPACE Incorporate open space with residential development ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL w This section presents five Concept Alternatives for Site A. While each alternative achieves the Village's desired Development Objectives, there are key variations primarily in the amount of commercial development recommended at the southwest corner, the amount of residential, and the amount of property available for redevelopment. All alternatives retain the current alignment of Turner Avenue. Most alternatives identify an opportunity for gateway features such as public art or an architectural element on both sides of Arlington Heights Road on the north side of Devon Avenue. The northern portion of Site A is immediately adjacent to the backyards of existing single-family homes. For this reason, lower density development is recommended along the site's northern and eastern borders to ensure a gentle land use transition and compatibility with the surrounding area In all alternatives, sidewalks are maintained along both sides of Turner Avenue and along Arlington Heights Road and Devon Avenue, and the site would be integrated with the planned off-street sidepath along Devon Avenue. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL ALTERNATIVE 1 Alternative 1 and related Alternatives 2 and 5 were added in response to input from the public and project Steering Committee. The public was less supportive of the large development included in Alternative 4 but expressed strong support for commercial such as retail and restaurants on Site A. Alternatives 1, 2, and 5 seek to reduce the overall amount of development on the site as compared to Alternative 4. They further seek to provide a balance of commercial and residential, and they are careful not to over -commit to commercial development given the current challenging environment for commercial. Limiting the total amount of commercial will ensure the viability of new commercial. If the market improves for commercial, commercial square footages could be increased or buildings envisioned as all -residential could be changed to mixed use buildings with first -floor commercial space. Alternative 1 depicts redevelopment potential if existing commercial development in the southeast, southwest, and northwest areas of the site was not available for redevelopment. This alternative incorporates two three-story townhome buildings and a large open space on the north side of Turner Avenue. South of Turner Avenue, there are two three-story multi -family buildings with under -building parking and additional surface parking. SITE A CONCEPT ALTERNATIVE 1 ENVISION Community Revitalization Master Plan SITE A: TURNER AVENUE Concept Alternative 1 8' Path (To match existing path north of Newport Ave) Gateway Features ELK GROVE VILLAGE ITASCA -YA- t+uL4t1F Revised:2.1825 _ ■VANDEWALLE&�r. f - - � C'.o.M L. �SSOCIATESINc t �C' � -�I L 8' Path (Currently under design by the Village) Devon Ave COMMUNITY ATHLETIC FIELDS COOK COUNTY DUPAGE COUNTY 0' 50' 100' 200' m ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL ,AENVISION Community Revitalization Master Plan SITE A: TURNER AVENUE Concept Alternative 2 ELK GROVE VILLAGE ITASCA Revised: 2.1825 VANDEWALLE& C O M M E ® ociATEs INC. 6 8' Path (To match e.i'firg path north of Newport Ave) i Gateway Features I� I o O OOO Surface Parking Surface ParkinTTg TT s a oo�( � �101Ood 0 oO —O ALTERNATIVE 2: ESTIMATED REDEVELOPMENT POTENTIAL Residential Space 110,000-169,000 sq ft Residential Units 90-130 W W Ocl 600 xisCl�g ommercia I a' Pam COOK COUNTY (Currently under design by the Pillage) Devon Ave DUPAGE COUNTY W 0' 50 100' 200' COMMUNITY ATHLETIC FIELDS ALTERNATIVE 2 This alternative is a variation on Alternative 1. All of the components are the same, but it includes a pedestrian bridge to the south of one of the multi -family buildings. As a pedestrian overpass of Devon Avenue, this bridge will provide a safer, grade -separated connection to Community Athletic Fields and to Site E (Devon Avenue & Salt Creek). The pedestrian bridge over Devon Avenue and the relationship between Sites A and E is more clearly illustrated on the Concept Alternative for Site E. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL ALTERNATIVE 3 Alternative 3 includes a freestanding commercial building at the corner of Arlington Heights Road and Devon Avenue. This building features pedestrian areas along the street edges of both roadways, activating the corner and anchoring it with an engaging use that changes the relationship between the site and the public right-of-way. Surface parking is located to the building's north. To the north and east are three three- story multi -family buildings with a significant greenspace area for resident use. These buildings include both under -building parking and surface parking designed to minimize the visual impact of parking. This alternative also includes duplexes and townhome buildings on the north and east sides of Turner Avenue, which gradually transition residential density between the multi -family development and the surrounding single family neighborhood. The driveways for the duplex buildings take access directly from Turner Avenue. The townhomes are rear loaded, meaning the garages take access from a shared rear drive, separate from Turner Avenue. This directs vehicle activity to the rear and allows for on -street parking. The townhome buildings shown in this alternative have four to six units each, but the number of units could vary depending on the final layout of the site. The land along Newport Avenue would be reserved for single-family lots, consistent with the single-family development to the north and east. Open space areas for residents are provided along the north side of Turner Avenue. SITE A CONCEPT ALTERNATIVE 3 ENVISION Community Revitalization Master Plan SITE A: TURNER AVENUE Concept Alternative 3 SINGLE LY P 8' Path (To match existing path north of Newport Ave) I _ Gateway Features ELK GROVE VILLAGE -A Revised: 2.18.25 VANDEWALLE& - — O M M E R C I A L tSSOC�ATES Inc - 16 ALTERNATIVE 3: ESTIMATED REDEVELOPMENT POTENTIAL Retail/Commercial Space 6,000-10,000 sq ft Residential Space 117,000-175,000 sq ft Residential Units 100-150 ® Duplexes 0 oO 1-2 Stories e Spac � WOwn homes Four Units i 3 Staries 9 /Multi Family V O3 stories 0 wilding Parking g ownhomei r COMM�AI SPEEDWr",' Devon Ave L 8' Path (Currently under design by the Village) COMMUNITY ATHLETIC FIELDS COOK COUNTY DUPAGE COUNTY o so' 100, 200' ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL • Community Revitalization Master Alan SITE A: TURNER AVENUE Concept Alternative 4 f EkIJO Ur F Revised: 2.1825 VANDEWALLE & A 5,5550CIATES fNc. i6 rl 8' Path (To match existing path north of Newport Ave) Gateway Features kerlP ALTERNATIVE 4: ESTIMATED REDEVELOPMENT POTENTIAL Retail/Commercial Space 14,000-21,000 sq ft Residential Space 270,000-406,000 sq ft Residential Units 210-310 �h:1v+51t N;t�JD4�l L 8 Path COOK COUNTY (Currently under design by the Village) ri -n r. !tf ,- n�IIiDTY 0' 50' 100' 200' ALTERNATIVE 4 Like the previous alternative, Alternative 4 has commercial development at the corner, multi -family along Devon Avenue, and smaller -scale multi -family north of Turner Avenue; however, Alternative 4 is more intensely developed. Instead of several freestanding buildings along Devon Avenue, it includes a mixed - use development with a commercial component connected to three five -story multi -family buildings with under -building parking. All three buildings surround a shared structured parking area, which serves the development's commercial and residential tenants. Additional surface parking serving the commercial tenants is located to the northwest of this development. The buildings are oriented to the street, and pedestrian areas are provided between the buildings and the street. Two- and three-story townhome development is located on the north and east sides of Turner Avenue. This alternative shows five townhome buildings with four to seven units per building. The number of units could vary depending on the final layout of the site, and the smaller townhome buildings could be arranged in different four -unit configurations. The townhomes are rear loaded, meaning the garages take access from a shared rear drive, separate from Turner Avenue. This allows for on -street parking on Turner Avenue and focuses vehicle activity to the rear. One townhome building is oriented to Arlington Heights Road, while the other townhomes are oriented to Turner Avenue. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL ALTERNATIVE 5 Alternative 5 is a variation on Alternative 2. It includes the townhomes, multi -family buildings, and pedestrian bridge in Alternative 4, but it reflects a scenario in which all parcels in Site A are available for redevelopment. In particular, a four-story mixed use building with an outdoor dining/patio area is located at the southwest corner of the site. This could be configured as three stories of residential over one story of commercial, or as four stories of residential with a one-story commercial portion on the west side of the building. This building includes under -building parking. Surface parking lots are provided for commercial tenants and residents of the multi -family and mixed use buildings. The northwest corner of the site includes two new single family lots along Newport Avenue, with the single-family development to the north and east. Three-story townhome development is located on the north and east sides of Turner Avenue. This alternative shows four townhome buildings with four to six units per building, but the number and configuration of units could vary. Open space areas for residents are provided at the northeast corner of the site. SITE A CONCEPT ALTERNATIVE 5 • Community Revitalization Master Plan SITE A: TURNER AVENUE Concept Alternative 5 9' Path (To match existing path north of Newport 7 ALTERNATIVE 5: ESTIMATED REDEVELOPMENT POTENTIAL Retail/Commercial Space 13,000-18,000 sq ft I Residential Space 1160,000-239,000 sq ft II Residential Units Townhomes-� 3jrone 464 * ! y 1 , Townhomes Stories ' Turner Ave 1 = MOL A& R Townhomes ,. 