HomeMy WebLinkAboutRESOLUTION - 56-25 - 8/12/2025 - 6B 131 GARLISCH DRIVE, 131 GARLISCH LLCRESOLUTION NO.56-25
A RESOLUTION DETERMINING THE APPROPRIATENESS FOR CLASS 6B STATUS
PURSUANT TO THE COOK COUNTY REAL PROPERTY CLASSIFICATION
ORDINANCE AS AMENDED JULY 27, 2018, FOR CERTAIN REAL ESTATE LOCATED
AT 131 GARLISCH DRIVE, ELK GROVE VILLAGE, ILLINOIS (131 GARLISCH LLC)
WHEREAS, the Village of Elk Grove Village desires to promote the development of
industry in the Village of Elk Grove; and
WHEREAS, the Cook County Assessor is operating under an ordinance enacted by the
Cook County Board of Commissioners, and amended from time to time, the most recent
amendment becoming effective as of July 27, 2018, which has instituted a program to encourage
industrial and commercial development in Cook County known as the Cook County Real
Property Classification Ordinance; and
WHEREAS, in the case of abandoned property, if the municipality or the Mayor and Board
of Trustees, finds that special circumstances justify finding that the property is "abandoned" for
purpose of Class 6B, even though it has been vacant and unused for less than 12 months, that
finding, along with the specification of the circumstances, shall be included in the resolution or
ordinance supporting and consenting to the Class 613 application. Such resolution or ordinance
shall be filed with the eligibility application. If the ordinance or resolution is that of a
municipality, the approval of the Board of Commissioners of Cook County is required to validate
such shortened period of qualifying abandonment, and a resolution to that effect shall be
included with the Class 6B eligibility application filed with the Assessor; and
WHEREAS, the Petitioner has applied for or is applying for Class 6B property status
pursuant to said aforementioned ordinance for certain real estate located at 131 Garlisch Drive,
in the Village of Elk Grove Village, Cook County, Illinois, with the Property Index Number
08-22-205-007-0000, and has proven to this Board that such incentive provided for in said
ordinance is necessary for development to occur on this specific real estate.
NOW, THEREFORE, BE IT RESOLVED by the Mayor and Board of Trustees of the
Village of Elk Grove Village, Counties of Cook and DuPage, Illinois:
Section 1: That the request of the Petitioner to have certain real estate located at 131
Garlisch Drive, Elk Grove Village, Cook County, Illinois, identified by Property Index Number
08-22-205-007-0000, declared eligible for Class 613 special circumstances status pursuant to the
Cook County Real Property Classification Ordinance as amended July 27, 2018, is hereby
granted in that this Board and the Village of Elk Grove Village, Illinois, has determined that the
incentive provided by the said Class 6B Tax Incentive Ordinance is necessary for the said
development to occur on the subject property, legally described as follows:
LOT 25 IN GARLISCH SUBDIVISION UNIT NUMBER 23, BEING A SUBDIVISION OF
PART OF THE WEST 1/2 OF THE EAST 1/2 OF SECTION 22, TOWNSHIP 41 NORTH,
RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY,
ILLINOIS.
Section 2: That the Special Circumstances as outlined by the petitioner are attached
hereto as Exhibit "A" and made a part thereof.
Section 3: That the Village of Elk Grove Village, Illinois hereby supports and consents
to the Class 6B Application and approves the classification of the subject property as Class 6B
property pursuant to the Cook County Real Property Classification Ordinance and the Class 6B
tax incentives shall apply to the property identified as Permanent Real Estate Index Number
08-22-205-007-0000.
Section 4: That the Mayor and Village Clerk are hereby authorized to sign any necessary
documents to implement this Resolution subject to the petitioner completing the following
conditions within twelve months of the approval of this Resolution:
a. New fagade and update the landscaping;
b. Replacement of concrete loading dock, parking lot aprons and sidewalk;
c. Resurfacing of parking lot;
d. Painting the metal roof and new windows on the front fagade; and
e. Clean out the rear drainage ditch.
Section 5: 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 12th day of August 2025.
APPROVED this 12th day of August 2025.
APPROVED:
Mayor Craig B. Johnson
Village of Elk Grove Village
ATTEST:
Jennifer S. Mahon, Village Clerk
SARNOFF
PROPERTY TAX
July 30, 2025
Sue Dees
Director of Business Development & Marketing
Village of Elk Grove
901 Wellington Avenue
Elk Grove, Illinois 60007
sdees@elkgrove.org
RE: Class 6b Incentive Resolution Request
131 Garlisch, LLC
131 Garlisch Dr.
Elk Grove Village, Illinois 60007
PIN: 08-22-205-007-0000
Dear Sue:
131 Garlisch, LLC ("Applicant") is requesting a Resolution supporting and consenting to a Class
6b Incentive on the above -referenced property based on occupation of an abandoned property that has
been vacant for less than 12 continuous months with a purchase for value, special circumstances and
substantial rehabilitation. The Applicant plans on purchasing the subject property and rehabilitating the
same for its related entity, Forbel Alarms, Inc., to occupy for its industrial use consisting of warehousing
and distribution of security systems. In addition, because the property has been vacant for less than 12
continuous months with a purchase for value, the Applicant will be seeking a Class 6b Incentive with
special circumstances. Attached please find a brief narrative discussing the need for special
circumstances.
The subject property is approximately 26,000 square feet with an approximately 10,000 square
foot building that has been 100% vacant and unused since March, 2025. The subject property is in need
of substantial rehabilitation. Therefore, the Applicant plans to spend approximately $300,000 to $350,000
to immediately rehabilitate and improve the subject property. Based on initial inspections these
improvements will be to update the landscaping, update/improve the fagade, add new signage, repair the
parking lot, paint the front metal roof, install a new concrete drives per Elk Grove Village standards and
add a new walkway as well as to complete other general maintenance. See attached drawings as well as a
marketing brochure showing the current condition of the subject property. The Applicant plans to also
complete interior improvements. Please note that all of the rehabilitation costs could significantly vary
depending on a variety of factors such as market variances. Further inspections of the subject property
may require additional improvements. The rehabilitation will create construction jobs.
