HomeMy WebLinkAboutRESOLUTION - 6-20 - 1/28/2020 - Declaration of Easements 1600 E. Oakton StreetRESOLUTION NO.6-20
A RESOLUTION AUTHORIZING THE MAYOR AND VILLAGE CLERK TO
EXECUTE A DECLARATION OF EASEMENTS FOR THE PROPERTY LOCATED AT
1600 E. OAKTON STREET
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 Mayor be and is hereby authorized to sign the attached documents
marked:
DECLARATION OF EASEMENTS
a copy of which is attached hereto and made a part hereof as if fully set forth and the Village
Clerk is authorized to attest said documents upon the signature of the Mayor.
Section 2: That this Resolution shall be in full force and effect from and after its passage
and approval according to law.
VOTE: AYES: 4 NAYS: 0 ABSENT: 2
PASSED this 28 day of January 2020.
APPROVED this 28 day of January 2020.
APPROVED:
Mayor Craig B. Johnson
Village of Elk Grove Village
ATTEST:
Loretta M. Murphy, Village Clerk
DECLARATION OF EASEMENTS
THIS DECLARATION OF EASEMENTS ("Declaration") is made this 28
day of January, 2020, by the VILLAGE OF ELK GROVE VILLAGE, an Illinois home -
rule municipal corporation ("Village").
RECITALS
A. The Village is the owner of lots 1, 2 and 3 ("Lot" or "Lots") in the 1600 Oakton Street
Subdivision ("Subdivision") located within the Village's corporate boundaries. A copy of
the Plat of Subdivision is attached hereto as Exhibit A, which includes legal descriptions
of the entire property within the Subdivision ("Property").
B. The Property is located in the Busse/Elmhurst Redevelopment Project Area; the
Village has made a substantial financial contribution to facilitate the redevelopment of the
Property and desires to ensure its continued operation as a first class hotel and
commercial development.
C. The Village has determined that to facilitate redevelopment of the Property and
private investment, it is in the best interest of the Village and its residents to sell the
Property for redevelopment.
D. The Village has further determined that the best use of the Property is the
development of hotels, restaurants, retail or other commercial uses and intends to sell
each Lot to a developer or developers to facilitate redevelopment of the Property, subject
to certain terms and conditions.
E. The Corporate Authorities have adopted ordinance number 3649
("Ordinance") rezoning the Property and setting forth the permitted uses, design
parameters, and certain other requirements and restrictions on the Property; the Ordinance
requires, inter alia, that as a condition of the granting the entitlements contained therein,
the Owners must provide shared parking, signage and stormwater management among the
Lots.
F. All of the Lots in the Subdivision shall have the right to allow stormwater to drain
into the shared detention pond ("Pond") as depicted on the Plat and approved by the
Village and the Metropolitan Water Reclamation District ("MWRD")
G. The Village desires to have the Property developed and operated as an integrated
commercial development in accordance with the Ordinance; in order to effectuate the
common use and operation of the Property, the Village makes this Declaration creating
certain perpetual easements for ingress/egress, parking and signage as set forth below.
NOW, THEREFORE, in consideration of the premises, the covenants and
agreements hereinafter set forth and in furtherance of the Parties' understanding, it is
agreed as follows:
ARTICLE 1
DEFINITIONS
1.01 Common Costs. "Common Costs" shall mean the cost of operating, maintaining
and repairing the shared detention Pond, installing and maintaining and illuminating the
Signs, and plowing driveway and parking areas, as hereinafter defined or provided, all of
which shall be apportioned on a Pro Rata Basis as set forth herein.
1.02 Occupant. "Occupant" shall mean any Person from time to time entitled to the
use and occupancy of any portion of a building in the Subdivision pursuant to an
ownership right or any lease, sublease, license, concession or other similar agreement.
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1.03 Owner. "Owner" shall mean each owner of any Lot and their respective
successors and assigns who become owners of any Lot within the Subdivision.
1.04 Permittee. "Permittee" shall mean all Occupants and the officers, directors,
employees, agents, contractors, customers, vendors, suppliers, visitors, invitees including
patrons and customers, licensees, subtenants and concessionaires of Occupants as their
activities relate to the intended use of the Property.
1.05 Pond. "Pond" shall mean the detention pond approved by the Ordinance as
depicted on the Plat.
1.06 Pro Rata Share/Pro Rata Basis. "Pro Rata Share" or "Pro Rata Basis" shall be
forty percent (40%) each for the Owners of Lots 1 and 3 and twenty percent (20%) for the
Owner of Lot 2, and all Common Costs and any other charges arising from this
Declaration shall be apportioned accordingly.
1.07 Signs. "Sign" or "Signs" shall mean the shared monument signs approved for the
Property in the Ordinance and by Village staff, with one to be located on Oakton Street
and one on Busse Road in the location as depicted on the Plat.