3 Sfodes ' • Multi • 3 Stories Famil Under Y Building Parking Surface Parking - - �Now O Multi j Surface Parking •. Family T Stories "'r � � ZO1�00 Under wnhor� 1 Surface 3 Storiescs • uddirtg ■ Parking Parking O D • Commercial dranor Mixed Use g 4 Stories (3 of residential - - - over 7sf f! Under Building commercial) Parking = AM S t • I Devon Ave r OMMUNITY ATHLETIC FIELDS 120-180 COOK COUNTY tat"'AGE COUi`ITy o so' too• zoo' ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL Site Specific Implementation Considerations In addition to the General Implementation Considerations at the end of this document, the following are specific implementation considerations for advancing the Concept Alternatives for Site A: Project Phasing. As noted previously, the redevelopment of these sites will be driven by property owners and may occur in phases over a period of many years. Accordingly, care must be taken to ensure the remaining businesses and properties are not adversely affected. Regarding business relocations, refer to the General Implementation Considerations section at the end of this document. Pedestrian Crossings. All of the Concept Alternatives include improved pedestrian facilities on the north side of Devon Avenue and improved crosswalks across Devon Avenue near the Arlington Heights Road intersection. Devon Avenue is a Cook County road and is located in both Elk Grove Village and the Village of Itasca. Accordingly, coordination with and/or approval by Cook County and Itasca will be required to provide enhanced crosswalks and pedestrian facilities on both sides of Devon Avenue. Further, the potential pedestrian bridge over Devon Avenue would connect Site A to the Community Athletic Fields, which are owned and operated by the Elk Grove Park District and located in the Village of Itasca. Coordination would be needed with these entities as well. Gateway Feature. All of the Concept Alternatives include a gateway feature on the northwest corner of Arlington Heights Road and Devon Avenue. There is likely insufficient right-of-way to accommodate the feature, which will require obtaining an easement from the adjoining property owner, the Prince of Peace United Methodist Church. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL SITE B&C-. ARLINGTON HEIGHTS ROAD I FIELE I E) - ENVISION ELK GROVE J\LrJ■1M Ila'S Me --an Grill ter:_ IA"*' L !1 � 111 J flt T . li i Overview: - Existing Land Use As the planning process evolved, the Village determined that it would be preferable to combine Site B: Elk Crossing and Site C: Elk Grove Town Center into a single redevelopment site for analysis. Both sites include older commercial areas that present potential to establish a new Village gathering place near the existing civic heart of the community at the intersection of Biesterfield Road and Arlington Heights Road. North Side. North of Biesterfield Road, the site is characterized by several large shopping centers and expansive parking areas. The site includes four large multi -tenant buildings in a strip center format facing a large central parking lot and five freestanding "outlot" buildings oriented to Biesterfield Road. The multi -tenant building containing Jewel also has smaller tenant spaces oriented to Arlington Heights Road. Smaller format retail buildings fronting Arlington Heights Road are located on the north side of the site. The site is home to a mix of uses, including retail, banks, personal services, casual dining, and childcare. Commercial buildings generally are in good physical condition, but have a dated appearance. Some buildings have assessed values that are only slightly higher than the land values. One of the larger retail spaces has had a long-standing vacancy. Parking and vehicle circulation comprise over three-quarters of the total land area with limited landscaping along street frontages and scattered landscaped islands in the over -sized parking areas. • ID NO. ADDRESS ACRES ZONING k1jr- IMP VALUE OF TOTAL* 1 750 S ARLINGTON HEIGHTS RD 1.01 B-2 N/A 770 S ARLINGTON HEIGHTS RD 0.24 • 2 B-2 1.2% 770 S ARLINGTON HEIGHTS RD 0.90 3 B-2 50.4% • , 4 780 BOARDWALK ST 0.17 B-2 N/A 5 790 S ARLINGTON HEIGHTS RD 0.41 B-2 0.9% • © 6 785 S ARLINGTON HEIGHTS RD 0.43 A-2 N/A 7 800 S ARLINGTON HEIGHTS RD 0.80 B-3 47.0% 8 20 BIESTERFIELD RD 1.40 B-2 88.8% 9 52 BIESTERFIELD RD 11.30 B-2;B-3 51.7% South Side. This portion of the site south of Biesterfield Road and west of Commercial Drive includes the Charles 10 10 BIESTERFIELD RD 0.66 B-2 79.7% J. Zettek Municipal Complex, Police Department, Fire 11 50 BIESTERFIELD RD 0.55 B-2;B-3 81.0% Department, and Clock Tower Plaza. This area is an important civic hub and is expected to continue to host 12 70 BIESTERFIELD RD 0.89 B-3 71.0% large outdoor events. East of Commercial Drive, the site 13 100 BIESTERFIELD RD 7.92 B-2;B-3 67.1% includes three commercial outlot buildings with frontage on Biesterfield Road. Elk Grove Town Center, a large 14 900 S ARLINGTON HEIGHTS RD 0.93 B-3 74.4% shopping center, is located at the south end of the site. 15 1000 ELK GROVE TOWN CTR 12.78 B-5 8.4% It includes a large multi -tenant building in a strip center 16 [NONE] 0.46 [NONE] 90.70% format, containing a mix of retail and services uses, including a fitness center and a physical therapy business. 17 980 ELK GROVE TOWN CTR 1.61 B-5 87.3% On the west side of the retail area, there are two smaller 18 930 ELK GROVE TOWN CTR 1.43 B-5 60.3% multi -tenant buildings centered on a wide pedestrian 19 770 S ARLINGTON HEIGHTS RD 0.22 B-5 N/A plaza that runs north -south along the front of the two buildings. This plaza also runs east -west, providing a 20 1001 WELLINGTON AVE 6.14 O-T N/A pedestrian connection to the Municipal Complex, Elk TOTAL 50.27 Grove Village Public Library, and Clock Tower Plaza located *Assessed value of building/improvements as percent of total assessed value (land + building/Improvement) immediately to the west. The multi -tenant buildings on the site are well TABLE 2: SITE B & C EXISTING CONDITIONS DATA maintained. Buildings within the Elk Grove Town Center shopping center generally have matching architecture, SURROUNDING LAND USES light fixtures, and landscaping. The brick facades remain in good condition, and, overall, the architecture is more attractive than • North - Boardwalk Condominiums (three-story), single-family that of many other multi -tenant buildings in the Village. Similar to residential development across Biesterfield Road, the retail area is dominated • West - Six four -unit rental residential buildings, Veterans by pavement, parking, and driving lanes, but somewhat softened Memorial Park, Jack A Claes Pavilion, Pirates Cove by landscaping in and around paved areas. The pedestrian plaza • South - Elk Grove Village Public Library, Village Grove on the west side of the commercial area also enhances the overall Apartments (independent senior living), movie theater environment, featuring quality pavers, pedestrian -scale light poles, . East - Church, single-family residential and landscaped planters. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL i I l i l �� =► �- r ----�I I ENVISION :LK UKVVt Community Revitalization Master Plan SITE B & C: ARLINGTON HEIGHTS ROAD & BIESTERFIELD ROAD Utilities and Existing Land Use REDEVELOPMENT AREA M U L T I IF M I L Y "RESIDENTIAL PARCELS PARCELS ON SITE SITE ID NUMBER \ PRESSURIZED WATER MAINS STORM MAINS ` SANITARY MAINS ELECTRIC LINES *qi. INSTITUTIONAL (SCHOOLID ISTRICTJi sect: 023. VA DE ALLE LE ASSOCIATES it Yarmouth Rd N MULTI FAMILY :3 D RES. I STREET AND UTILITY ACCESS • Ten existing vehicular access points on Arlington Heights Road — five north of Biesterfield Road and five south of Biesterfield Road. • Two existing vehicular access points on Wellington Avenue south of Biesterfield Road. • Three existing vehicular access points on the north and south sides of Biesterfield Road (including traffic signal at Commercial Drive). • Sanitary, storm, and pressurized water mains run throughout the site to serve existing buildings and could be relocated or abandoned to facilitate redevelopment. • North side - water mains connect to the site at Biesterfield Road and connect to the parcel to the west and into a water main within Wellington Avenue. 16-inch JAWA water main on north side of Biesterfield Road. / South side - water services are directly connected to the Village water main on Biesterfield Road. • Underground electric runs within the north and south side of the Biesterfield Road right-of-way and a portion of Arlington Heights Road. • Sanitary sewer connects into the site at the intersection of _, Arlington Heights and Lonsdale Roads and from Arlington Heights Road near Biesterfield Road. a a n INSTITUTIONALA EDUCATIONAL) ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL SITE B & C UTILITIES AND EXISTING LAND USE Challenges and Opportunities MARKET OPPORTUNITIES • Village -central location at the western intersection of Arlington Heights and Biesterfield Roads presents a market opportunity for a mix of uses, including retail, commercial, residential, hospitality, civic, and employment. • Potential to create a new Village identity in a central location through development of a large parcel of land. • Opportunity to increase market for residential by establishing a "Village Center" / community hub. • Opportunity to connect new uses to the civic campus (Library, Park District, Municipal Complex, etc.). • Opportunity to increase market for residential by creating walkable places oriented to pedestrians and by creating strong pedestrian crossings across Biesterfield Road and across Arlington Heights Road. • Opportunity to increase market potential for mixed -use by connecting development on both sides of Biesterfield Road with safe and appealing pedestrian crossings and creating visual and physical connectivity to Clock Tower Plaza to the west. CONSTRAINTS • Multiple owners make site assembly and integration difficult. • Need to balance civic and events needs with needs of businesses and new uses. • Need to preserve Boardwalk Condominiums' access to Arlington Heights Road. • The configuration of the westernmost building on parcel 19 limits the ability to provide a strong open space/pedestrian connection to the civic space to the west. • Existing buildings along Biesterfield Road limit visibility into the site and may impact retail marketability. • Potential covenants on portions of the site from past retail tenants or owners may limit redevelopment potential. • Any redevelopment project would require an environmental assessment to understand the potential need for environmental remediation. • High occupancy and the presence of numerous successful businesses in properties that are in good condition in this area would need to be considered as part of any potential redevelopment plans. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL ENVISION Ill-L-ix Community Revitalization Master Plan SITE B & C: ARLINGTON HEIGHTS ROAD & BIESTERFIELD ROAD Environmental Constraints PARCELS PARCELS ON SITE 71 i 4� -- Grass m � --- Avon Rd o l Keswick Rd � I � \ y� o war~ cp I- �an�d\RdJ �/ \ \� / \� I I 400 .aAFF 140- 240' I 48�, ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL SITE 8 & C ENVIRONMENTAL CONDITIONS SITE B & C: ARLINGTON HEIGHTS ROAD & BIESTERFIELD ROAD 1-1 §` DEVELOPMENT OBJECTIV identity: ' �C Residential buildings n F-- ranging from 2 to 4 . stories MIXED USE yt'' Ps- �` - Mixed -use buildings -A ranging from 2 to 5 stories J _ !lilt CHARACTER & CONNECTIONS Organize future development around new internal streets. Construct streets to public standards and include sidewalks on both sides, ensuring continuous pedestrian connectivity throughout the site and to adjacent roadways. kp Connect new development to the existing civic campus (municipal, library, park, school district). Maintain solar access and avoid a "canyon" effect resulting from tall buildings along Biesterfield Road and +' -r public streets. ove pedestrian connections and ty by including ample pedestrian ties and incorporating traffic calming iiques. forth and south sides of the site ther with both physical and visual ections across Biesterfield Road. EXPANDED PUBLIC PLAZA Extend the existing Clock Tower Plaza/Village Green eastward to Arlington Heights Road. Incorporate a north -south pedestrian path through this area that connects Classic Cinemas to Biesterfield Road and enhances pedestrian connectivity. Enhance the expanded Clock Tower Plaza/Village Green as a public open space or plaza that functions as a central focal point and destination within the site and the greater community. Design the area to attract people, create activity, and support walkable retail by accommodating adjoining outdoor dining areas, private patios, and similar outdoor uses oriented to the open space or plaza. Create an inviting pedestrian environment by incorporating streetscaping enhancements such as landscaping, decorative lighting, seating, and art and water features. M ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL This section presents a generalized Concept Plan for Site B & C. A phased approach is anticipated for the redevelopment of this large site. RESIDENTIAL On the northwest portion of the site there is an opportunity to convert existing retail to multi -story residential. New residential development can provide built-in customers for commercial uses within the site and also can help offset the high costs of redevelopment. This area should include a new interior public or private street and future pedestrian walkways and sidewalks. Building entrances should be oriented to the streets and sidewalks Parking should be provided under or behind the buildings. The northernmost portion of the site has potential for redevelopment as a two- to three-story residential development with parking behind or under the buildings. The existing private street will need to be maintained as the primary access to the Boardwalk Condominiums to the west. ESTIMATED REDEVELOPMENT POTENTIAL Retail/Commercial Space 63,000-95,000 sq ft Residential Space 420,000-625,000 sq ft Residential Units 370-550 L`12 N. PARKING LOT INFILL OPPORTUNITY The existing Elk Grove Town Center parking lot presents an opportunity for infill development. Because these parking lots are oversized for the current level of commercial activity, infill development could occur there with minimal disruption to the surrounding site. A primary feature of this concept involves the extension of Clock Tower Plaza and the Village Green eastward through the Site B & C creating a continuous stretch of open space from the Jack A. Claes Pavilion to Arlington Heights Road. This area is envisioned as a lively and dynamic community gathering space where residents, visitors, and employees can gather at all times of the day and into the evening. Serving as the Village's "Main Street," it will be a pedestrian zone with a combination of paved surfaces, landscaping and greenspace, and opportunities for other amenities and furnishings such as decorative lighting, seating, outdoor dining and entertainment, public art, and water features. The integration of these features will create a dynamic activity area that creates a compelling sense of place, includes visual interest, provides multiple areas for gathering, and promotes activity throughout the site. To increase pedestrian access to the Open Space/Plaza and connect it to the surrounding area, a continuous north -south pedestrian connection also should be provided starting from the Classic Cinemas Elk Grove Theater in the south, continuing through the Open Space/Plaza, and connecting to Biesterfield Road. Two-story mixed -use buildings could be located adjacent to the expanded Open Space/Plaza with main entrances oriented to the plaza. Parking should be provided behind the buildings and should be screened from pedestrian zones by landscaping. New streets with sidewalks are incorporated to ensure safety of people walking, bicycling, and driving throughout the development. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL These mixed -use buildings and the extended Open Space/Plaza described above could occur as first phase projects as they would be constructed within existing parking lots. The Concept includes pedestrian crossing enhancements where Commercial Drive crosses Biesterfield Road to promote biking and walking within and across both sides of the site. Public art as a gateway feature is located at the highly visible intersection of Biesterfield Road and Arlington Heights Road to create a sense of place and arrival. Minimal changes are envisioned to the Municipal Complex in order to continue to support outdoor events at that location. There is potential to improve pedestrian connections and upgrade some parking areas into multipurpose plazas that function well for both parking and special events. BIESTERFIELD ROAD MIXED -USE Along the north and south sides of Biesterfield Road there is potential for mixed -use development, particularly for buildings with first -floor commercial uses and second -floor residential units. The upper stories of these buildings may be stepped back from the street to reduce the apparent bulk of the buildings as viewed from the street. Parking should be provided under buildings and at the rear of buildings where possible. The existing surface parking is reserved for the multi -tenant retail building anchored by Jewel-Osco, which is expected to remain. New and potentially private interior streets with sidewalks should be provided on the north side of Biesterfield Road. LONG-TERM REDEVELOPMENT On the southernmost portion of the site there is potential for a change of use from large-scale retail to mixed -use and residential, increasing the variety of uses, promoting higher development densities, and making better use of available land. As buildings are reimagined, a pedestrian pathway running north -to -south should connect the Open Space/Plaza to the movie theater entrance. New buildings should be aligned with and oriented to this pedestrian pathway. There is potential for a parking structure in this location, which could serve the greater area as the surface parking is replaced with new development. This subarea may be a longer - term implementation effort due to the high occupancy rate, good condition of many buildings, existence of several popular community destinations, and anticipated high redevelopment costs. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL ENVISION 'LK GROVE Community Revitalization Master Plan SITE B & C: ARLINGTON HEIGHTS ROAD & WESTERFIELD ROAD Concept Re`sid MULTI FAMILY RESIDENTIAL MULTI \ - O FAMILY \\1 � RES. m • Potential conversion from et to multi -story residq�tial • story ' � • rking under building or surface • Residents provide built-in market for commercial uses Biesterfield Rd ELK GROVE PARK DISTRICT ADMINISTRATION OFFICES �I. o' 74 RECREATION A I INSTITUTIONAL I (SCHOOL DISTRICT)' COMMUNITY CONSOLIDATED SCHOOL DISTRICT 59 • • R MULTILY-RESIDENTIAL "'-'ntainAccess fo Existing Residential / Align wi}h Open Space BIG SAMMY S HOT DOGS HIT NAL, WHOLLY S' H'S CCIRI .! ORTS BAR HIRE CLEANER FEDEx Existing Stormwal for Residential F GREAT CLIPS SUBWAY PANFRA AUTOZONE PENNY'S BISTRO - BRF O e I! C I C _ � a U ELO-GROVE VILLAGE 1HA11E5 J' EK MUNICIPAL 1 POLICE DEPAR w & FIRE D �t Realign ds Unveway (WINGS � Y Existing Open JACK A. CUES Enhanced Connections and Space/Plaza PAVINON Parking as Multi Use Spa e 1 _ I Goo TEoul '5 Consider Paving Enhancem nfs� M O.N G LLB BOBAR ELPBLIIVILLAGE Redevelopment ICLIAR Potential conversion from large-scale commercial to mixed -use & residential INSTITUTIONAL 4 story (GOVERNMENT) Pedestrian pathway aligns with movie theater entrance Proposed buildings could align pedestrian pathway Potential parking s ructure to serve entire district MULTI FAMILY RESIDENTIAL L I I/ Yarmouth Rd I THE UPS S RE J Existing h Retail Anchor LITTLE CAE RCS PIZZA 1 JEWEL OSCO CITIBANK R 411 � h es d 2 s ory buildings P king under building or surfac --Potential c ml ercial adiacent to the shopping cent r to the south / \� / ��� / Keswick Rd 6 I ix - u e 3-4 st_rY uildings • First floor co! 1 1 7 mmercial, residential above` • Parking to rear, away from Biesterfield • Mixed -use buildings with potential for drive-throughs • Potentially maintain limited stand-alone commercial • M intain vie s to xisting commercial SALT CREEK Q ELEMENTARY SCHOOL p INSTITUTIONAL ,C (EDUCATIONAL) U 1 Frr�and elop surplus parking into mixed- sum-e tildings ory, commercial on ground floor, residential alaov Ja 3 mmercivl faces open space/plaza Fn spac)6/plaza connects to existing Gommerci 1 publiclaza to the west Grants dd Lr-0 M M E R C FI AL CLASSIC CINEMAS ELK GROVE THEATER a. s INSTITUTIONAL a o�P Pp (RELIGIOUS) FARMERS MARKET CHRISTUS VICTOR LUTHERAN CHURCH Ae e11If. S �rOC/ SITE B & C CONCEPT PLAN ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL Site Specific Implementation Considerations In addition to the General Implementation Considerations section at the end of this document, the following are specific implementation considerations for advancing the Concept Plan for Site B & C: Project Phasing. As described above, the extension of the Open Space/Plaza and mixed use infill on the south side of Site B & C could occur as the first phase of the project, as it would occur within existing parking areas. Other redevelopment projects would occur as parcels/ buildings become available. As noted previously, the redevelopment of these sites will be driven by property owners and will occur in phases over a period of many years. Accordingly, care must be taken to ensure the remaining businesses and properties are not adversely affected. Boardwalk Street. Located in the far northeast corner of the site, Boardwalk Street serves as the primary entry to the Boardwalk Condominiums to the immediate west. This private street has a substandard design and likely will need to be reconfigured/rebuilt as part of any redevelopment project in that area, and access to the condominiums will need to be maintained throughout. Commercial Drive. Commercial Drive appears to extend north into Site B & C from Biesterfield Road, but this section of the street actually is a shared private drive serving all of the parcels on the north side of Biesterfield. The Concept Plan includes the addition of new "streets" on both Sites B & C, which are likely to be private drives rather than dedicated public streets. However, there may need to be public utility easements that align with these drives. Zoning. The area south of Biesterfield Road has a unique zoning district (B-5) that may need to be amended to accommodate aspects of the Concept Plan. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL - ENVISION ELK GROVE 1 - 11 umv, Mon, AWY a, a' I = l� a T eF' TT owi Devon Ave Overview: Existing Conditions Redevelopment Site D, located on the southwest side of the Village, includes 12 commercial parcels centered on Bonaventure Drive. The site is home to a mix of retail, office, dining, and lodging land uses. A highly visible, closed carwash with frontage on Devon Avenue is ready for immediate redevelopment. While most buildings are fully occupied and in good physical condition, the majority are more than 30 years old and are outdated. Assessed improvement values generally are equal to or less than the land value, which is a sign of underdevelopment or lack of investment in the site. In addition, most sites are characterized by large amounts of impervious surface, primarily disconnected vehicle circulation areas, and surface parking. % IMP VALUE J ID NO. ADDRESS A ACRES ZONING OF TOTAL* 1 1081 NERGE RD 0.76 B-2 45.4% 2 1050 BONAVENTURE DR 0.92 B-2 40.8% 3 1040 BONAVENTURE DR 0.64 B-2 59.4% 4 1020 BONAVENTURE DR 2.14 B-2 57.3% 5 1002 BONAVENTURE DR 0.97 B-2 67.8% 6 1000 W DEVON AVE 1.72 B-3 69.8% 7A 1020 W DEVON AVE 0.88 B-3 7B 1022 W DEVON AVE 0.88 B-3 54.1% 7C 1024 W DEVON AVE 0.88 B-3 54.1% 7D 1026 W DEVON AVE 0.88 B-3 54.1% 7E 1028 W DEVON AVE 0.88 B-3 54.1% 7F 1030 W DEVON AVE 0.88 B-3 54.1% 7H 1032 W DEVON AVE 0.88 B-3 54.1% 71 1034 W DEVON AVE 0.88 B-3 54.1% 7J 1036 W DEVON AVE 0.88 B-3 54.1% 8 1021 BONAVENTURE DR 0.59 B-3 61.3% 9 1191 NERGE RD 0.99 B-3 20.0% 10 1051 BONAVENTURE DR 0.74 B-3 39.7% 11 1129 NERGE RD 0.65 B-3 23.5% 12 1101 NERGE RD 0.55 B-3 27.8% TOTAL 18.60 *Assessed value of building/improvements as percent of total assessed value (land + building/Improvement) SURROUNDING LAND USES • North - Willow Crossing Apartments (5-story) and stormwater pond • West - Commercial, hotel, event center, and restaurants west of Nerge Road • South - Industrial warehouse and distribution on south side of Devon Avenue • East - Interstate 290 REDEVELOPMENT POTENTIAL • Parcel 1 could remain in its current use, though improvements and maintenance are encouraged where needed. • Parcel 2 could be redeveloped in the future, but has barriers to short- term redevelopment as it has recently been upgraded, with many usable years left. • Parcel 4 was recently renovated. • Parcels 3 -12 are potential redevelopment targets, which could be redeveloped in the future. STREET AND UTILITY ACCESS • Three existing vehicular access points on Nerge Road. • One existing vehicular access point on Devon Avenue. • Eleven existing vehicular access points on Bonaventure Drive. • A water main runs under Bonaventure Drive; could be relocated to facilitate site assembly for redevelopment, but would need to connect through the site. This water main is a critical piece of infrastructure as it serves as the Village's emergency connection between the east and west pressure zones. • Sanitary sewer and underground electric lines that run along the north side of Bonaventure Drive serving the site could be relocated or abandoned to facilitate redevelopment. • Storm sewer from Bonaventure Drive to stormwater pond could be relocated or abandoned to facilitate redevelopment. TABLE 3: SITE D EXISTING CONDITIONS DATA ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL -4�ENVISION Community Revitalization Master Plan SITE D: BONAVENTURE DRIVE Utilities and Existing Land Use REDEVELOPMENT AREA ELK GROVE MUNICIPAL �\ BOUNDARY PARCELS Q PARCELS ON SITE SITE ID NUMBER _ WATER \ WATER MAINS \ STORM MAINS SANITARY MAINS `r ` ELECTRIC LINES CE COMMERCIAL a ELK GROVE VILLAGE _ ITASCA Revised: 02.13.25 ifVANDEWALLE & ASSOCIATES INC. WAREHOUSING/LOGISTICS SS V I G Devon Ave COOK COUNTY ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL SITE D UTILITIES AND EXISTING LAND USE I • Community Revitalization Master Plan SITE D: BONAVENTURE DRIVE Environmental Constraints REDEVELOPMENT AREA ELK GROVE MUNICIPAL BOUNDARY PARCELS PARCELS ON SITE 1' CONTOURS WATER "K, ELK GROVE VILLAGE ITASCA Revised: 02.13.25 VANDEWALLE & is ®-9§OCIATES INC. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL Devon Ave COOK COUNTY DUPAGE COUNTY + ' '100' 00' SITE D ENVIRONMENTAL CONDITIONS Schaumburg � Roselle �> I n, 77 COUNTY S� Metliiwh 19 ID 1 1D w eft C rF� ,� Fn rrti� rN A III � Devon Ave 0 Do RUIr nPMFNT OP NorY 1 rlr= 1B . -- J MIX OF USES Incorporate a mix of uses, including: Mixed -use or commercial at the corner of Nerge Road and Devon Avenue, encouraging shopping, services, and restaurants that serve Village residents W �tliy Up to 5 stories of residential to the north (multi-family/senior-friendly) Encourage development that capitalizes on visibility from 1-290 and upgrades the site's overall appearance as viewed from the roadway Opportunity for uses to the east that would benefit from Interstate visibility (i.e., hotel), 6+ stories ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL CONNECTIONS Improve pedestrian connectivity and safety by providing pedestrian connections to commercial uses west of Nerge Road Improve the visual and physical connection between this site and the commercial development west of Nerge Road, and improve traffic safety between the two areas Connect to future multi -use paths along Devon Avenue and Nerge Road Encourage walkability and vitality within the site by creating pedestrian -friendly areas between the buildings and the street and connecting buildings with internal sidewalks/paths PARKING Utilize surface parking to support commercial uses and locate parking areas behind buildings or in the site's interior rather than in front of the buildings along Nerge Road or Devon Avenue. Reduce the amount of surface parking for multi -family development by utilizing underground and underbuilding parking. OUTDOOR SPACE Include private open space such as outdoor dining, patios, balconies, and Include public art in visible and high impact locations Incorporate open space and existing retention pond as amenities for residential development to the north ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL AL �f This section presents four Concept Alternatives for Site D. Each alternative achieves the Village's development objectives in different ways. Notable variations between the alternatives include the land use on the southern portion of the site, recommendations for the existing motel site, and the location of Bonaventure Drive. Final development plans likely will differ from these alternatives, possibly reflecting a blend of multiple alternatives. ALTERNATIVE 1 This alternative includes a freestanding commercial building at the corner of Devon Avenue and Nerge Road with surface parking at the rear. A new north -south roadway connects Bonaventure Drive to Devon Avenue with right -in -right -out only access on Devon Avenue. Just east of this new roadway is a site for a freestanding restaurant (or other commercial use), which provides surface parking at the rear and good visibility from Devon Avenue. The existing motel and parking lot remain in place at the site's southeast corner. The northern portion of the site includes two multi -family buildings near the existing stormwater pond and existing five -story Willow Crossing Apartments. Another multi -family building with under -building parking is located south of the intersection of Bonaventure Drive and Nerge Road. All multi -family buildings include both under -building and surface parking. Interior sidewalks connect to the existing sidewalks and provide continuous pedestrian access to planned multi -use trails on Devon Avenue and Nerge Road. At the northwest corner of the site is an existing restaurant and parking lot. As compared to Alternatives 2, 3, and 4, this alternative reflects the lowest degree of change over current conditions as Bonaventure Drive and the existing motel remain in their current locations. • Community Revit.li:a ti— Master Play SITE D: BONAVENTURE DRIVE Concept Alternative I Existing Sidewalk/ Planned Multi -Use Path O Eel Art z m M ,z t� Pedestrian Crossing ELK GROVE VILLAGE Enhancement ITASCA Revised: 2.18.25 VANDEWALLE& ASSOCIATESINC SITE D CONCEPT ALTERNATIVE 1 i 1 MULTI FAMILY RESIDENTIAL 0 d —0 0 0 oa Restaurant ALTERNATIVE 1: ESTIMATED REDEVELOPMENT POTENTIAL Retail/Commercial Space 28,000-42,000 sq ft Residential Space Residential Units 391 196,000-294,000 sq ft 165-245 Right in Right Out Devon Ave COOK COUNTY DUPAGE COUNTY l � 0' ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL ALTERNATIVE 2 In Alternative 2, Bonaventure Drive is relocated to the south to align with the existing driveway on the west side of Nerge Road. As in Alternative 1, a new north -south road connection from Bonaventure Drive to Devon Avenue provides right -in -right -out only access on Devon Avenue. This alternative includes a freestanding commercial building at the corner of Devon Avenue and Nerge Road with surface parking at the rear. On the south side of the site is a freestanding restaurant (or other commercial use) with surface parking at the rear and with good visibility from Devon Avenue. A multi -family building located at the site's southeast corner would replace the existing motel. The northern portion of the site includes two multi -family buildings near the existing stormwater pond and existing five -story Willow Crossing Apartments. Another multi -family building fronting Bonaventure Drive is located near the center of the site. All multi- family buildings in this alternative include both under -building and surface parking. Interior sidewalks connect to the existing sidewalk s and provide continuous pedestrian access to planned multi -use trails on Devon Avenue and Nerge Road. At the northwest corner of the site is an existing restaurant with room for open space, public art, and expanded surface parking made possible by the relocation of Bonaventure Drive. • Community Revitalization Master Plan SITE D: BONAVENTURE DRIVE Concept Alternative 2 Existing Sidewalk/ Planned Multi -Use Path ® I Pedestrian Crossing ELK GROVE VILLAGE _Enhancement ITASCA Revised: 2.18.25 VANDEWALLEB ASSOCIATES iuc. SITE D CONCEPT ALTERNATIVE 2 70 ALTERNATIVE 2: ESTIMATED REDEVELOPMENT POTENTIAL Retail/Commercial Space 28,000-42,000 sq ft Residential Space 233,000-349,000 sq ft