Forbel Alarms, Inc. has been in business since 2013 and in Elk Grove Village since 2017.
Currently Forbel Alarms, Inc. operates out of the approximately 6,500 square foot building at 990 Criss
Circle in Elk Grove Village and needs to more space to fit its growth. Therefore, the Applicant plans to
move its entire operation to the subject property. Currently, Forbel Alarms, Inc. has 11 employees (9 full-
time; 2 part-time) and plans to hire 1 immediately and an additional 3 to 5 employees within the first three
years. Additionally, Forbel Alarms, Inc. will continue to look to hire all qualified Elk Grove Village
residents for future hires.
100 N. LASALLE STREET, LOTH FLOOR, CHICAGO. IL 60602 (312) 782-8310 WWW.SARNOFFPROPERTYTAX.COM
SARNOFF
PROPERTY TAX
Sue Dees
July 30, 2025
Page Two
Elk Grove Village can also expect that Forbel Alarms, Inc. and its employees will continue to
invest commercially back into the community by visiting local establishments such as restaurants, gas
stations, grocery stores and more. In addition, Elk Grove Village can expect that Forbel Alarms, Inc. will
continue attract business and various customers to the Village in the course of its operations.
As the above indicates, there are various benefits Elk Grove Village will receive should the
Applicant be granted the Class 6b Incentive. The Applicant is excited to move forward with completing
the rehabilitation and reoccupation of the subject property. However, the above is all contingent on the
Applicant receiving a Class 6b Incentive.
Therefore, please review this letter and the following attached materials, and place the Applicant
on the Agenda for the next Elk Grove Village Board meeting on August 12, 2025:
1. Petition Form for Class 6B Program.
2. Affidavit attesting to the vacancy on the subject property.
3. Legal description of the subject property.
4. Estimated costs of the improvements.
5. Aerial of the subject property.
6. Marketing brochure.
7. Color renderings showing the proposed new facade and landscaping.
8. List of the subject property's taxes for the past five years, including a Cook County print-
out.
9. Estimated taxes on the subject property with and without the Class 6b Incentive and with
100% vacancy relief.
10. Cook County Disclosure of Ownership Interest Statement.
11. $1,000.00 filing fee.
Should you have any questions or concerns, do not hesitate to contact me at (312) 782-8310.
Sincerely,
SARNOFF PROPERTY TAX
Zachary A. Kafitz
SARNOFF
PROPERTY TAX
Special circumstances requested by 131 Garlisch, LLC
131 Garlisch Dr., Elk Grove Village, Illinois (PIN: 08-22-205-007-0000)
131 Garlisch, LLC ("Applicant") is requesting a Resolution supporting and consenting to a Class
6b Incentive on the above -referenced property based on occupation of an abandoned property that has
been vacant for less than 12 continuous months with a purchase for value, special circumstances and
substantial rehabilitation. The Applicant plans on purchasing the subject property and rehabilitating the
same for its related entity, Forbel Alarms, Inc., to occupy for its industrial use consisting of warehousing
and distribution of security systems.
The subject property is approximately 26,000 square feet with an approximately 10,000 square
foot building that has been 100% vacant and unused since March, 2025. The subject property is in need
of substantial rehabilitation. Therefore, the Applicant plans to spend approximately $300,000 to $350,000
to immediately rehabilitate and improve the subject property. Based on initial inspections these
improvements will be to update the landscaping, update/improve the fagade, add new signage, repair the
parking lot, paint the front metal roof, install a new concrete drives per Elk Grove Village standards and
add a new walkway as well as to complete other general maintenance. See attached drawings as well as a
marketing brochure showing the current condition of the subject property. The Applicant plans to also
complete interior improvements. Please note that all of the rehabilitation costs could significantly vary
depending on a variety of factors such as market variances. Further inspections of the subject property
may require additional improvements. The rehabilitation will create construction jobs.
Forbel Alarms, Inc. has been in business since 2013 and in Elk Grove Village since 2017.
Currently Forbel Alarms, Inc. operates out of the approximately 6,500 square foot building at 990 Criss
Circle in Elk Grove Village and needs to more space to fit its growth. Therefore, the Applicant plans to
move its entire operation to the subject property. Currently, Forbel Alarms, Inc. has 11 employees (9 full-
time; 2 part-time) and plans to hire 1 immediately and an additional 3 to 5 employees within the first three
years. Additionally, Forbel Alarms, Inc. will continue to look to hire all qualified Elk Grove Village
residents for future hires.
Elk Grove Village can also expect that Forbel Alarms, Inc. and its employees will continue to
invest commercially back into the community by visiting local establishments such as restaurants, gas
stations, grocery stores and more. In addition, Elk Grove Village can expect that Forbel Alarms, Inc. will
continue attract business and various customers to the Village in the course of its operations.
Based on our research and the additional costs that must be incurred to rehabilitate the property
and building in order for this to be a successful endeavor, the Applicant must possess a Class 6b Incentive
to complete the improvements and to successfully operate the property. It is for these reasons that it is
necessary to grant the Applicant a Resolution in support and consent of a Class 6b Incentive for the
subject property based on occupation of an abandoned property that has been vacant for less than 12
continuous months with a purchase for value, special circumstances and substantial rehabilitation.
Petition Form for
Class 6B Program
For Office Use Only
Address of Subject Property:
Signed Affidavit Dated:
To the Applicant:
Anyone who intends to submit a request for a Cook County Class 6B Property Tax Abatement within
the corporate limits of the Village of Elk Grove Village must first complete this petition in all its entirety.
The contents of this petition are as follows:
Petition
Detailed Letter of Transmittal
Property Tax Analysis
Eligibility Checklist
$1,000 Filing Fee
Please read the entire form and complete every section as thoroughly as possible. If you have any
questions, please call Sue Dees, Director of Business Development & Marketing, at 847-357-4005.
