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The proposed project is located at the northwest corner of Main Street and Hillside Avenue and would encompass the former Giesche Shoe site and the Village owned parking lot at 418 - 424 N. Main Street, along with the portion of the lot that extends to Glenwood Avenue.
The Main Street parking lot is one of the key opportunity sites identified in the 2001 Comprehensive Plan and the 2009 Downtown Strategic Plan. Both plans recommend mixeduse commercial and residential development of the Main Street parking lot portion of the site. While neither of these plans incorporate the Giesche property into their recommendation, the property was not available when the abovementioned long-range plans were drafted.
The market study conducted as part of the 2009 Downtown Strategic Plan recommends that the Village add a minimum of 450 new dwelling units to the downtown to support the existing businesses and increase the vitality of the central business district. The 2013 Streetscape and Parking Study also recommends that the Village partner with a developer to construct a parking garage in the downtown through a public private partnership, rather than constructing a standalone garage, to maximize the Village’s opportunities and reduce Village construction costs. The study identified the Main Street parking lot as one of three preferred sites to incorporate a parking structure as part of a private development on the south side of the tracks. The proposed project would meet these and a number of other goals outlined in the Village’s various long-term plans.
The Giesche Shoe store closed in 2014, leading to a vacant site for the last five years. Since that time, four prospective developments have been proposed for the site. Other than the current proposal, none of the prior projects proceeded past the conceptual planning stage
The total vacancy for downtown street level commercial space in 2018 was 14.92 percent. However, with proposed developments at both the McChesney and Giesche properties, the vacancy percentage in the downtown would be reduced to 4.51 percent.
In May 2018, the Glen Ellyn Plan Commission conducted a pre-application meeting. 2 This public meeting was open to residents and businesses to attend. Even though preapplication meetings are not required to be noticed to the public, property owners within 350 feet of the site were notified of the meeting. Notifications of the pre-application meeting were also included in the Village’s e-newsletter, social media channels, website and downtown electronic sign. The Village also collaborated with the Chamber of Commerce and the Downtown Alliance to share the notice with their members. The meeting offered an opportunity to provide feedback prior to formal submittals to the Village.
Information on the public hearing (originally scheduled for December 6, 2018 and rescheduled for Monday, January 7, 2019) was publicized in a number of avenues including the public notice printed in the Daily Herald newspaper, press releases to the media, as well as again through the Village’s social media channels, e-newsletter, website and downtown electronic sign. The Village mailed notice to taxpayers of record within 350 feet of the property and placed a Public Hearing sign on the property. In addition, the Village worked closely with the Chamber of Commerce and the Downtown Alliance to communicate all meetings and information to the business community.
Similar outreach methods were employed before the Village Board meeting to consider the Preliminary Planned Unit Development, the Plan Commission meeting to consider the Final Planned Unit Development, and the Village Board meeting to consider the Final Planned Unit Development.
This is a transit oriented development which includes 107 luxury apartment units on the second through fifth floors. Transit oriented developments (TOD’s) are common in many suburban downtowns due to proximity to train stations and convenient businesses. Units will include a mix of studio to two bedroom luxury apartment with expected rents ranging from $1,770 to $3,326 per month. The developer has the ability to convert one bedroom units to two bedroom units if demand is higher for larger units. The units are being constructed to allow conversion to condos units if desired in the future. The building will feature several common spaces including a rooftop pool, barbeque area, party room (with a shared kitchen), fitness and yoga room, conference rooms and a golf simulator.
The Village has a generous supply of single-family housing, affordable apartments and condominiums. The Village does not currently have an available supply of luxury apartments. These units will have high quality finishes and could be easily converted to condominiums in the future, if appropriate. This type of housing is attractive primarily to seniors and millennials and would add diversity to the Village’s housing stock.
No. In 2002, Mid-America proposed a multi-story senior living development on the Main Street Parking Lot property only. Mid-America ultimately decided not to move forward with the project and withdrew their application. In 2014, Opus Development proposed a 5-story apartment building with first-floor commercial and structured parking, very similar to the Apex 400 project. Opus never formally submitted an application to request approval of the project. After 3 years, they decided they did not want to pursue the project further. These plans indicate that this property is best suited for a mixed-used development at a similar size and scope of what is being proposed by the developer. The market has shown that the development community believes that a multi-story structure is suited for the site based on location, demand and potential for financial success.