Residential Units 195-290 0 )O fib• 0 000 0 0 a 00 (D 0 - — ipp- q�,w M �- Right in Right Out Devon Ave COOK COUNTY DUPAGE COUNTY 0' 50' 100' 200' Shifting Bonaventure Road to the south to align with the driveway to the west across Nerge Road comes with several potential benefits: • Physical alignment of access points from Nerge Road reduces the number of potential conflict points for turning vehicles and improves safety • Visual connection to successful commercial area across Nerge Road • Creates a larger developable area to the north and creates space for open space and public area • Creates more evenly sized developable areas north and south of Bonaventure Drive ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL WqZM Community Revitalization Master Plan SITE D: BONAVENTURE DRIVE Concept Alternative 3 U.S. B""� ELK GROVE VILLAGE 1TASCA Revised: 2.18.25 VANDEWALLEB ASSOCIATES wc. Y� \Existing Sidewalk/ Planned Multi -Use Path Outdoor 1 Dining 1 1 �1 Ah CD m I L Pedestrian Crossing Enhancement ALTERNATIVE 3: ESTIMATED REDEVELOPMENT POTENTIAL Retail/Commercial Space 27,000-40,000 sq ft Hotel Spaces 103,000-154,000 sq ft 170-250 Hotel Rooms Residential Space 339,000-509,000 sq ft Residential Units 235-355 Devon Ave—} J COOK COUNTY DUPAGE COUNTY 0. s o 21 to WAREHOUSING/LOGISTICS SITE D CONCEPT ALTERNATIVE 3 ALTERNATIVE 3 Like Alternative 2, Alternative 3 includes the relocation of Bonaventure Drive to the south to align with the existing driveway on the west side of Nerge Road as well as multi -family residential development on the north side. Unlike Alternative 1, Alternative 3 envisions a new, six -story hotel on the southeast corner of the site. This location has excellent visibility from 1-290 and could alternatively serve as an office headquarters if the market for office space improves. This alternative depicts Bonaventure Drive ending in a cul- de-sac that does not provide access to Devon Avenue. This alternative includes a high -density mixed -use building at the corner of Devon Avenue and Nerge Road. This building includes one level of commercial close to the street with an attached five -story residential tower above and set back from the street. To the east is a multi -family building with substantial visibility from Devon Avenue. Both buildings include under -building parking with a shared structured parking area located between them providing surface parking for commercial tenants atop an underground parking deck for use by residents. North of Bonaventure Drive is an existing restaurant with an expanded outdoor dining area to the north and parking relocated to the south utilizing space created by the relocation of Bonaventure Drive. To the east of the restaurant are two multi -family buildings: one located along Bonaventure Drive and another near the existing five -story Willow Crossing Apartments. Both multi -family buildings include under -building and surface parking. An internal sidewalk and path network encircles the stormwater pond, connecting to Willow Crossing Apartments and to the existing sidewalk s and planned multi -use trails on Devon Avenue and Nerge Road. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL ALTERNATIVE 4 This alternative was added in response to input from the public and project Steering Committee. The public is strongly in favor of commercial uses such as retail and restaurants on Site D. This alternative seeks to provide a balance of commercial and residential, and is careful not to over -commit to commercial development given the challenging environment for commercial right now. If the market improves for commercial, commercial square footages could be increased or buildings envisioned as all -residential could be changed to mixed use buildings with first -floor commercial space. Like Alternatives 2 and 3, Alternative 4 includes the relocation of Bonaventure Drive to the south to align with the existing driveway on the west side of Nerge Road. Alternative 4 includes a multi -family building on the southeast corner of the site in lieu of the existing motel. The Steering Committee recommended multi -family in this location instead of a new hotel. This alternative also includes a new north -south roadway connection from Bonaventure Drive to Devon Avenue. Like Alternative 3, this alternative includes a high -density mixed -use building at the corner of Devon Avenue and Nerge Road; however, the building in Alternative 4 is somewhat smaller. This building includes mixed -use development with ground floor commercial use along the Devon Avenue frontage with a residential wing along the Nerge Road frontage. Under -building parking is provided for the multi -family, while surface parking is provided at the rear for commercial tenants. To the east is a freestanding restaurant (or other commercial use), which provides surface parking at the rear and visibility from Devon Avenue. The Steering Committee recommended a freestanding commercial building in this alternative as it could accommodate drive -through restaurants, which have strong demand in the market right now. ENVISION0 A Community Revitalization Master Plan SITE D: BONAVENTURE DRIVE Alternative a Existing Sidewalk/ Planned Multi -Use Path Crossing ELK GROVE VILLAGE Enhancement ITASCA Revised: 2.18.25 VANDEWALLE& ARSCOATES INC. WAREHOUSING/LOGISTICS SITE D CONCEPT ALTERNATIVE 4 Right in Right Out Devon Ave At the northwest corner of the site is an existing restaurant with room for open space, public art, and expanded surface parking made possible by the relocation of Bonaventure Drive. The northern portion of the site includes two multi -family buildings near the existing stormwater pond and existing five -story Willow Crossing Apartments. Another multi -family building fronting Bonaventure Drive is located near the center of the site. ALTERNATIVE 4: ESTIMATED REDEVELOPMENT POTENTIAL Retail/Commercial Space 27,500-41,000 sq ft Residential Space 324,000-485,000 sq ft Residential Units 230-345 COOK COUNTY DUPAGE COUNTY 0' 50' 100' 200' All multi -family buildings in this alternative include both under - building and surface parking. Interior sidewalks connect to the existing sidewalk s and provide continuous pedestrian access to planned multi -use trails on Devon Avenue and Nerge Road. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL SITE SPECIFIC IMPLEMENTATION CONSIDERATIONS In addition to the General Implementation Considerations at the end of this document, the following are specific implementation considerations for advancing the Site D Concept Alternatives: Project Phasing. All of the Concept Alternatives include the entire site, but redevelopment may occur in phases as individual properties become available. In that case, care must be taken to ensure the remaining businesses and properties are not adversely affected. Street Relocation & Utility Relocation. As noted, some of the Concept Alternatives include the relocation of Bonaventure Drive in order to align it with the entry drive to the commercial center to the west. This not only includes the street, but the many utilities located within it. Careful coordination with Village and private utilities will be required. Additionally, the cost of the project will be significantly higher than in Concept Alternatives without the proposed street relocation. Access to Devon Avenue. Some of the Concept Alternatives include access to Devon Avenue, which is a Cook County Road. Accordingly, coordination with and approval by Cook County will be required. Stormwater Management. All of the Concept Alternatives assume the large stormwater pond on the northeast corner of the site will be available to handle some of the runoff generated by the redevelopment projects. This pond appears to be shared with the apartment complex to the north of the site, so coordination with that property owner will be required to ensure the pond can meet the needs of the redevelopment. That said, all of the Concept Alternatives include considerably more open space/pervious area than the existing development, so the associated runoff should be significantly less. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL I r • SITE E: DEV AVENUE & SALT CREEK - ENVISION ELK GROVE -1-4 maintenance Ciitr Devon Ave Overview: Existing Land Use Site E includes a largely undeveloped natural area traversed by Salt Creek. The site includes two areas on either side of Devon Avenue. The portion of the site north of Devon Avenue includes five parcels in Cook County, which are privately owned. The portion of the site south of Devon Avenue includes four parcels in DuPage County, this area is unincorporated and is outside of the Village limits. Parcels 7 and 8 are owned by the DuPage County Forest Preserve. Parcel 9 contains the maintenance building for the Salt Creek Golf Club in Wood Dale; the golf club is immediately to the south of Site E. The site is almost entirely constrained by 500- and 100-year floodplains. Wetlands are present along the banks of Salt Creek. These environmental constraints greatly limit the site's development potential. SURROUNDING LAND USES North — Single-family neighborhoods and undeveloped floodplain West — Church, single-family neighborhood, and Community Athletic Fields • South — Golf course • East — Overhead power lines, industrial development, wetland, and stormwater pond REDEVELOPMENT POTENTIAL Parcels 1-9 have minimal redevelopment potential and are best suited for open space preservation. STREET AND UTILITY ACCESS • Devon Avenue bridge over Salt Creek is eligible for replacement based on the most recent structural evaluation. 1 132 E DEVON AVE 5.86 R-3 ELK GROVE VILLAGE 2 NONE - SALT CREEK 0.55 R-3 ELK GROVE VILLAGE 3 136 E DEVON AVE 3.11 R-3 ELK GROVE VILLAGE 4 136 E DEVON AVE 1.93 R-3 ELK GROVE VILLAGE 5 136 E DEVON AVE 0.27 R-3 ELK GROVE VILLAGE UNINCORPORATED 6 WOOD DALE IL 60190 022 R-2* DUPAGE COUNTY UNINCORPORATED 7 1118 STONEHAM BENSENVILLE IL 60106 2.01 R-2* DUPAGE COUNTY I UNINCORPORATED 8 DEVON AVE WOOD DALE IL 60191 16.37 R-2* DUPAGE COUNTY 9 DEVON AVE WOOD DALE IL 60191 4.39 R-1* WOOD DALE *Not an Elk Grove Village zoning district • No existing vehicular or pedestrian access points from public rights -of -way. • No pedestrian or connection between the north and south sides. • Sidewalks on Devon Avenue are narrow, immediately adjacent to the vehicle travel lanes, and separated from the site by guardrails. • Village water main on north side of Devon Avenue runs under Salt Creek. • Overhead power lines immediately to the east. TOTAL 34.71 TABLE 4: SITE E EXISTING CONDITIONS DATA ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL J, ENVISION Community Revitalization Master Plan SITE E: DEVON AVE & SALT CREEK Utilities and Existing Land Use REDEVELOPMENT AREA ELK GROVE MUNICIPAL BOUNDARY PARCELS QPARCELS ON SITE SITE ID NUMBER WATER \ WATER MAINS STORM MAINS SANITARY MAINS ELECTRIC LINES Note: of e data sources are limited to within Village b undarY. COMMUNITY ATHLETIC FIELDS I DUPAGE COUNTY L _ Revised:11.9.23 INSTITUTIONAL RECREATION tVANDEWALLE (RELIGIOUS) SALT CREEK GOLF COURSE ASSOCIATES IN . © 2023 1 — I — T- AWL - — ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL VACANT Devon Ave t/f W .