E 1,l
0
PETITION FOR COOK COUNTY CLASS bB
VILLAGE OF ELK GROVE VILLAGE
We, the undersigned, being owners of record of the following described real estate, do hereby request
that the following business and legally described real estate be granted a Cook County Class 613 Property
Tax Abatement:
Business: 131 Garlisch, LLC
Address:
Permanent Real Estate Tax Index No. 08-22-205-007-0000
Assessed Valuation 20 24 $174,266
(last 3 years) 20 23 $174,266
20 22 $174,266
Attach Legal Description of Property
Owners of Record:
Print Name: L = - Signature:
���1 ����� ���(-t-►� �,fl.�atl� Vru_F�L 1 � LLi�71�
(Address City, State)
Phone: (- :3 4ql l�jTV Fax:
Email: 11EIfl C�.� n�► 0_aCJ —u- so\ • Gar^
Business Applicant's Name:
Print Name: Dmitry Beliayev Signature: v
131 Garlisch, LLC
Business/Corporation Name
131 Garlisch Dr., Elk Grove Village, IL 60007
(Address City, State)
Phone: 847-595-1900 pax:
Email: db@forbel.net
G VE V,
Disclosure of Ownership
1. When submitting documentation required for the Cook County Class 6B Property Tax Abatement
Program, the applicant is required to submit all required and supporting documentation for the
application. The applicant is REQUIRED to submit the following information:
❑ A Letter of Transmittal detailing the existing and intended use of the property, reason for Class
6B, property alterations, pertinent business operational information, or any information of note that
may be beneficial for staff and the Village Board.
❑ Completion of the Class 613 Eligibility Checklist for the property in question.
❑ Completion of the property tax analysis spreadsheet.
❑ Current property photographs and renderings of property/building modifications, if applicable.
❑ Proposed Site Plan, if applicable.
If property is:
❑ Owned by the individual(s);
Title Tract Search, or
One copy of the latest recorded deed with affidavit
❑ Administered by a trust;
One certified copy of the trust agreement, trust deed and a list of beneficiaries
* Has the property been, or is now, the subject of any other action by the Village? None that the Applicant is
If YES, give details on a separate sheet of paper. aware of at this time.
G VE V,
VILLAGE OF ELK GROVE VILLAGE, ILLINOIS
Petition for Cook County Class 6B Property Tax Abatement
The Village of Elk Grove prides itself on being a business friendly community. As such, the Village
supports the use of the Cook County Class 613 Tax Abatement in cases where it is established that a tax
disparity exists and is detrimental to tenancy and where the project presents a clear benefit to the
community. The Village reserves the right to review applications and render its approval or disapproval
based on the information provided.
Adhering to all Village codes and ordinances with respect to building and landscaping alterations is
required. Furthermore, proposed building and landscaping construction must follow the design
guidelines promulgated in the Industrial and Commercial Revitalization Master Plan Update for 2011.
Proposed enhancements should be in accordance with the attached Industrial Design Guidelines Packet.
The purpose of the Cook County Class 613 Property Tax Abatement Program is to stimulate the re -
occupancy of vacated industrial buildings through a reduction in property taxes. Property approved for
Class 6B status allows the owner of the property to have the assessment level lowered for a period of
twelve years. Under the program the assessment schedule is 10% of fair market value for ten years then
15% in the eleventh year and 20% in the twelfth year. Industrial property is regularly assessed at 25%
of fair market value in Cook County.
I - INITIATION:
The following procedures are necessary for a completed petition for Cook County Class 6B Property
Tax Abatement consideration:
A. Documents required:
1. Petition (attached) completed in full
2. Detailed Letter of Transmittal demostraing need for the incentive "But For Clause."
3. Completion of Class 6B Eligibility Checklist
5. Legal description of the property.
6. Photographs, both aerial and land based, of the area for which the property tax exemption is
requested
7. Detailed rehabilitation plans with color elevations and site plan
8. Detailed rehabilitation budget showing itemized total cost
9. Detailed landscaping plan and signage plan with color elevcations
10. For new construction, detailed colored elevations and an architectural site plan
B. Fees:
Submit a check made payable to the Village of Elk Grove Village to meet the following:
1. $1,000.00 filing fee.
Documents and fees are to be submitted to the Village Manager's Office, Attn: Director of
Marketing & Business Development, 901 Wellington, Elk Grove Village, Illinois 60007.
II - REVIEW AND PROCESSING
Upon receipt of the petition for Cook County Class 6B Property Tax Abatement and fee, the
Director of Business Development & Marketing will:
A. Examine the request for compliance with the above requirements for information, documents and
fees. Incomplete inquiries will be returned to the petitioner or applicant for their action. Step "B"
will be taken when all petition requirements have been fulfilled.
B. Distribute petition and required documents for departmental review and comment by Village
Manager's Office, Community Development, Public Works, and Finance. Departments will submit
written comments to Director of Business Development & Marketing.
C. Department comments will be communicated to applicant for correction.
D. When your application is determined to be complete by staff, the petition will be presented to the
Mayor & Board of Trustees at the next regularly scheduled Village Board Meeting for
consideration.
E. Fully completed petitions will be reviewed by the Mayor & Board of Trustees to ensure that the
project has a clear and demonstrated benefit to the community. If the project is deemed to have
merit and the Applicant has demonstrated that the project could not occur without the assistance
provided by the Cook County Class 6B Property Tax Abatement, then the Mayor & Board of
Trustees will provide the applicant with a Letter of Receipt from the Village.
This letter may be used to inform the Cook County Assessor's Office that Elk Grove Village is in
receipt of the Applicant's request for a Cook County Class 6B Property Tax Abatement. The Letter
of Receipt is not a guarantee of approval and the Applicant can move ahead with their project at
their own risk.
F. The Village will maintain contact with the applicant to ensure that the stated obligations have been
met.
G. Once the stated obligations have been met, Village staff will present a Resolution of Support to the
Mayor & Board of Trustees at a regularly scheduled Village Board Meeting for consideration.