The project will provide 8,844 square feet of first floor commercial space. The new commercial space included in this development will add commercial space meeting today’s commercial tenant expectations, in addition to meeting the current standards for building and fire safety codes. This new commercial space would potentially invite new uses to locate downtown.
Currently, the Main Street parking lot include a total of 122 spaces; 80 metered spaces available for public use and 42 parking spaces for permit parking only. The Apex 400 project will provide 137 public parking spaces on the first floor of the garage. While the project will result in the elimination of 22 on-street parking stalls (18 on Hillside and 4 on Main), 9 new parallel parking spaces are expected to be installed on Hillside as part of the CBD streetscape project. As seen in the chart below, the result will be a net gain of 2 public parking spaces.
Once construction begins, the developer anticipates completing the structure within six months to be available for public use. In the meantime, the Village is working on a short-term parking plan to accommodate downtown parking needs.
While the developer will own the property during the construction of the parking garage and building, once complete, the Village will resume ownership in perpetuity of the first floor parking garage which will include the 137 public parking spaces.
There will be three access points for public parking, including entrances off of Main Street, Hillside Avenue and Glenwood Avenue. This increase over the two existing access/entry points to the Village surface parking lot will improve circulation and vehicle distribution to the surrounding road network. Residential access to the second floor of parking would only be accessible from Hillside Avenue.
In this particular location (C5A zoning district), the developer is not required to provide parking for the commercial or residential components of the project. However, the Village has requested that the developer exceed the Village’s requirements by not only replacing the existing public parking, but also providing parking for the residents of the development. The proposed public and residential parking exceeds Village requirements and ensures that there is no net loss of public parking in the downtown as a result of the project. Adding more public parking would add more height and bulk to the project.
Yes, a traffic impact study was conducted with conservative estimates based in part on higher traffic counts on Main Street because of ongoing construction projects on Park Boulevard and Taylor Street this past summer. It is expected that the traffic generated by the development will be low, with approximately 38 vehicles entering the site and 31 vehicles leaving the site during the busiest traffic hour of the day. The Village’s traffic consultant agrees with the findings of the traffic impact study submitted by the developer’s consultant. The findings show that the existing roadway network is adequate to accommodate the additional traffic expected to be generated by the development. While delays would continue to be experienced when gates are down for train activity, vehicular traffic delays at intersections are projected to increase by only a few seconds following the completion of the development.
While the initial traffic counts were performed over the summer prior to school starting, the Village required the traffic to be recounted after St. Petronille’s children were back to school. The traffic study took into account the traffic generated by the school, including both motorists and pedestrians.
Although there are several two to three story buildings adjacent to or across the street from the site at heights of 36 to 51 feet, a four story building is what the Zoning Code allows on the site. As part of the approval for the planned unit development, the developer is seeking a deviation from the height limitation to allow a five story building. The development was initially proposed to be 65 feet at its highest points (at the building corners due to an architectural cornice feature). However, the developer reduced the maximum height of the building to below 61 feet just prior to Village Board approval of the Preliminary PUD plans. The northeast corner of the building along Main Street will now be 54 feet above the pavement and the southeast corner of the building will be 47 feet above the pavement due to the 6-foot change in elevation across the site. There are several apartment developments on the periphery of the downtown core that are five to seven stories tall. The height of some taller nearby buildings are as follows: St. Petronille = 119 feet, Glen Ellyn Bible Church = 62 feet, Civic Center = 95 feet.
The Village is requiring that the Developer replace the existing parking on site to maintain public parking on the property as a convenience for downtown businesses and their customers. The entire ground level of the property will be reserved for public parking. The public parking component of the project, although essential, is also the main reason that a deviation is necessary since the ground level public parking will have a 14-foot clear height. If this important public parking level were eliminated, the height deviation would be reduced to 1 or 2 feet.
