Last month Burr Ridge residents descended on the village board meeting, protesting Costco.
If the village should allow a Costco to open at the old CNH Industrial site, 6900 Veterans Boulevard, they argued, it would create traffic congestion, noise and light pollution, invite crime and, arguably worst of all, include a regional distribution warehouse. Fieldstone subdivision worried the project could wreck their community and turn a sleepy, quiet residential area into a neighborhood drowning in diminishing home values and flagging home sales.
The whole area, they worried, would be in jeopardy. They let the council know they would not go quietly.
“I think the small but mighty are mounting,” said resident Lisa Turano.
In the main, residents fear the sort of change that could alter the character of the neighborhood, wipe out real estate investments and harm the quality of life. But whether that change can, or will come to Fieldstone isn’t certain — and there’s reason to think it won’t, at least not easily. Residents and village leaders, it seems, aren’t so far apart on the issue.
While the CNH property is up for sale — and has been since last year — there is no proposal before the village for any new development and CNH won’t confirm or deny they’ve ever entertained a bid from Costco. But if and when a proposal arrives, its approval is far from a fait accompli.
Still, residents are jumpy. There are rumors.
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In early August, residents awoke to find an anonymous business plan for a Costco distribution warehouse and retail outlet in their neighborhood. They believe someone leaked the deal, and they took the letter seriously.
Sam Bossila, another resident, praised CNH as a model industrial neighbor. He was far from the only one, but then the company predates the neighborhood. It’s all they’ve known.
“They’re beautiful neighbors,” he said. “(The workers) come in at seven, they go in and there’s no noise and they leave at five. I’m worried about crime; I’m worried about noise and I’m worried about lights. … My backyard would be a Costco and that would kill my property values.”
But the property isn’t merely zoned industrial, and herein lies the restrictive power of local government. According to Village Administrator Evan Walter, the property is zoned for research assembly, one of the most restrictive zoning uses under the manufacturing umbrella.
“R-A Research Assembly is a very restrictive zoning classification, as this zoning classification mandates that all manufacturing-type activities (listed in the zoning ordinance as ‘accessory fabricating, processing, assembly, testing, storing, repairing, or servicing operations’) may not be more than 30% of the total floor area developed on the lot,” said Walter. “This means that for every 100 square feet of indoor space, only 30 square feet may be used for these manufacturing-type uses. CNH is permitted to operate in this capacity as they have a significant amount of office space compared to their indoor research and development (R & ) functions.”
That’s what made CNH such a good neighbor — most of the facility was given to office space and, under current guidelines, whatever comes next will either have to follow suit or get approval from the village for a zoning petition — hardly a sure thing given the fierce public opposition.
It’s not just the residents who have an interest in keeping the neighborhood valuable. Walter pointed out the village has no interest in destroying home values. The town’s motto is A Very Special Place and the village has long marketed itself as a quiet, green suburban escape from the noise, traffic and violence of the city and leaders aren’t soon going to abandon those principles.
“The consideration of property values is a key element of the village’s overall governing philosophy,” said Walter. “During our last budget process, the village established ‘Community-Focused Development’ as one of its core strategic vision tenants.”
In short, the vision is baked into the DNA of village planning.
“On a more legal basis, the impact of developments on property values is one of several critical factors which the Village must consider as part of our consideration of any zoning petition,” he said.
According to a village publication, the Findings of Fact of a Special Use Application, the village must determine a “special use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish or impair property values within the neighborhood in which it is to be located.”
The list of considerations is comprehensive, and it includes potential traffic impact, buildings, stormwater, crime, lighting and more. And, Walter added, the whole process is public.
“We do not begin these analyses until we receive a zoning petition, as plans can and do change prior to petitions being filed,” he said.
But, again, so far nothing has been filed.
At the August meeting, Mayor Gary Grasso pointed out the residents might not get their ideal development — several residents said they’d like a golf course — but they should let CNH know their thoughts before bringing anything out before the public.
“It is their property, not our property,” Grasso said. “We have to consider any proposal brought forward. … If you have ideas for something they might be interested in, then present it to them.”
Jesse Wright is a freelance reporter for Pioneer Press.