III -FINAL ACTION
Upon their review, the Mayor and Board of Trustees at a Village Board Meeting will:
A. Deny the request
B. Approve the request with or without modification
C. Adopt appropriate resolution
If approved, the Applicant will receive a certified copy of the Village's Resolution in support of the
Cook County Class 6B Property Tax Abatement.
NOTE: While the Village will do its best to expedite the review and approval process,
applicants should allow at least 30 days for review by staff and consideration by the
Mayor & Board of Trustees. Furthermore, additional time may be needed depending
on the complexity of the development.
VILLAGE OF ELK GROVE VILLAGE, ILLINOIS
Petition for Cook County Class 613 Property Tax Abatement
Eligibility Checklist
In order to be considered for the Cook County Class 613 Property Tax Abatement, the Eligibility
Checklist must be completed. The initial application must score 16 out of 16 points. Each item will
receive 1 point for Yes and 0 points for No.
Packet Item
Yes
No
Letter of Transmittal
x
Name of the Applying Company
x
Current and Proposed Location/Address of the Applicant
x
Proposed Use of the Property
x
Proof of Vacancy
x
Job Creation and Retention Data (excluding one-time construction jobs)
x
Total Project Cost of Proposed Improvements exclude landpurchase)
x
Proposed Detailed Construction Budget of Proposed Improvements
x
Proposed Landscape Budget and Plan
x
Total Square Footage of the Building
x
Current Color Photographs of the Building
x
Prior Five Years of Tax History
x
Breakdown of Taxes Paid Occupied With 613 v. Occupied Without 613
x
Tax PIN
x
Legal Description
x
Letter from Applicant Explaining the Need for the Tax Abatement on
Company Letterhead
x
Application Fee of $11000
x
Total Points
17
Below is a list of recommended items to be included in your Letter of Transmittal as part of the
submission:
• Nature of the proposed operation.
• Documentation detailing how long the building has been vacant.
• Owner occupied or leased.
• Justification explaining the need for the property tax abatement.
• Note if retail sales will take place at the proposed location.
• Proposed number of employees, which should include full-time and part-time, as well as any
potential growth and time -frame for filling new positions.
• Detailed breakdown of what needs to be done to the property to make it suitable for the proposed
operation.
• How the proposed improvements conform with the Village's Industrial/Commercial Revitalization
Master Plan.
• How the proposed improvements will increase the valuation of the property.
• How the neighboring businesses will benefit from the proposed improvements.
VE V,
Elk Grove Village Class 613 Property Tax Terms and Agreement
131 Garlisch Dr.
The APPLICANT shall perform the WORK upon the SUBJECT PROPERTY located at in
accordance with the PLANS and in full compliance with all applicable codes, ordinances, rules, regulations,
permits, and plans as outlined in Attachment A, imposed by the VILLAGE, and shall complete the WORK in a
good and workmanlike manner or risk voiding this agreement. The WORK shall include all building and
landscaping alterations as proposed by the APPLICANT in exchange for the VILLAGE'S approval of a Cook
County Class 6B Property Tax Abatement.
The APPLICANT, will be issued a Letter of Receipt upon submission of a completed Elk Grove Village
Class 6B Application Packet. This letter may be used to inform the Cook County Assessor's Office that the Village
of Elk Grove is in receipt of the Applicant's request for a Cook County Class 6B Property Tax Abatement. The
Letter of Receipt is not a guarantee of final approval and the Applicant may move ahead with their project at their
own risk.
The Letter of Receipt will serve as official notice that the APPLICANT is eligible for the incentive;
however, final approval is not complete until there is an official Resolution passed by the Village. The
Resolution will not be executed until such time all proposed work is complete. The APPLICANT has 365 days
from the execution of this Agreement to complete all proposed alterations and submit a full accounting of costs.
If costs are not consistent with promises made in the original application, the APPLICANT may not be granted a
final resolution of 6B approval.
This AGREEMENT sets forth all the promises, inducements, agreements, conditions and undertaking
between the APPLICANT and the VILLAGE relative to the subject matter thereof, and there are no promises,
agreements, conditions or understandings, either oral or written, expressed or implied, between them, other than
as set forth herein. No subsequent alteration, amendment, change or addition to this AGREEMENT shall be
binding upon the PARTIES hereto unless authorized in accordance with the law and reduced in writing and signed
by them.
In WITNESS WHEREOF, the parties hereto have executed this Agreement as set forth below:
Village of Elk Grove Village
901 Wellington Avenue
Elk Grove Village, IL 60007
Signed:
Name: Craig B. Johnson
Title: Mayor
Date:
Attest:
Jennifer B. Mahon, Village Clerk
131 Garlisch, LLC
Elk Grove Village, IL 60007
Signed: \ I v
Name: Dmitry Beliayev
Title: Member
Date: 07/30/2025
VE V14
Elk Grove Village Class 6B Property Tax Terms and Agreement
Terms & Conditions
Attachment A
The WORK must be completed in accordance with the application packet submitted. Any alteration of the
proposed work requires Village approval. Please note all improvements must conform to the Village codes and
ordinances. At the time of plan review and permitting, the Village reserves the right to alter the applicant's
plan to ensure conformity. The 6b will not be granted until all improvements are completed to the satisfaction
of the Village.
The APPLICANT shall perform the WORK upon the SUBJECT PROPERTY as outlined below and shown in
the 6b Application Packet...
1.The loading dock shall be concrete and must be replaced in accordance with Elk Grove Village standards.
2. The parking lot apron to the west needs to be replaced in accordance with Elk Grove Village standards.
4. The front entrance has settled and needs to be replaced to be ADA accessible.
3. The parking lot is in need of a mill and resurface with a minimum of 2" of hot mix asphalt material.
Some full depth patching may be required. ADA signage and striping needs to be installed.
4. The rear drainage ditch shall be cleared of all debris, trees, shrubs, and invasive species and restored with
topsoil and type 4/4A seed and blanket.