Most every special use and planned unit development petition involves requests for multiple types of deviations or variations. Since planned unit developments promote progressive development of land by encouraging more creative design for developments than is possible under the more conventional zoning regulations, relief from multiple sections of the code are common. The planned unit development provisions are intended to allow greater design flexibility than is normally permitted by the district regulations. Special uses are uses that, because of their unique character, cannot be properly classified in any particular district or districts without an evaluation of the specific use in the particular location. Therefore, special uses also regularly require relief from a number of zoning provisions. Granting relief from the 6 Village’s codes is legal and often found with PUDs. It does not violate the Village’s Zoning Code.
Comparing the size of the former Giesche building to the proposed Apex 400 building is not an equitable comparison because the entire Apex 400 project site is more than 3 ½ times the size of the Giesche Shoe property. Buildings in the C5A zoning district are allowed to be constructed to the lot lines. The purpose of the C5A zoning district is to allow for high density development in a compact area for the purpose of increasing downtown residents and patrons.
The proposed building meets several criteria of the Village’s Design Guidelines including, but not limited to the following:
A computer generated sun study was conducted by the developer. The sun study shows what time of day Main Street will be in complete shadow with a 45 foot building (permitted height) versus a 65 foot building (proposed height). The proposed building as opposed to a permitted height building one-story shorter, would reduce sunlight on Main Street by 30-40 minutes in the evening, depending upon the season.
The Giesche store contained approximately 15,000 square feet of sales area on two floors and the Apex 400 building will provide approximately 8,840 square feet of first floor commercial space. However, the proposed commercial space will be constructed to meet the needs of current commercial clients with safety features, efficient layouts and amenities that are 7 sought after by today’s business tenants. It is expected that the proposed businesses will generate an increase in sales tax revenue to the Village and provide contemporary retail space to meet the needs of new retail tenants.
The Developer is projected to spend $41M on this project and is seeking $1.36M total over five years in Tax Increment Financing (TIF) incentives in addition to the Main Street Parking lot, valued at $1.845M. The reconstruction and expansion of the public parking lot at an estimated cost of $3M is also a financial benefit to the public and will be Village owned once the improvements are complete. The Developer will also improve the streetscape on these blocks of the downtown in conformity with the new streetscape design to be completed soon.
The project is projected to generate $7.3M of increment to the Village after incentives are paid out over the life of the TIF. The project would grow the Equalized Assessed Value (EAV) and benefit all taxing districts once the TIF expires, generating approximately $700K in property taxes by the end of the TIF. The Village’s consultant has vetted the developers proforma and believes the estimated return on costs of approximately 6.5 percent is reasonable given that market return on cost benchmarks are near 7 percent.
Municipal electric aggregation allows municipalities to pool residential and small commercial retail customers together for the joint purchase of electricity. By creating these economies of scale, a community can leverage the buying power of thousands of residents and small businesses in an effort to obtain a lower price for the supply of electricity.
The Village of Glen Ellyn approved a 24 month contract with Constellation NewEnergy, Inc. as the Village’s energy supplier after receiving multiple bids from energy companies through the Electric Aggregation Program. The new contract with Constellation will go into effect October 1, 2018 and expire in October 2020.
The Glen Ellyn Rate (October 2018 to October 2020) is $0.07334 per kilowatt hour.
Residents and small businesses will be automatically included in the Village's aggregation program, unless they wish to opt-out. Small businesses are defined for the purposes of aggregation as those that use 15,000 kilowatt hours per year or less. Any business utilizing more than 15,000 kilowatt hours per year cannot be included in the Village's aggregation program, but may have an opportunity to seek out an individual contract with an alternative electricity supplier.
All eligible residents and small businesses will be automatically enrolled in the program unless they "opt-out." Before the new contract began all residents received notice to opt out of the program.
The only impact residents will see resulting from the aggregation program will be a lower electricity supply rate on the monthly bill. ComEd will continue to bill all residents on a monthly basis, and continue to be the utility provider delivering electricity to homes and businesses. Residents would continue to receive a ComEd bill and would continue to call ComEd in case of an outage or service need.
Visit the Constellation website or call 844-252-3655.
From time to time, the Village receives reports that companies are engaging in door-to-door and phone solicitation as an electrical supplier in the Village. These companies are not affiliated with the Village's Electricity Aggregation Program. Any company asking you to "sign-up", or make any advance payments, is not affiliated with the Village of Glen Ellyn proposed Aggregation Program.