ARTICLE 2
EASEMENTS
2.01 Ingress and Egress. The Village hereby grants and conveys to the owner of each
Lot for its use and for the use of its Permittees, in common with others entitled to use the
same, a non-exclusive easement for the passage and parking of vehicles over and across
the parking and driveway areas of the other Lots, as the same may from time to time be
constructed and maintained for such use, and for the passage and accommodation of
pedestrians over and across the parking, driveway and sidewalk areas of each of the Lots,
as the same may from time to time be constructed and maintained for such use. The
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ingress and egress easements set forth herein shall be perpetual as to the Property.
Nothing herein shall be deemed to be a gift or dedication of any portion of the Property to
the general public or other owners of other Lots in the Subdivision. No Owner or
Occupant shall erect any barrier or take any action that would impede the use and
enjoyment of the other Owners, Occupants and Permitees of the parking and access
easement provided for herein.
2.02 Parking.
The Permittees of each Lot shall have the perpetual and non-exclusive right to park in any
designated parking area on any Lot within the Subdivision, regardless of the Occupant
being visited. No owner shall have any obligation to construct parking areas until its Lot
is developed; but when developed, each Owner shall construct its parking area in
accordance with the Ordinance and this Declaration. No Owner shall erect or allow any
barrier to be erected that would prevent the shared parking contemplated herein as
required by the Ordinance and this Declaration. Nothing contained herein shall be
construed as allowing or requiring any Owner to make improvements or alterations to any
parking area, unless ordered to do so by the Village, the Ordinance or the express terms of
this Declaration and the Plat.
A. The Owner of each Lot shall be responsible for maintaining and repairing the
parking areas of their respective Lots, including snow plowing, cleaning and removing of
any debris. In the event the Owners fail to comply with this provision, the Owner of Lot
3 and the Village shall have the right to enter onto the Property, plow, clean or remove
debris and charge the offending Owner for the Owner of Lot 3's or the Village's costs.
B.. Each Owner shall maintain a sufficient number of vehicular parking spaces to
meet the parking requirements set forth in the Ordinance, as well as all governmental
rules, regulations and/or other ordinances relating to parking requirements, unless a
variance is granted by the Village Board. No Owner shall reduce the size of its parking
area without the written consent of the two other Owners and the Village. Each Owner
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shall comply with the requirements of the American with Disabilities Act on its
respective Lot or Lots.
C. Each Owner shall maintain, clean and replace all paved surfaces and curbs in a
smooth and evenly covered condition to maintain a first-class, clean and orderly
condition. Such work shall include, without limitation, snow and ice removal, sweeping,
restriping, resealing and resurfacing as well as maintaining all directional signage and
pavement markings. (For the purpose of this paragraph, an overlay of the drive and
parking areas shall be considered a maintenance item.)
D. Each Owner shall periodically remove all papers, debris, filth and refuse,
including sweeping to the extent necessary to keep the parking areas in a first-class, clean
and orderly condition. All sweeping shall be performed at appropriate intervals during
such times as shall not interfere with the conduct of business or use of the parking area by
Permittees. The Owner of Lot 3 shall have the right to plow the parking areas on all three
Lots and to be reimbursed by the Owners of Lots 1 and 2.
E. All parking shall be exclusively for the Owners, Occupants, their employees
and Permittees. No overnight parking shall be permitted, with the exception of parking
for hotel guests and employees present on the Property and all parking shall be limited to
the vehicles owned by the Owners, Occupants and their Permittees. In the event of
violation of this paragraph, the Owner of Lot 3 or the Village shall have the right, after
serving notice and a 24 hour period to cure, to tow any vehicle parked in violation of this
Declaration and charge the Owner for the cost of towing and storage, or to fine any
Owner allowing third -party parkers the sum of One Hundred Dollars per day until the
violating vehicle is removed.
2.03 Si na e.
5
A. The Owner of the first Lot to be conveyed by the Village shall be responsible
for the installation of the Signs prior to obtaining a certificate of occupancy. Each Owner
hereby grants an irrevocable license to the Owner of the first Lot conveyed by the Village
to enter onto its Lot to install the Sign and to collect a Pro Rata Share of the cost of
installation from the Owners of the other Lots as they are conveyed by the Village.. All
signage must be reviewed and approved by the Village Manger's Office prior to
installation.
B. The Owner of each Lot shall have the right to use a portion of the sign based
on its Pro Rata Share, to identity solely the name of the Occupant's business operating on
its Lot. Each Owner is hereby granted and conveys to the other Owners a non-exclusive
perpetual easement in, to, over, under, along and across those portions of the Property
necessary for the construction, operation, maintenance and repair of the Signs and
replacement of its respective Sign face.