6. Landscaping is dated and needs to be redone.
7. The stormwater restrictor appears to have been removed. A 2" restrictor is required and must be installed.
8. The new windows on the front facade must be 17' in width at a minimum.
AFFIDAVIT
I, _Lee Callegari (your name), if called to testify would attest to the following
facts:
1. That I am Operations Director_ (relationship to the entity that owns the subject
ro er ) of _AES USA Corp_ enti , that owns the subject pro per •), that owns the property
located at 131 Garlisch Dr. in Elk Grove Village, Illinois (PINS: 08-22-205-007-0000) ("Subject
Property").
2. That the prior occupant of the Subject Property was _AES USA Corp_ rior
occupant).
3. That as of _03/07/2025 date the site became vacant , _AES USA
Corp_ [ former occupant) completely vacated the Subject Property.
4. That since _03/07/2025
vacant and unused.
Subscribed and sworn before me
This t't day of 12025
V
Signature of Notary Publ'c
(date), the Subject Property and has been 100%
Further Affiant Sayeth Not
Lee Callegari
( your name)
Date: 1- lg • 2S
Official Seal
CATHERINE L FULGHAM
Notary Public, State of Illinois
Commission No, 916767
My Commission Expires September 21, 2028
Legal Description, Site and Building Square Footage
The total land area of the subject parcel located at 131 Garlisch Dr. in Elk Grove Village,
Illinois (PINs: 08-22-205-007-0000) is approximately 26,000 square feet, and the total building
area of the existing structure located thereon is approximately 10,000 square feet.
Below please find the legal description of the subject property.
LOT 25 IN GARLISCH SUBDIVISION UNIT NUMBER 23, BEING A SUBDIVISION
OF PART OF THE WEST 1/2 OF THE EAST 1/2 OF SECTION 22, TOWNSHIP 41
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK
COUNTY, ILLINOIS.
ESTIMATED IMPROVEMENT COSTS
131 Garlisch, LLC ("Applicant") plans to purchase the property located at 131 Garlisch,
LLC in Elk Grove Village, Illinois (PINs: 08-22-205-007-0000) and rehabilitate the same for its
related entity, Forbel Alarms, Inc., to occupy for its industrial use consisting of warehousing and
distribution of security systems.
The subject property is approximately 26,000 square feet with an approximately 10,000
square foot building that has been 100% vacant and unused since March, 2025. The subject
property is in need of substantial rehabilitation. Therefore, the Applicant plans to spend
approximately $300,000 to $350,000 to immediately rehabilitate and improve the subject
property. Based on initial inspections these improvements will be to update the landscaping,
update/improve the fagade, add new signage, repair the parking lot, paint the front metal roof,
install a new concrete drives per Elk Grove Village standards and add a new walkway as well as
to complete other general maintenance. See attached drawings as well as a marketing brochure
showing the current condition of the subject property. The Applicant plans to also complete
interior improvements.
Please note that all of the rehabilitation costs could significantly vary depending on a
variety of factors such as market variances. Further inspections of the subject property may
require additional improvements. The rehabilitation will create construction jobs. Below please
find a list of the estimated costs of the proposed improvements:
1. Parking lot improvements - $40,000.00
2. Concrete driveway / apron improvement - $40,000.00
3. Facade paneling - $50,000.00
4. New bigger front windows - $20,000.00
5. Landscaping - $20,000.00
6. Interior build -out - $150,000.00
7. TOTAL COST-$320,000
9,958 SF
Industrial Property For Lease
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$ ROWN
COMMERCIAL GROUP, INC.
LOCATION DESCRIPTION
Established industrial park with easy access to major transportation-.,•w� �� �.o �� ,
routes via nearby Rt. 72, Rt. 83, 1-90.
PROPERTY OVERVIEW
• 9,958 SF Free -Standing Building
• 1,850 ± SF Offices
• 14' -16' Clear Ceilings r -
• 1 Interior Dock
• 1 Drive-in Door
• 100% Air Conditioned
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• 0.6 Acre Site
• 15±Car Parking
1
• 400 Amp, 480 Volt, 3 Phase Power
• Available April 1, 2025
• Lease Rate: $12.95/SF Modified Gross
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COMMERCIAL GROUP, INC.
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Industrial Property For Lease
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9,9S8 SF
Industrial Property For Lease
12' 3" x 11' 10'
$ ROWN
COMMERCIAL GROUP, INC.
EXISTING BRICK, WINDOWS, NEW LIGHTS
AND DOORS ON BOTH
ABOVE EXISTING
SIDES TO REMAIN AS IS.
DRIVE IN DOOR -
TYP.
NEW COMPOSITE PANELS
OVER EXISTING BRICK.
COLOR: DARKGRAY.
NEW CONCRETE
EXISTING COPING
DRIVE
TO REMAIN.
designhchausinc.P
ure
860 lively blvd. elk grove village, Illinois 60007
p:847.593.5010 f:847.593.5012 www.dhausarch.com
NEW COMPOSITE PANELS
OVER EXISTING BRICK.
COLOR: LIGHT GRAY.
PAINT EXISTING DRIVE IN
DOOR - TYP. OF TWO.
COLOR: DARK GRAY
NEW ACCESSIBLE
WALKWAY
NEW COMPANY
SIGNAGE
131 Garlisch Dr
Elk Grove Village, IL 60007
NEW EXPANDED WINDOWS.
TINTED BLACK. FINAL
LOCATION AND SIZE TO BE
DETERMINED.
NEW LANDSCAPE -
SEE LANDSCAPE PLAN
FOR MORE DETAILS
EXISTING WINDOWS
AND DOORS TO
REMAIN AS IS.
PAINT EXISTING ROOF
NEW CONCRETE INDUSTRIAL
DOCK DRIVE APRON
WITHOUT CURB PER VILLAGE
STANDARDS
-NEW COMPOSITE PANELS
OVER EXISTING BRICK.
COLOR: LIGHT GRAY.
NEW COPING ON
WING WALL TO
MATCH EXISTING
1
± 8'-6"
JDOW WIDTH P, WINDOW
WIDTH
Yt -
project:
25.124
date:
07.30.25
revision:
03
RE1,1
.,:-
7 4
:milli[ 3- ti
%L41111* * . w
Irk
CLEAN DITCH TO END OF
PROPERTY LINE
MILL AND RESURFACE WITH
MINIMUM 2" ASPHALT.