If your business utilizes 15,000 kilowatt hours per year or more, you are ineligible to participate in the Village's aggregation program, per the Illinois Commerce Commission. However, businesses have the option to contract individually with alternative retail electric suppliers and receive a lower rate than ComEd. More information on rate options is available at the Plug In Illinois website. Additionally, businesses may consider the Clean Air Counts Energy Savings Program for an individual contract.
For information on volunteering with the Fire Department, please visit our "Join the Company" page.
Fire incident report requests should be directed to the Village of Glen Ellyn via the Freedom of Information Act (FOIA) form. EMS reports & medical billing questions are handled by Paramedic Billing Services (630-530-2988.)
The Glen Ellyn Police Department offers free child safety seat inspections conducted by a certified technician. This service is by appointment only and takes approximately 30 minutes to complete. If you are interested in making an appointment, please contact the Glen Ellyn Police Department at 630-469-1187 or email Community Service Officer Rose Volpe.
The Village's office hours are Monday through Friday, 8 a.m. to 4:30 p.m.
Yes. Please visit the Make an Online Payment page.
Please visit our Vehicle Registration page for information.
Identity Theft is one of the most rapidly growing crimes across the nation. Anytime an unauthorized individual uses your personal information to obtain goods or services, you are a victim of Identity Theft. Find out how to protect yourself from identity theft by visiting our Identity Theft page.
The Village of Glen Ellyn has eight parking lots available for use in the downtown area, which include permit, lease, meter, or pay-as-you-park options. For more information, visit our Parking Information page.
Once a year, the Glen Ellyn Police Department hosts a Citizen Police Academy. Find out how you can get involved by visiting our Citizen's Police Academy page.
On Tuesday 6/25/2019, Governor JB Pritzker signed Illinois House Bill 1438, better known as the Cannabis Regulation and Tax Act (CRTA), thus legalizing the consumption and possession of cannabis for adults 21 and older in Illinois starting January 1, 2020. Illinois is the 11th state in the country to legalize the recreational use and purchase of marijuana (after Alaska, California, Colorado, Maine, Massachusetts, Michigan, Nevada, Oregon, Vermont, and Washington).
Illinois residents may possess up to:
As a result of the new State legislation, the consumption of cannabis as of 1/1/2020, will be treated similarly to that of the consumption of alcohol with any Illinois resident, or non-resident, ages 21 or over, now being able to purchase and consume cannabis.
Only licensed businesses will be able to legally grow and sell cannabis. Medical cannabis patients will be allowed to grow up to five plants each within their home. Recreational users will not be allowed to grow any plants.
No, municipalities cannot ban or override the CRTA. Furthermore, municipalities cannot ban residents from private cannabis consumption.
Yes, Section 55-25 of the Act (attached) outlines what municipalities are allowed to regulate. The Village may enact reasonable zoning regulations that do not conflict with the act including buffers between sensitive uses. Furthermore, the Village can require Conditional/Special Use permits for cannabis businesses to impose limits on “time, place, manner, and number” of cannabis business operations. The Village is allowed to ban recreational cannabis businesses completely and may regulate or ban on-premise consumption of cannabis at cannabis business establishments. Please note, local governments are required to allow medical cannabis dispensaries subject only to local zoning provisions and cannot ban residents from using cannabis products on private property.
Any person, business, public entity, or landlord may prohibit the use of cannabis on private property. Smoking cannabis is prohibited in any location where smoking is prohibited by the Smoke Free Illinois Act (410 ILCS 82), including hospitals, restaurants, retail stores, offices, commercial establishments, etc.
No, the consumption of cannabis in public, including school grounds, will be considered unlawful. It will be unlawful to consume cannabis I close physical proximity to someone under 21 who is not a registered medical cannabis patient.
The consumption of cannabis will be allowed on private property. Consumption may potentially be permitted at specifically designated establishments such as dispensaries or smoking lounges if allowed by local ordinance. Smoking at dispensaries or smoking lounges would be dependent on the Village Board approving zoning for such a use.