■ kSINGLE FAMILY ESIDENTIAL C0MMERCl/ f CSAFE GLOBAL ORD INDUSTRIAL i� f—ELK GROVE LLAGET 11 ITASCA L mWETLXA ' VIDEOJET TECHNOLOGIES INC INDUSTRIAL 100' 200' 400' SITE E UTILITIES AND EXISTING LAND USE Challenges and Opportunities RECREATION OPPORTUNITIES • Floodplains and wetlands preclude development but support natural resource preservation. • Established wooded area provides opportunity for passive public recreation use. • Potential to connect to existing or future trail network and surrounding recreation uses such as Community Athletic Fields to the south and possibly Burbank Park to the north. • Replacement of existing roadway bridge over Devon Avenue could potentially incorporate pedestrian access to Salt Creek. CONSTRAINTS • Salt Creek and Devon Avenue divide the site, limiting usable area for recreation. • Wetlands and 100-year floodplain limit the types of improvements that could be constructed. • Municipal boundaries may complicate improvements to pedestrian connections across/under Devon Avenue. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL ENVISION ELK Cy��v Community Revitalization Master Plan SITE E: DEVON AVE & SALT CREEK Environmental Constraints REDEVELOPMENT AREA QELK GROVE MUNICIPAL BOUNDARY PARCELS PARCELS ON SITE 1' CONTOURS 100 YEAR FLOODPLAIN 500 YEAR FLOODPLAIN WATER WETLANDS Note: Some data sources are limited to within Village boundary. _ I —wwwpm a — L I WETLAND Revised:11.9.23 AffVANDEWALLE ASSOCIATES IN 1 2023 ELK GROVE VILLAGE ITASCA]—] f 0' 100' 200' 400' ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL SITE E ENVIRONMENTAL CONDITIONS SITE Es. DEVON AVENUE & SALT CREEK DEVELOPMENT OBJECTIVES • is w dy Iwo l s,R• sue. r}-.,_ f _ �'� ram► �.ydp PEDESTRIAN CONNECTIONS AND ACCESS Improve pedestrian connections and access to and through the site: Provide pedestrian access into the site and along Salt Creek Reconstruct and raise the Devon Avenue roadway over Salt Creek to improve waterflow within the creek during periods of flooding Provide a widened sidewalk/pedestrian path (sidepath) on both sides of Devon Avenue as part of the Devon Avenue roadway reconstruction Provide a grade -separated pedestrian pathway over Devon Avenue with a pedestrian bridge closer to Arlington Heights Road Add pedestrian paths to connect Community Athletic Fields parking lot to Salt Creek to provide new passive recreation opportunities for park users TRAIL NETWORK CONNECTIONS Connect to the existing and planned trail network to the east Connect to a potential future greenway trail to the north along Salt Creek ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL 0 WAWDJWA Site E includes land on either side of Salt Creek and on the north and south sides of Devon Avenue. The north side is not accessible from Devon Avenue, while the south side can be accessed via the driveway to a golf course maintenance building. There is no direct connection between the north and south sides of the site (except by boat), as the Devon Avenue road deck is too low. The concept illustrates the enhanced connectivity and access that could be possible through a pedestrian bridge over Devon Avenue connecting Site A (Turner Avenue) on the north side of Devon Avenue and Community Athletic Fields on the south side. This concept is oriented to providing safe, grade -separated access between Community Athletic Fields and the neighborhood north of Devon Avenue, including the new residential development envisioned for Site A. On Site A, the bridge is connected to the existing and future pedestrian network. On the other end of the bridge, pedestrian paths connect the bridge to the existing parking lots in Community Athletic Fields. This concept also includes connections through the wooded areas on the west side of Salt Creek with connections to the adjacent neighborhood, the existing path around a stormwater pond in an industrial area (in Wood Dale), a planned path in the ComEd right-of- way, and to a possible future greenway trail continuing north along Salt Creek. The planned off-street sidepaths along Devon Avenue will improve pedestrian access to Community Athletic Fields from Devon Avenue at street level. Below street level, trails through the wooded areas on the west side of Salt Creek connect to Community Athletic Fields, further connecting the two areas. These trails connect to new and existing paths within the Community Athletic Fields. The trails are designed to work with existing grades and avoid the 100-year floodplain. A second Concept Alternative for Site E was presented at the public open house that included a pedestrian underpass of Devon Avenue, connecting the north and south sides of the site and providing direct pedestrian access from the street level down to the wooded area below. The public and the Steering Committee did not prefer this option and instead strongly favored the option with the pedestrian bridge described here. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL 41rENVISION D �x Zommunity Revitalization Master Plan ,� SITE E: DEVON AVE & SALT CREEK - Concept O N r t/1 Q INSTITUTIONAL III ! (RELIGIOUS) Existing Overhead Powerlines PERIOD OF PEACE UNITED METHODIST CHURCH + + + + +* Pedestrian Crossing / Safety Improvements (lighting, pavement markings) CASEY'S Path Connection H_ INSTITUTIONAL (RELIGIOUS) i-SHINNYO-EN USA Existing Sidewalk/ nned Future Sidepath > Existing Devon Ave Pedestrian —rFie Bride Street Lights Existin CellTower® _ _ld ExistingExisting Fence Lights Pedestrian Bridge PEEDWAY I Ramping (exact length to 1 be determined) Approximate Existing Planned Sidewalk or Sidepath 1 1 qq Field Locations . o (outside of Village) 1 0 o 0 1 a 1 3 COMMUNITYp 1 Existing Parking 1 ATHLETIC FIELDS 1 o � o ,ECREATION O o 0/ 114 Existing Parking 00 RECREATION .1 Path Connection along Park Driveway t COMMUNITY ATHLETIC FIELDS 1 1 Path Connection I 1 Revised: 2.27.25 LVANDEWALLE & ASSOCIATES NC. Note: Pedestrian bridge construction feasibility study required. I N S T I T U T 10 N A L 0=5 Note: Floodway coordination may be required. (RELIGIOUS) aim r � � RECREATION r ,!1 Connect to Greenway 1 Neighborhood 1 VACANT Access Point 1 RECREATION \.tSALT CREEK GOLF COURSE I Existing Sidewalk/ Planned Future Sidepath "I 0, 100' 200' 400' --z ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL SITE E CONCEPT PLAN Site Specific Implementation Considerations In addition to the General Implementation Considerations section at the end of this document, the following are specific implementation considerations for advancing the Concept Plan: Project Phasing. As noted previously, the Devon Avenue roadway over Salt Creek is nearing the end of its functional life and will need to be replaced in the near future. As part of the design of that project, likely to be led by Cook County, the Village should encourage the inclusion of improved pedestrian facilities along both sides of Devon Avenue between Ridge Avenue and Arlington Heights Road. The south side of Devon Avenue west of Salt Creek poses challenges for the inclusion of a path/sidewalk given the drainage ditch that parallels the road, but it is possible it could be overcome with creative design solutions. Property Ownership and Jurisdictions. The parcels immediately flanking the east and west sides of Salt Creek on the north side of Devon Avenue are unincorporated and privately owned, and east of those is a gas and electrical transmission line corridor owned by ComEd, where a trail has been planned and expected to be installed in the very near future. South of Devon Avenue, the land immediately west of Salt Creek is unincorporated and owned by the DuPage County Forest Preserve District. The parcel containing the golf course maintenance building is owned by Wood Dale Park District. Community Athletic Fields, located immediately west of Site E, are owned and operated by the Elk Grove Park District and are located within the Village of Itasca. As a result, significant intergovernmental and property owner coordination will be required to plan for and implement the proposed trail network shown on the Concept Plan. Pedestrian Bridge. The Concept Plan includes a potential pedestrian bridge over Devon Avenue that would connect Site A to the Community Athletic Fields, which are owned and operated by the Elk Grove Park District and located in the Village of Itasca. Accordingly, coordination with and/or approval by Cook County and Itasca will be required. Further engineering will be necessary to determine the feasibility of a pedestrian bridge, account for existing features such as the cell tower, utility poles, and topography, and determine the exact footprint and design of the bridge. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL W m • i o ,u H i E W , NINEIa 11 r q^a0)e/er r Overview: Existing Land Use Site F includes lands on the northeast side of the Village, generally east of the intersection of Nicholas Boulevard and Higgins Road. The site is surrounded by the Elk Grove Village Business Park. Most of this site's land area is unincorporated and not part of Elk Grove Village. The northern portion of this site is adjacent to 1-90. Parcels 1-4 currently contain large amounts of fill, which resulted from the development of a large Metropolitan Water Reclamation District of Greater Chicago (MWRD) stormwater facility located on the Elmhurst Road and 1-90 interchange immediately to the east. Additional fill is located on parcels 6-8 to the south. Due to the large amount of fill, these sites are generally not suitable for development. These areas are owned by MWRD and are in an unimproved, overgrown state. Parcel 5 is a paved access road to the south end of Parcel 4 and the large stormwater pond. ID • ADDRESS f n 5•LNk ice' -3 1111''''...v ! }' "< 3w. yrs 'v` -4 r: , L -- �,, - W ACRES ZONING MUNICIPALITY 0�•'�„' 2 2110 E HIGGINS RD 22.13 i • 3 2550 E HIGGINS RD — 3.31 4 2550 E HIGGINS RD 33.07 5 2400 LANDMEIER RD 2.38 6 2400 E HIGGINS RD 0.60 7 2400 E HIGGINS RD 0.35 8 2400 E HIGGINS RD 13.86 TOTAL 76.79 *Not an Elk Grove Village zoning district TABLE 5: SITE F EXISTING CONDITIONS DATA SURROUNDING LAND USES • North — 1-90, industrial • West — Industrial/Elk Grove Village Business Park • South — Industrial/Elk Grove Village Business Park • East — Large MWRD stormwater facility and Industrial/Elk Grove Village Business Park REDEVELOPMENT POTENTIAL • Parcels 1-8 have minimal redevelopment potential and are best suited for open space preservation STREET AND UTILITY ACCESS • Eight existing vehicular access points on Landmeier Road. • One existing vehicular access point on Higgins Road. • Utilities on the north and south end of Higgins Road. UNINCORPORATED I-1* COOK COUNTY UNINCORPORATED I-1* COOK COUNTY , UNINCORPORATED I-1* COOK COUNTY UNINCORPORATED I-1* COOK COUNTY 1-1 ELK GROVE VILLAGE UNINCORPORATED 1-1* COOK COUNTY UNINCORPORATED I-1* COOK COUNTY UNINCORPORATED I-1* COOK COUNTY Challenges and Opportunities RECREATION OPPORTUNITIES • Undeveloped areas offer passive recreation opportunities with unique views of the Chicago skyline and O'Hare air traffic. • Increase cohesion between parcels 1-8 and increase connectivity between the northern and southern portions. • Potential to clean up municipal boundaries through annexation. CONSTRAINTS • Large fill sites cannot be developed. • Wetlands on the southern end of parcels 3 and 4. • Multiple jurisdictional boundaries may complicate improvements. • Potential for environmental contamination given past fill. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL -14�ENVISION Community Revitalization Master Plan SITE F: HIGGINS ROAD - NORTH QELK GROVE MUNICIPALOil ONAL� All BOUNDARY PARCELS PARCELS ON SITE SITE ID NUMBER WATER \ WATER MAINS STORM MAINS SANITARY MAINS ELECTRIC LINES Note: Some data sources are limited to within Village boundary. I ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL I N D Il S T R I A L i SITE F UTILITIES AND EXISTING LAND USE F _E W Community Revitalization Master Plan SITE F: HIGGINS ROAD - NORTH Environmental Constraints - I REDEVELOPMENT AREA OELK GROVE MUNICIPAL BOUNDARY PARCELS � Qa PARCELS ON SITE 1' CONTOURS = 100 YEAR FLOODPLAIN 4- O 500 YEAR FLOODPLAIN O' � WATER WETLANDS r Note: Some c ata sources are limited to Othin s Village boun cry. Revis d:2.18.25 ifNDEWALLE & it SOCIATES INC. O 025 -- k kill, SITE F ENVIRONMENTAL CONDITIONS . r w` 1 A� Stormwater �� Facility J. OUTSIDE THE VILLAGE VE VILLAGE y ` i 'M10 -_ - Uj 600 f ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL myTE F: HIGGINS ROAD -NORTH I allsh, vlo m ON DEVELOPMENT OBJECTIVES i 4 - F _ Min a C?' � ' �-� ���� �"' _ li _.- _ ■�. �Lr. a. .... :emu a+����1 + -lamb. DOG PA R K - a This Concept Plan illustrates potential recreational use of the undeveloped lands owned by the Metropolitan Water Reclamation District of Greater Chicago (MWRD). Developing this area into a park would establish a new recreational amenity for Village residents, better utilizing a site that is currently overgrown and vacant. This alternative includes many potential recreational features intended to increase use of the site as a park, including. NORTHERN SECTION: • Looped trails throughout the site; switchbacks in steep areas and boardwalk in wetland areas • Hilltop observation deck with a view of O'Hare and downtown Chicago • Scenic overlooks • Disc golf course (holes 7-18) • Playgrounds including one that is nature -inspired with water features • Native prairie • Parking lot SOUTHERN SECTION: • Dog park — areas for small dogs and large dogs • Disc golf course (holes 1-6) • Sledding hill and warming shelter • Exercise steps built into the slope • Native prairie • Parking lot • Food truck park serving park users and area employees In addition, this alternative should improve the appearance of street frontage along Higgins Road by clearing overgrown vegetation, incorporating new plantings, and adding trails within the park alongside the road. Site Specific Implementation Considerations In addition to the General Implementation Considerations section at the end of this document, the following are specific implementation considerations for advancing recommendations for Site F: Property Ownership and Jurisdictions. As noted above, MWRD owns the proposed park parcel on the north side of Higgins Road, and the land currently is under the jurisdiction of and leased by the Mount Prospect Park District. Further, portions of the property are unincorporated. As a result, significant intergovernmental coordination will be required to plan for and implement the proposed park improvements. Park Development and Operations. Elk Grove Village residents are served by the Elk Grove Park District, which owns and operates nearly all of the recreation facilities in the Village. (The primary exception is Busse Woods, which is owned by the Forest Preserves of Cook County). The site is under the jurisdiction of the Mount Prospect Park District. The Village intends to work with the either the Elk Grove Park District or the Mount Prospect Park District to determine the most appropriate approach to developing and operating the proposed park and the responsibilities of each entity. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL BAN ' TOCCwAY Community Revitalization Master Plan SITE F: HIGGINS ROAD - NORTHO 0. ji DSCGOLF \ EXISTING Concept Plan BILLBOARD d� like,_ NATURE -INSPIRED PLAYGROUN PLAYGROUND \ �� OBSERVATION V DECK y - - \ PAT � OVERLOOK � .i'�� / --:. ` � NATIVE "T _ / PRAIRIE e\ NATIVE ® �" j - ' -- '`-" \ \ PRAIRIE. O �ADA PATH �-�-,e' ( - - STAIRS 1 �ERECIOK- 9�, PATH � `K, r LAYGROUND -IC d ICNIC SHE TER��1_ �rdBOARDWALK T, d \\� M8 OVERLOOK PARKING STALL. ,�yP,•, C/ NATURE PLAYGROUND' WITH WATER FEATURE - z �•, A - EXISTING- 6 WETLAND E.. jt��- • �� ,d,;.t[ll 1. it \. \ ice' k0h :_ tl �! BO RDWALK— { !jj� :. FOOD TRUCKS d• • •` wist+� --I_ DISC GOLF -� NATIVE \/PARKING' o-_------ l�v` PRAIRIETM SMALL `" Of V DOG PARK • 0 `EXERCISE �yvv ±osnc. ��WARMING STEPS / SHELTER s SLEDDING PATH HILL 5 _ / LARGE DOG t , � , SARK 2 AC. GJL L t' ' Y� ` t' n` = DOG PAR- ' 'It DISC GOLF BOARDWALK �N SLED HILL WARMING SHELTER ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL SITE F HIGGINS ROAD - NORTH CONCEPT PLAN r� Cana me/er RN ID % IMP VALUE NO. ADDRESS ACRES ZONING OF TOTAL MUNICIPALITY Ego Overview: Existing Land Use Site G includes lands on the northeast side of the Village, generally northwest of the intersection of Landmeier Road and Higgins Road. The site is surrounded by and partially within the Elk Grove Village Business Park. Most of this site's land area is unincorporated and not part of Elk Grove Village. South of Higgins Road, parcels 6-13 are home to various trucking and truck repair companies. This area is characterized by industrial buildings and extensive semi- trailer parking on asphalt surfaces. Chain -link fences enclose the site, but do not screen the truck parking from Higgins Road. Parcels 1-5 include a vacant auto repair and tire shop and a large undeveloped parcel. The degree of vacancy here may indicate a challenging market for commercial and potential for redevelopment and change of use. Parcels 1-5 are within Village limits and under the same ownership; these could present an early redevelopment opportunity. I R•AAIL�� SURROUNDING LAND USES • North — Vacant MWRD land and Industrial/Elk Grove Village Business Park • West — Industrial/Elk Grove Village Business Park • South — Industrial/Elk Grove Village Business Park • East — Industrial/Elk Grove Village Business Park REDEVELOPMENT POTENTIAL • Redevelopment Targets: Parcels 1-13 STREET AND UTILITY ACCESS • Nine existing vehicular access points on Higgins Road • Utilities on the north and south end of Higgins Road. ' 1 12627 E HIGGINS RD 2 2627 E HIGGINS RD 3 2627 E HIGGINS RD 4 2627 E HIGGINS RD 5 2325 E HIGGINS RD 6 2545 E LANDMEIER RD 0.10 1-1 53.0% 0.10 1-1 54.4% 0.13 1-1 48.6% 0.12 1-1 48.2% 1.88 B-3 0.0% 1.59 I 1-1* 50.1% 7 2545 E HIGGINS RD I 1.49 I 1-1* I 0.0% ELK GROVE VILLAGE ELK GROVE VILLAGE ELK GROVE VILLAGE ELK GROVE VILLAGE ELK GROVE VILLAGE UNINCORPORATED COOK COUNTY UNINCORPORATED COOK COUNTY 8 2513 E HIGGINS RD 4.35 1-1* 49.7% UNINCORPORATED COOK COUNTY 9 2513 E HIGGINS RD 3.20 1-1* 30.6% UNINCORPORATED COOK COUNTY 10 2513 E HIGGINS RD 1.34 1-1* 28.3% UNINCORPORATED COOK COUNTY 11 2415 E HIGGINS RD 1.60 1-1* 0.9% UNINCORPORATED COOK COUNTY 12 2415 E HIGGINS RD 1.10 1-1* 59.6% UNINCORPORATED COOK COUNTY 13 2401 E HIGGINS RD 1.89 1-1* 46.9% UNINCORPORATED COOK COUNTY TOTAL 28.10 *Assessed value of building/improvements as percent of total assessed value (land + building/Improvement) TABLE 6: SITE G EXISTING CONDITIONS DATA Challenges and Opportunities MARKET OPPORTUNITIES • Surrounding industrial uses lend the site to additional industrial/business park use and a limited amount of commercial use. • Vacant MWRD land and Industrial/Elk Grove Village Business Park. • Potential to clean up municipal boundaries through annexation. CONSTRAINTS • Irregularly shaped sites along Higgins Road may limit development opportunities. • Wetlands on the south side of Higgins Road. • Multiple jurisdictional boundaries may complicate improvements. • Potential for environmental contamination given existing and past uses. Any redevelopment project would require an environmental assessment to understand the potential need for environmental remediation. Illinois EPA has brownfields information available online. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL JV Community Revitalization Master Plan SITE G: HIGGINS ROAD - SOUTH Utilities and Existing Land Use 1 REDEVELOPMENT AREA ELK GROVE MUNICIPAL BOUNDARY PARCELS PARCELS ON SITE SITE ID NUMBER _ WATER WATER MAINS STORM MAINS SANITARY MAINS ELECTRIC LINES Note: Some data sources are limited to within Village boundary. FUTURE REDEVELOPMENT m f/f O t U .. 13 Lu a J > Lu O w Revised: 2.18.25 VANDEWALif ASSOCIATES LIN - Lpnameier Rd o os VACANT (FUTURE PARK) 9L71�1 F e f � OUTSIDETHE VILQGE A. •.. '- �5 INDUSTRIAL INDUSTRIAL COMM'ERCIA'L 0' 100' 200' ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL SITE G UTILITIES AND EXISTING LAND USE Community Revitalization Master Plan SITE G: HIGGINS ROAD - SOUTH Environmental Constraints - I REDEVELOPMENT AREA OELK GROVE MUNICIPAL BOUNDARY PARCELS QPARCELS ON SITE 1' CONTOURS 100 YEAR FLOODPLAIN O 500 YEAR FLOODPLAIN WATER WETLANDS Note�� e data sources ar limited to within Village b undary. �^ 0 _ B1; Large Amount of Fill W O d w 0 �• Z � ,� R ..,. `—ice I �y- tJ _r•.,1 Revised: 2.18.25 VANDEWALLE & Lcgname ASSOCIATES INC. le / 2025 Rd ©y--. -i.