RESTRIPE EXISTING PARKING
LOT, INSTALL ADA SIGNAGE.
2" RESTRICTOR TO BE
INSTSALLED, FINAL
LOCATION TBD.
V
NEW CONCRETE DRIVE
APRON WITHOUT CURB PER
VILLAGE STANDARDS
NEW ACCESSIBLE
WALKWAY
NEW CONCRETE DRIVE PER
VILLAGE STANDARDS
NEW CONCRETE
INDUSTRIAL DOCK DRIVE
APRON WITHOUT CURB PER
VILLAGE STANDARDS
NEW LANDSCAPE -
SEE LANDSCAPE PLAN
FOR MORE DETAILS
designhchausinc.P
ure
860 lively blvd. elk grove village, Illinois 60007
p:847.593.5010 f:847.593.5012 www.dhausarch.com
M
131 Garlisch Dr
Elk Grove Village, IL 60007
N
SITE PLAN - N.T.S.
project:
25.124
date:
07.30.25
revision:
03
0
RE1.0
22'-6" 1 52'-10" 1 53'-8"
GARLISCH AVENUE
LANDSCAPE PLAN
SCALE: 1 "=10'-0"
0 10' 20'
LANDSCAPE ILLUSTRATION FROM GARLISCH AVENUE
Botanical Name Common Name Quantity Size Condition
Trees 2
Quercus rubra Red Oak 1 3" cal. B&B, non -fruiting
Syringa reticulate Japanese Tree Lilac 1 3" cal. B&B
Ornamental Trees 2
8 foot
Cercis canadensis
Eastern Redbud
2
height
B&B. multi -stemmed
Shrubs and Grasses 11
Physocarpus opulifolius
'Summer Wine'
Summer Wine Common
Ninebark
7
2 foot
height
B&B
Viburnum prunifolium
Black Haw Viburnum
3
4 foot
height
B&B
FW'7',/a florida
Weigela
1
2 foot
height
B&B
Evergreen Shrubs 17
Buxus microphylla 'Gregem'
Baby Gem Boxwood
17
2 foot
height
B&B, Space 2 feet on
center and prune to a
uniform height
Perennials and Grasses 54
Allium 'Millennium'
Millennium Ornamental Onion
20
1 gallon
Calamagrostis x acutiflora 'Karl
Foerster'
Feather Reed Grass
7
5 gallon
Hemerocallis 'Purple de Oro'
Purple de Oro Daylily
1 gallon
Heuchera spp. 'Georgia Peach'
Georgia Peach Coralbells
15
1 gallon
Iris versicolor
Iris
1 12
1 gallon
PLANT SCHEDULE
Boundary Area -
Garlisch, 76 LF Required Provided
Total Trees (1/40LF)
2
2
Min. Deciduous (75%)
2
2
Max. Evergreen
0
0
Max. Ornamental
0
0
Shrubs (8/40LF)
15
15
GRAPHIC KEY
0+ Gom§
CANOPY EVERGREEN ORNAMENTAL SHRUBS EVERGREEN ORNAMENTAL PERENNIAL
TREE TREE TREE SHRUBS GRASS BED
GRASS,
SOD
GENERAL NOTES:
l . SITE PLAN IS REFERENCED FROM CURRENT
ARCHITECTURAL DRAWINGS.
2. PLANTING PROPOSED IS VILLAGE OF ELK GROVE
VILLAGE 6B GRANT PROGRAM.
TREE WATERING BAG,
INSTALL AT THE DATE OF
INSTALLATION. BAG WILL
REMAIN DURING THE
DURATION OF THE
WARRANTY. THEN WILL BE
REMOVED BY
CONTRACTOR.
X
DECIDUOUS TREE DETA
SCALE: 1 /4"=1'-0"
SHRUB DETAIL
SCALE: 1 /4"=1 '-0"
SHADE TREE WITH STRONG CENTRAL
LEADER. DO NOT STAKE, PRUNE OR WRAP
TREES UNLESS APPROVED BY OWNER OR
LANDSCAPE ARCHITECT.
REMOVE ALL TWINE, ROPE, WIRE, AND
BURLAP FROM TOP HALF OF ROOT BALL. IF
ROOT BALL HAS WIRE BASKET, CUT IN
AROUND PERIMETER OF BALL AND FOLD
ENTIRE BASKET DOWN 8 INCHES BELOW
GRADE INTO PLANTING PIT.
CROWN OF ROOTBALL FLUSH WITH
EXISTING GRADE LEAVING TRUNK FLARE
VISIBLE AT THE TOP OF THE ROOT BALL.
4 INCH HIGH SOIL SAUCER BEYOND EDGE
OF ROOT BALL.
2" DEPTH MULCH LAYER IN 6 FOOT
DIAMETER RING AROUND TRUNK OF TREE.
DO NOT MOUND ONTO THE BARK OF TREE
TRUNK.
PLANTING SOIL BACKFILL, DO NOT
COMPACT
TAMPED SOIL AROUND AROUND BASE OF
ROOT BALL. TREE TRUNK SHALL BE PLUMB
TO SURFACE.
ROOT BALL SET ON UNEXCAVATED OR OR
TAMPED SOIL
3X (TREE PIT TO BE 3 TIMES THE
DIAMETER OF ROOT BALL)
IL 0 4' 8'
3 INCH HIGH SOIL RIM BEYOND EDGE OF ROOT BALL FOR
WATER DETENTION
REMOVE ALL TWINE, ROPE, AND WIRE & BURLAP FROM TOP
2/3 OF ROOT BALL
PLACE ROOT BALL ON UNEXCAVATED OR
TAMPED SOIL
TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT
PRESSURE TO REDUCE SHIFTING OF ROOT BALL; TAMPED SOIL
SHOULD NOT BE TOO COMPRESSED TO DETER ROOT GROWTH
AROUND ROOT BALL.