The Recreational Cannabis Act itself prohibits a new cannabis dispensary from locating within 1,500 feet of another dispensary. Glen Ellyn may further restrict the location through reasonable zoning regulations. The Act authorizes up to 500 dispensary licenses, allows dispensaries to operate from 6 a.m. to 10 p.m. and enables dispensaries, infusers and/or craft growers to share a facility if allowed by the local municipalities. The Act requires that cannabis advertising be at least 1,000 feet from school grounds, playgrounds, public recreational facilities, child care centers, public parks, public libraries, and gaming arcades (if that arcade is not limited to patrons 21+).
The 55 current medical-cannabis dispensaries get early approval for licenses to sell under the new Act. They may apply to dispense recreational pot at their current stores and for a license for a second location, meaning the state could have 110 recreational pot outlets by the time sales start January 1, 2020.
The Act allows for up to 47 dispensary licenses to be awarded within the “Chicago-Naperville-Elgin” region by May 1, 2020. The applications for such licenses shall be available by October 1. Once the disparity and market studies are complete, the state can issue additional licenses if needed. These licenses must take into account the findings of the disparity study.
The Village plays no role in the licensing process as it is left up to the Department of Financial and Professional Regulation (DFRF) to select and process those individuals attempting to obtain a license. The 55 current medical-cannabis dispensaries get early approval for licenses to sell under the new Act.
Yes; the list of conditions that are covered under the use of medial cannabis was expanded to now include chronic pain, autism, migraines, irritable bowel syndrome, osteoarthritis, and anorexia.
Yes. By state and local ordinance, medical cannabis facilities have been allowed in Glen Ellyn since 2014. Medical cannabis dispensaries are allowed as a special use in C4 office zoning district and allowed by-right in the I1 light industrial zoning district. They are only permitted to operate between 8:00am and 6:00pm, must be at least 1,000 feet from other medical dispensaries, and cannot operate drive-throughs or perform window sales. The Act allows registered medical cannabis users will be allowed to grow up to five plants in their home.
Sales will be taxed at 10% for cannabis with THC levels at or less than 35%; 25% for cannabis with THC levels above 35%; and 20% for cannabis infused products such as edibles. This is in addition to standard state and local sales taxes. Additionally, municipalities may add a special tax of up to 3% and counties may add a special tax up to 3.75% in unincorporated areas.
The municipal cannabis sales tax will be collected and enforced by the Illinois Department of Revenue (IDR), which is entitled to retain 1.5% of the amount distributed to each municipality as an administrative fee.
While the Act presently would allow for the tax to be effective not sooner than September 1, 2020, the Illinois Municipal League (IML) recommends that municipalities consider adopting the tax ordinance imposing the tax effective on January 1, 2020, and certify the ordinance to the IDR by October 1, 2019, in anticipation of a legislative amendment to the Act that may authorize the local tax as of January 1, 2020.
Additional taxes will be collected by other government bodies including a cultivation privilege tax, cannabis purchaser excise tax, cannabis county retailers’ occupation tax. State tax revenue will be placed in the Cannabis Regulation Fund. The Department of Revenue projects that this industry will generate over $57 million in tax revenue and licensing fees in FY20.
Within the Act, distribution of government proceeds collected by the State associated with the sale of recreational cannabis was established as follows:
Although cannabis remains illegal at the federal level, federal law enforcement has rarely interfered with individuals possessing the state regulated legal amount or businesses complying with state enforced programs. Any questions related to Federal or State regulations should be directed to the proper agencies.
Nothing in the Act prohibits employers from adopting reasonable zero tolerance or drug free workplace policies, or employment policies concerning drug testing, smoking, consumption, storage, or use of cannabis in the workplace or while on call provided that the policy is applied in a nondiscriminatory manner. Nothing in the Act limits or prevents an employer from disciplining an employee or terminating employment of an employee for violating an employer’s employment policies or workplace drug policy. The Act prohibits discrimination against employees for use of "lawful products" like cannabis during nonworking and non-call hours.
The Act bans any sign that makes any health, medicinal, or therapeutic claims about cannabis or cannabis products, includes the image of a cannabis leaf or bud, or advertises to minors (such as including cartoons, toys, or animals). Packaging will require warnings about cannabis consumption.
Illinois Governor JB Pritzker has stated that he will pardon past convictions for possession of up to 30 grams, with the attorney general going to court to delete public records of a conviction or arrest for the now legal amount. Regarding possession of 30-500 grams, an individual or a state’s attorney may petition the court to vacate or expunge the conviction. If the cannabis offense was connected to a violent crime it is ineligible for the automatic expungement processes but the individual (or State’s Attorney) can still file motion with the court to vacate conviction.