�- -S� SITE G ENVIRONMENTAL CONDITIONS 0' �O20' 400' ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL M—t Prospect Establish the area along Higgins Road as a modern business park gateway for the .a''S Village o o Incorporate uses that would benefit from visibility from the intersection of U i,:, Landmeier and Higgins Roads Z • Office • Flex space rn�,. �cr Rc! • Showrooms Incorporate light industrial uses with typical industrial building heights Add sidewalk and streetscape improvements along both sides of Higgins Road Provide a landscaped parkway or berm adjacent to the street and landscaping within development sites • Locate loading areas at the rear or sides of buildings, not along Higgins Road • Minimize the amount of parking located between buildings and Higgins Road Final landscape design, grade, and dimensions to be coordinated with actual site conditions. Des ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL i_ Community R—itali—ti— Master Play+ SITE G: HIGGINS ROAD - SOUTH Concept m a" 0 Z Revised: 2.21.25 VANDEWALLEB LOndmeier Rd ASSOCIATES INC. SITE G: ESTIMATED REDEVELOPMENT POTENTIAL Industrial Space 300,000-450,000 sq ft E W r O F F I C E t O' 100200' 400' SITE G HIGGINS ROAD - SOUTH CONCEPT PLAN This Concept Plan includes light industrial redevelopment along Higgins Road north of Landmeier Road. Several buildings ranging from 22,000 to 75,000 square feet in size are shown on both sides of Higgins Road, but actual building sizes could vary. Throughout the site, access drives from Higgins Road are consolidated and shared among industrial buildings. Surface parking and loading areas are intentionally separated, with parking at the front and sides of the buildings and loading areas located at the rear. No outdoor storage or outdoor activities, other than loading, are anticipated. This alternative also includes sidewalk and streetscape improvements along both sides of Higgins Road. Buildings should be set back a sufficient distance from the street to allow for a landscaped parkway or berm, which will soften the appearance of the large buildings as viewed from Higgins Road. New development would be designed to include landscaping around buildings and parking areas as well. Sample landscaping schemes are provided on the following page. Site Specific Implementation Considerations In addition to the General Implementation Considerations section at the end of this document, the following are specific implementation considerations for advancing recommendations for Site G: Annexation. Most of the proposed industrial development on the south side of Higgins Road is unincorporated. As redevelopment occurs, property owners should look to annex their properties into Elk Grove Village and rezone them as appropriate. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL SITE G LANDSCAPING CONCEPT Increase amount of plantings near building entrances or along pedestrian pathways to provide visual interest and provide a visual cue of the entrance Smaller species with more intricate branching patterns and leaves Flowering species Tiv 25'of enhanced landscaping along y, Higgins Roadright of way C c,2 s og c "�°°oo Mix of ground level and vertical plantings Ornamental trees, grouped \ \ Ground level shrubs or 4Wt 6 \ - ornamental grasses- rasses mix of parking and loading areas o \ ciduous and evergreen species from public street with a \ ing heights \\ u� \\ Maintain sight line \ visibilit at the Cli ax trees to provide shade, regul ly spaced Utilize native species wherever practical y ingress/egress 25'of enhanced landscaping along Higgins Road right of way Mix of ground level and vertical plantings �. ti \ s Ornamental trees, grouped ,P >� Increase amount of plantings near building entrances \ or along pedestrian pathways to provide visual interest \ and provide a visual cue of the entrance Smaller species with more intricate branching patterns and leaves Flowering species Ground level shrubs or ornamental grasses - mix of deciduous and evergreen species Utilize native species wherever practical LANDSCAPING ALONG PARKING LOT LANDSCAPING ALONG BUILDING ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL IMPLEMENTATION ENVISION ELK GROVE > z _ _4JL_ 'L: v *-_w GENERAL IMPLEMENTATION CONSIDERATIONS Each site has unique characteristics and redevelopment potential that will require a tailored approach to implementation. However, there are commonalities between many of the sites that give rise to several key considerations for formulating site -specific implementation strategies: Timing is Market -Driven The timing of redevelopment on any particular site, or portion of a site, will be dependent on several factors, but the primary driver will be the private sector. This could take the form of an owner offering their property for sale, a business closing or relocating, or a developer seeking approval for a new project. In each of these cases, the Village will determine an appropriate response, which could involve processing a rezoning or site plan review request, relocating or extending needed infrastructure, providing some form of financial assistance to close financial gaps, or property acquisition. While the Village may proactively engage with existing property owners to determine their long-term plans and discuss redevelopment opportunities with developers, the Village intends to follow market interest rather than impose unilateral timeframes for the redevelopment of each site. As a result, some sites may see redevelopment within a 5-10 years of the adoption of this plan, while others may take two decades or more. Further, sites may redevelop in phases over a period of several years as individual properties become available. Business Relocation will be Voluntary There may be instances where the owner of a commercial property wishes to sell but the tenant business would like to continue, or instances where most of the owners/businesses in a redevelopment site are ready to sell but one or two are not. Elk Grove Village has earned its moniker of Beyond Business Friendly by respecting and f f 1 While the Village has assisted with relocation of businesses in the past, it is not always feasible to do so. There are numerous challenges associated with business relocation, many which promoting local businesses of are unique to each business or si all types and will work with Additionally, some businesses m businesses to ensure they be interested in relocating due t continue to be successful. nature of the business or even p This may take the form of circumstances. In all situations, b incorporating the business relocations will be voluntary. into a redevelopment project, helping the business find a new location, or assisting them with making improvements to their existing location to best fit with the surrounding redevelopment. That said, it is important to understand there may be cases where the current business owners do not desire to continue under any conditions, and a sale to another operator is not likely. In all cases, the business owner will determine what is best for them, and the Village will seek to facilitate that to the extent possible. o tuation. ay not the ersonal usiness ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL 7774 r.� Ze Pff EK EX, A dr- 71 �- Maximize and Improve Infrastructure All of the privately owned redevelopment sites (Sites A, B, C, D, and G) have existing utility and road infrastructure available to them either on -site and/or adjacent to them. In some cases, certain on - site infrastructure may need to be relocated or extended to facilitate the site's full redevelopment potential. In any case, the Village has made and continues to make significant investments in a full range of quality infrastructure (water, sewer, stormwater, streets, sidewalks/ paths, etc.), which is a key factor in making these redevelopment sites so attractive. As a result, new projects on the sites should seek to take full advantage of these investments and make on -site adjustments as necessary to optimize the infrastructure for the betterment of both the projects themselves and the Village -wide systems 1 Air r �4 • l •1i in order to have sufficient space to accommodate redevelopment. Such site assembly can take a considerable amount of time and expense. Beyond the cost of the property purchase itself, there can be additional costs such as demolition, environmental remediation, business relocation, and infrastructure relocation/extension. Accordingly, the taxable value of the completed redevelopment needs to be many times greater than the value of what it replaces in order to make economic sense. This will lead to greater development intensities and densities than currently exist on the site, as shown in the various Concept Plans for each redevelopment site. While this does change the appearance and character of the immediate site, it benefits the Village through increasing the tax base, making greater use of existing infrastructure, and providing new housing and business options while still respecting and minimizing impacts on adjoining neighborhoods. Market Feasibility Increase Value to Overcome The Concept Plans provided for each redevelopment site reflect current market conditions for residential and commercial Redevelopment Costs development. As those conditions change so, too, will the mix and Each of the privately owned sites involve multiple parcels, structures, types of uses — as market feasibility will be ultimate driver of all of owners, and businesses. In many cases, these parcels were created the private -led redevelopment. During the planning process, several members of the public indicated a desire for more commercial decades ago and no longer meet the needs of contemporary development. As a result, several parcels may need to be assembled development on some of the sites, including freestanding, one- story buildings. However, current -- and likely future -- market conditions do not support these, particularly when all of the costs of redevelopment are taken into account as described above. The public also expressed interest in lower intensity uses such as single family residential and public parks, but, as described above, the economics of redevelopment can support only a small amount of lower intensity uses. Likewise, existing on -site businesses may find it challenging to relocate within a redevelopment project as the rents in a new building will be considerably higher than those in existing buildings, many of which are several decades old and have not seen significant reinvestment in quite some time. Where appropriate, and in furtherance of the goals and objectives of this plan, the Village may extend some form of assistance to address extraordinary costs and site challenges; however, each redevelopment project will need to demonstrate both market and general financial feasibility as a prerequisite for Village involvement. ENVISION ELK GROVE: IDENTIFYING REDEVELOPMENT POTENTIAL qe,-.-' � *fit ,.. •�;,. , • y •W J' WWI - d- r R -.. -� - - _ ' . - - - - •gyp � ILL i � lam, W� Vii 1 ' - it = •., � � ��� ,�,J � �s 'l� r , ? trAAL own son "� ' .�, M� .I. • •:r:- � _ cY — _ 'a�w ii7i'p�' !"'. � r.•,'�, ". f' W� ' r 1. ,t-� \ i F I t� — fir,;:, — i.l, •` -S '� R � ■ � : � ... r .. �,' �- .- r - J (:a Lsr W'c^i� l ; , �---i r J .,_ G � � l-ai...:._.i � '�`. � � �" ( ... , s ..,,, _ - � _ ,L.•. .>�:. 1` �s OENGINEERING GARY R. WEBER OPPORTUNITY RESOURCE ASSOCIATES ASSOCIATES, INC.