REMOVE ALL AIRPOCKETS OR POTENTIAL
AIR POCKETS THAT WILL OCCUR DURING
THE SETTLING OF THE SOIL.
HOLE TO BE TWICE THE SIZE OF ROOTBALL
SET ROOT BALL 2-3 INCHES HIGHER THAT
SURROUNDING GRADE TO ALLOW SETTLING
OF THE SOIL
2-3 INCHES OF MULCH ON SURFACE; DO NOT
APPLY ADJACENT OR DIRECTLY ON PLANT
BASE
0 4' 8'
PREPARE PLANTING BED PRIOR TO INSTALLATION OF
GRASS/PERENNIAL PLANTS. LOOSEN SOIL AND REMOVE
ALL DEBRIS THAT WILL IMPAIR THE GROWTH OF THE
PLANT(S).
REMOVE MATERIAL FROM CONTAINER. NO CONTAINER
MATERIAL TO BE LEFT ON THE SITE.
PLACE ROOT BALL ON UNEXCAVATED
OR TAMPED SOIL
TAMP SOIL AROUND ROOT
AREA
REMOVE ALL AIRPOCKETS OR
POTENTIAL AIR POCKETS THAT WILL
OCCUR DURING THE SETTLING OF
THE SOIL.
EVENLY SPACE ALL PLANTING
SPECIFIED WITHIN THE BED.
2-3 INCHES OF MULCH ON SURFACE; DO NOT APPLY
ADJACENT OR DIRECTLY ON PLANT BASE
PERENNIAL DETAIL 0 4' 8'
SCALE: 1 /4"=1'-0"
U :GAR` W. L.EHMAN : 0
®� 157-00119 m
a� .e
0
131 Garlisch Dr., Elk Grove Village, Illinois
(PIN: 08-22-205-007-0000)
Tax Year Taxes
2023
$44,253.29
2022
$42,578.83
2021
$45,109.96
2020
$43,454.37
2019
$52,511.45
Cook County Property Tax Port % + — ❑ X
E ) a coo kcountyp ropertyinfo com/pi n results.a spx [R
Property Characteristics for PIN:
48-22-205-007-0000
PROPERTYADDRESS
131 GARLISCH DR
ELK GROVE VILLAGE
60007
Township: ELK GROVE
..� MAILING ADDRESS
AES USA CORP AN ILLINO
0 • piropertie5 131 GARLISCH DR
and other information on ELK GROVE VL, IL 60007
COONEWER
Update Name or Mailing Address
TAX BILLED AMOUNTS
Y_TAV uEGTAftV
2023:
$44,253.29
Paid in Full
2023-
o Exemptions Received
2022:
$42,518.83
Payment History
2022Z
o Exemptions Received
2021:
$45,109.96
Payment History
2021:
a Exemptions Received
2020:
$43,454.37
Payment History
2020:
o Exemptions Received
2019:
$52,511.45
Payment History
2019.
o Exemptions Received
Search Again I Tax Calcu l ator I Morn Property Characteristic I nformatian
Assessed Value:
(2C23 Assessor Certified)
Assessment I nformaticn:
Estimated Property Value:
Assessed Value History
Lot Size (SgFt):
Building (SgPt):
Property Class:
Property Class Description
Tax Rate :
Tax Rate History
Tax Code:
Taxing Districts' Financial Statements
Tax Rate Information
2023: Not Available
2022: Not Available
2021: Not Available
2020: Appeal information
2019: Appeal information
131 Garlisch Dr., Elk Grove Village, Illinois (PIN: 08-22-205-007-0000)
Year
Estimated
Market
Value
Estimated
Tax Rate
Estimated
Multiplier
Estimated Tax
Without The
Class 6b
Incentive
Estimated Taxes/
Square Foot
Without The Class
6b Incentive
Estimated Tax With The Class
6b Incentive
Estimated
Taxes/ Square
Foot With The
Class 6b
Incentive
Estimated
Taxes With
100%
Vacancy
Relief
Estimated
Taxes/ Square
Foot With 100%
Vacancy Relief
Estimated
Building
Square Feet
2025*
$1,385,506
8.419%
3.0163
$87,960
$8.80
$35,184
$3.52
$29,438
$2.94
10,000
2026
$1,385,506
8.419%
3.0163
$87,960
$8.80
$35,184
$3.52
$29,438
$2.94
10,000
2027
$1,385,506
8.419%
3.01631
$87,960
$8.80
$35,184
$3.52
$29,438
$2.94
10,000
2028*
$1,662,607
8.419%
3.0163
$105,552
$10.56
$42,221
$4.22
$35,326
$3.53
10,000
2029
$1,662,607
8.419%
3.0163
$105,552
$10.56
$42,221
$4.22
$35,326
$3.53
10,000
2030
$1,662,607
8.419%
3.0163
$105,552
$10.56
$42,221
$4.22
$35,326
$3.53
10,000
2031*
$1,995,129
8.419%
3.0163
$126,662
$12.67
$50,665
$5.07
$42,391
$4.24
10,000
2032
$1,995,129
8.419%
3.0163
$126,662
$12.67
$50,665
$5.07
$42,391
$4.24
10,000
2033
$1,995,129
8.419%
3.0163
$126,662
$12.67
$50,665
$5.07
$42,391
$4.24
10,000
2034*
$2,394,154
8.419%
3.0163
$151,994
$15.20
$60,798
$6.08
$50,869
$5.09
10,000
2035
$2,394,154
8.419%
3.01631$151,994
$15.20
$91,197
$9.12
$50,869
$5.09
10,000
15% Assessment in year 11
2036
$2,394,154
8.419%
3.0163
$151,994
$15.20
$121,595
$12.16
$50,869
$5.09
10,000
20% Assessment in year 12
Totals
$1,416,5021
$657, 797
$474,074
*Denotes Reassessment Year.
Assumptions: 1. 2023 tax rate and 2023 multiplier.
2. Market value based on a $1,065,506 purchase price along with approximately $320,000 of improvements and increasing 20% per reassessment year.