Records will be expunged if one year or more has elapsed since the date of the arrest with no criminal charges filed or charges were subsequently dismissed, vacated, or the individual was acquitted. Many of the records will relate to municipal code violations, which will be required to be expunged according to a schedule described in the bill that will give municipalities until January 1, 2025 to expunge records that precede January 1, 2000.
No, the Village Board passed an ordinance on November 12, 2019 that put a moratorium on the recreational sale of cannabis until October 26, 2020, when it will be revisited by Board.
The new Illinois cannabis law went into effect on January 1, 2020.
If you are 21 years old or older, you will be allowed to purchase marijuana from licensed sellers and smoke it in Illinois.
Beginning on January 1, 2020, if you are 21 years or older and an Illinois resident it will be legal for you to possess 30 grams of cannabis (flower), 5 grams of cannabis concentrate, or cannabis –infused products containing up to 500 milligrams of THC. Non-Illinois residents will be permitted to have half these amounts.
For approximately the first half of 2020, only medical marijuana dispensaries will be permitted to sell recreational cannabis. After that time period, Illinois will begin granting licenses to other sellers.
It will be legal to smoke cannabis in your residence and in businesses that permit marijuana smoking.
Even though cannabis will be legal in Illinois, you will still not be permitted to smoke recreationally in public places, in motor vehicles, on school grounds, or in proximity to anyone under the age of 21. For the purpose of this act, a “public place” means any place where a person could reasonably be expected to be observed by others.
Consumption of cannabis in a vehicle on a public street will still be prohibited. Cannabis transported in a vehicle must be in a sealed, odor proof, and child-resistant cannabis container and reasonably inaccessible.
Registered or licensed Medical marijuana patients will be permitted to grow up to five marijuana plants at a time. Other residents must apply for a state license as a craft grower in order to grow marijuana, and growing is only allowed in a locked, secure area.
The legal limit for driving is a THC blood concentration of more than five nanograms per milliliter. If you have more than that in your system, or are impaired, you may be charged with a DUI.
If you were convicted of possessing under 30 grams of Marijuana prior to January 1, 2020, your record will likely be automatically expunged as long as the convictions were not part of a violent crime. You can petition for expungement of convictions for possession of between 30 and 500 grams of marijuana.
The Act permits an employer to utilize a Zero Tolerance Policy, meaning no cannabis consumption. It is recommended that individuals check with their employer and the personnel manual.
Any person, business, public entity, or landlord may prohibit the use of cannabis on private property.
Additional information provided by the Illinois Department of Financial and Professional Regulations can be found here.
Those violating the restrictions of the Cannabis Regulation and Tax Act are subject to the penalties under the cannabis control act and/or relevant Village of Glen Ellyn ordinances.
Guardian is a computerized phone system that calls registered members on prearranged days and times to verify that they are okay. If the member does not respond to the telephone call by entering a four-digit code on their telephone an alarm sounds and a police dispatcher will attempt to reach the member via telephone.
If still unsuccessful, a previously designated neighbor or family member will be contacted. If the emergency contact cannot be reached, a deputy will be sent to the member's home to make sure everything is okay.
Guardian is available to DuPage County residents who are over the age of 62 or physically or mentally disabled and live alone.
To register for the Guardian program you may call the Sheriff's Office at 630-407-2400 to have an application mailed to you. Applications may also be picked up at any Township Office or at:Sheriff's Office501 N County Farm RoadWheaton, IL 60187
Please consult with the Administration Department at 630-469-5000 prior to submitting a special event permit application to discuss whether your event falls under this policy.
Generally, commercial or non-residential outdoor events that will take place on public or private property or which will take place in public right-of-ways (i.e. street, sidewalk, parking lot), or that will be held on public property where liquor is to be served fall under the scope of this policy. Generally, indoor private events (i.e. invitation only) are exempt from the application process, but are required to apply for all applicable liquor licenses.
Special event permit applications must be submitted at least sixty days in advance of the event.
There is a $50 application fee required for every special event application. Please make checks payable to the Village of Glen Ellyn.