2.04 Detention Pond.
A. Prior to commencing construction, the first Owner to whom a Lot is conveyed
by the Village will obtain a Watershed Management Permit ("Permit") from the MWRD
allowing for the construction and use of a shared detention pond for all of the Lots in the
Subdivision. The Pond shall be constructed by Owner of Lot 3 at the time it commences
construction on the Lot. The Pond shall be maintained in accordance with the standards
and requirements of the MWRD and the Village. The Owner that constructed the Pond
shall have the right to charge and collect a Pro Rata Share of the cost of construction of
the Pond from the other two Owners.
B. Each Owner shall have the right to drain its stormwater into the shared Pond as
depicted on the Plat. The Owner of Lot 3 shall be responsible for maintaining the Pond
to MWRD standards.
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C. The Owner of Lot 3 shall be responsible for the continued maintenance and
repair, if necessary, of the shared Pond and shall have the right to levy funds from the
Owners to defray the costs of such maintenance and required repairs on a Pro Rata Basis.
The Owner of Lot 3 shall have the lien rights granted it on the Plat. [on the plat, the lien
rights are granted to the "Grantor"
ARTICLE 3
GENERAL PROVISIONS
3.01 Insurance.
A. Each Owner shall maintain in full force and effect Commercial General
Liability Insurance covering its Lot or Lots. Each Owner (as to its Lot only) shall
maintain or cause to be maintained in full force and effect Commercial General Liability
Insurance with a combined single limit of liability of not less than Two Million Dollars
($2,000,000.00) for bodily or personal injury or death, and for property damage, arising
out of any one occurrence.
B. To the full extent permitted by law, each Owner ("Indemnitor") covenants and
agrees to defend, protect, indemnify and hold harmless each other Owner ("Indemnitee")
from and against all claims, including any actions or proceedings brought thereon, and all
costs, losses, expenses and liability (including reasonable attorney's fees and costs of suit)
arising from or as a result of the injury to or death of any Person, or damage to the
property of any Person which shall occur on the Lot owned by such Indemnitor, except
for claims caused by the negligence or willful act or omission of such Indemnitee, its
invitees, licensees, concessionaires, agents, servants, or employees, or the agents, servants
or employees of any licensee or concessionaire thereof.
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3.02 Taxes, Assessments and Common Costs.
A. Until such time as each Lot is separately assessed, each Owner shall pay to the Owner
of Lot 3, representing the largest portion of the Property its pro rata share of taxes
assessed on 100% of taxes assessed on each Owner's respective improvements, aside
from site improvements. Each Owner shall pay its pro rata share of any legal fees and
costs associated with any contest regarding taxes and assessments incurred on behalf of
the Property. All taxes shall be due to the Owner of Lot 3 within thirty (30) days upon
delivery of notice to the other Owners. For so long as the Village owns any Lot or Lots,
those Lots will be exempt from ad valorem taxes so the Village shall not be required to
pay any tax nor pay any share of fees related to contesting the assessed value of the
Property.
B. The Village shall have no obligation to contribute to payment of any taxes or
Common Costs; such obligations shall be the responsibility of each Owner to whom the
Village conveys title to a Lot.
3.03 Binding Effect. The terms of this Declaration and the easements granted
hereunder shall constitute covenants running with the land and shall inure to the benefit
of and be binding upon the signatories hereto and their respective successors and assigns
who become Parties hereunder.
3.04 Not a Public Dedication. Nothing herein contained shall be deemed to be a gift
or dedication of any portion of the Property or of any Lot or portion thereof to the general
public, or for any public use or purpose whatsoever. Except as herein specifically
provided, no rights, privileges or immunities of any Owner shall inure to the benefit of
any third -party Person, nor shall any third -party Person be deemed to be a beneficiary of
any of the provisions contained herein.
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3.05 Severability Invalidation of any of the provisions contained in this Declaration, or
of the application thereof to any person by judgment or court order shall in no way affect
any of the other provisions hereof or the application thereof to any other person and the
same shall remain in full force and effect.
3.06 Amendments. The Ordinance allowing the development of the Property requires
that the Owners provide shared parking, ingress/egress, and signage easements, therefore
no amendment shall be made to the Declaration without the consent of the Village in
accordance with the Ordinance.
3.07 No Waiver. The failure of any Owner to insist upon strict performance of any of
the terms, covenants or conditions hereof shall not be deemed a waiver of any rights or
remedies which that Owner may have hereunder, at law or in equity and shall not be
deemed a waiver of any subsequent breach or default in any of such terms, covenants or
conditions.
3.08 Term of this Declaration. This Declaration shall be effective as of the date first
above written and shall continue in full force and effect until otherwise modified or
abrogated by a unanimous vote of the Owners, with consent of the Village; provided
further, however, that the ingress and egress, signage and parking easements declared
herein referred to herein shall be perpetual.
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[SIGNATURE PAGE TO FOLLOW]
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