3. Taxes based on 100% vacancy are based on the initial 2025 Cook County Assessor's Office assessed valuation with 90 % of the building assessed
value removed, and increasing 20% per reassessment year.
COOK COUNTY DISCLOSURE OF OWNERSHIP INTEREST STATEMENT
The Cook County Code of Ordinances (§2-610 et seq.) requires that any Applicant for any County Action must disclose information
concerning ownership interests in the Applicant. This Disclosure of Ownership Interest Statement must be completed with all
information current as of the date this Statement is signed. Furthermore, this Statement must be kept current, by filing an amended
Statement, until such time as the County Board or County Agency shall take action on the application. The information contained
in this Statement will be maintained in a database and made available for public viewing. County reserves the right to request
additional information to verify veracity of information containted in this statement.
If you are asked to list names, but there are no applicable names to list, you must state NONE. An incomplete Statement will be
returned and any action regarding this contract will be delayed. A failure to fully comply with the ordinance may result in the action
taken by the County Board or County Agency being voided.
"Applicant" means any Entity or person making an application to the County for any County Action.
"County Action" means any action by a County Agency, a County Department, or the County Board regarding an ordinance or
ordinance amendment, a County Board approval, or other County agency approval, with respect to contracts, leases, or sale or
purchase of real estate.
"Person" "Entity" or "Legal Entity" means a sole proprietorship, corporation, partnership, association, business trust, estate, two or
more persons having a joint or common interest, trustee of a land trust, other commercial or legal entity or any beneficiary or
beneficiaries thereof.
This Disclosure of Ownership Interest Statement must be submitted by
1. An Applicant for County Action and
2. A Person that holds stock or a beneficial interest in the Applicant and is listed on the Applicant's Statement (a "Holder") must file a
Statement and complete #1 only under Ownership Interest Declaration.
Please print or type responses clearly and legibly. Add additional pages if needed, being careful to identify each portion of the form to
which each additional page refers.
This Statement is being made by the [ x ] Applicant or
This Statement is an: [ x ] Original Statement or [
Identifying Information:
Name 131 Garlisch, LLC
] Stock/Beneficial Interest Holder
] Amended Statement
D/B/A: FEIN # Only: 39-3478839
Street Address: 131 Garlisch Dr
City: Elk Grove Village State: Illinois Zip Code: 60007
Phone No.: 224-388-2530 Fax Number: n/a Email: db@forbel.net
Cook County Business Registration Number:
(Sole Proprietor, Joint Venture Partnership)
Corporate File Number (if applicable):
Form of Legal Entity:
[ ] Sole Proprietor [ ]
[ ] Business Trust [ ]
[ ] Other (describe)
Partnership [ ] Corporation [ ] Trustee of Land Trust
Estate [ ] Association [ ] Joint Venture
Limited Liability Company
DISCLOSURE OF OWNERSHIP INTEREST - 1
Ownership Interest Declaration:
1. List the name(s), address, and percent ownership of each Person having a legal or beneficial interest (including ownership) of
more than five percent (5%) in the Applicant/Holder.
Name Address Percentage Interest in
Applicant/Holder
Dmitry Beliayev 2679 Walters Ave, Northbrook, IL 60007 100%
2. If the interest of any Person listed in (1) above is held as an agent or agents, or a nominee or nominees, list the name and
address of the principal on whose behalf the interest is held.
Name of Agent/Nominee Name of Principal Principal's Address
n/a
3. Is the Applicant constructively controlled by another person or Legal Entity? [ ] Yes [ x ] No
If yes, state the name, address and percentage of beneficial interest of such person, and the relationship under which such
control is being or may be exercised.
Name Address Percentage of Relationship
Beneficial Interest
Corporate Officers, Members and Partners Information:
For all corporations, list the names, addresses, and terms for all corporate officers. For all limited liability companies, list the names,
addresses for all members. For all partnerships and joint ventures, list the names, addresses, for each partner orjoint venture.
Name Address Title (specify title of Term of Office
Office, or whether manager
or partner/joint venture)
Dmitry Beliayev 2679 Walters Ave, Northbrook, IL 60007 Member
Declaration (check the applicable box):
[ X ] I state under oath that the Applicant has withheld no disclosure as to ownership interest in the Applicant nor reserved
any information, data or plan as to the intended use or purpose for which the Applicant seeks County Board or other County
Agency action.
[ X] I state under oath that the Holder has withheld no disclosure as to ownership interest nor reserved any information required to
be disclosed.
DISCLOSURE OF OWNERSHIP INTEREST - 2
REAL ESTATE OWNERSHIP DISCLOSURES.
The Applicant must indicate by checking the appropriate provision below and providing all required information that either:
a) The following is a complete list of all real estate owned by the Applicant in Cook County:
PERMANENT INDEX NUMBER(S):
(ATTACH SHEET IF NECESSARY TO LIST ADDITIONAL INDEX
NUMBERS)
b) X The Applicant owns no real estate in Cook County.
2. EXCEPTIONS TO CERTIFICATIONS OR DISCLOSURES.
If the Applicant is unable to certify to any of the Certifications or any other statements contained in this EDS and not explained elsewhere in
this EDS, the Applicant must explain below:
If the letters, "NA", the word "None" or "No Response" appears above, or if the space is left blank, it will be conclusively presumed that the
Applicant certified to all Certifications and other statements contained in this EDS.
DISCLOSURE OF OWNERSHIP INTEREST - 3
COOK COUNTY DISCLOSURE OF OWNERSHIP INTEREST STATEMENT SIGNATURE PAGE
131 Garlisch LLC 1 Dmitry Beliayev
Name of Authorized Applicant/Holder Representative (please print or type)
Signature
db@forbel.net
E-mail address
Subscribed to and sworn before me
this -I'VA day of JaN, 202S
X
Notary Public 'nature
Member
Title
07/29/2026
Date
224-388-2530
Phone Number
My c
OFFICIAL SEAL
TATSIANA TURAVA
NOTARY PUBLIC, STATE OF ILLINOIS
Nota '
DISCLOSURE OF OWNERSHIP INTEREST - 4