Glenview board approves annexation of Dermody site

Faced with the largest development proposition since the Glenview Naval Air Station was transformed into The Glen, on July 19 the Glenview board of trustees approved annexation, rezoning and site plans at the Allstate campus and provided initial support of a tax incentive to Dermody Properties' logistics development proposed for the space.

As previously hashed and rehashed by Glenview's New Development Commission, and by the board itself, - as well as by residents concerned with environmental and traffic repercussions of up to 10 industrial buildings spanning 3.2 million square feet - the board cleared the annexation of approximately 293 acres held by Allstate or under Cook County and Prospect Heights jurisdiction.

Over the course of three phases, starting in 2024 with five Phase I buildings totaling 1.2 million square feet on the north end, Dermody plans to use 230 acres of land both east and west of Sanders Road that it proposes to acquire from Allstate. The plot extends from Willow Road south to the Glenview Place subdivision, and east to the I-294 Tri-State Tollway.

The property also retains the Gertrude B. Nielsen Child Care and Learning Center, 3835 Willow Road. Among 12 public speakers at the July 19 board meeting, Nielsen board President Sonja Nielsen Smith said she had submitted an offer to Dermody for 4 acres adjacent to the child care center.

Allstate will keep about 60 of those 293 acres, west of Sanders Road and both north and south of Winkleman Road. It seeks to retain a 371,000-square-foot office building south of Winkleman, and looks to maintain residential zoning on the northern parcel.

Dermody shows initial plans for 10 buildings to include maximums of 637 truck bays, an additional 310 trailers and 2,638 parking spaces. Throughout the process, neighbors and residents voiced concerns about the affects on traffic, particularly on Willow Road. At the July 19 meeting, one speaker maintained he felt "hopeless" those concerns would go unheeded.

A traffic study offered by Dermody concluded that with 552 peak-hour morning trips in and out, and 586 peak afternoon trips (including 65 trucks in the morning, 98 in the afternoon), the logistics campus would have a "minimal" impact on surrounding roads and intersections, particularly in comparison to when Allstate was operating at full capacity.

Both Dermody and the Village of Glenview maintained that while more than 600 truck docks are listed in plans, not all may actually be built or utilized. There are a number of other potential uses, such as office space, that may also reduce the number of trucks coming in and out.

Some people remained skeptical about the development's impact on traffic and environmental impact. A 27-year resident who immigrated from Ukraine near Chernobyl said it would decrease life expectancy; another anticipated a "24-hour truck depot."

Others had softened their stances.

"Dermody's proposal takes a step in the right direction," said Sheri Latash, co-founder of Greener Glenview, of the company's sustainability efforts in response to concerns.

Trustees Chuck Gitles and Mary Cooper each said Dermody, represented again July 19 by Midwest Region Partner Neal Driscoll, had been a supportive partner in responding to questions of sustainability. That started when the company tabled a fueling station near Nielsen Child Care after the first New Development Commission hearing.

Trustees approved the annexation and Dermody's site plan by a 4-0 vote. They did the same for a resolution of a Cook County Class 6b program. Dermody would not proceed without the incentive.

Industrial property is typically taxed at 25% of market value, while under the 6b program it is assessed at 10% the first 10 years, 15% in the 11th year and 20% in the 12th before reverting to the full amount.

Estimates show that from 2023-40 the Village of Glenview would see $19.16 million in new property tax revenues, while all other taxing districts would be expected to gain $119.4 million. Dermody's fiscal impact statement said that if the project did not proceed, Allstate's estimated property taxes over those 17 years would be $44.7 million.

Under the incentive, West Northfield School District 31 would anticipate a gain of $52.8 million and Glenbrook High Schools District 225 would reap an estimated $41.2 million.

Because the Class 6b program is attached to each phase of construction - Phase 2 is estimated to start in 2025, Phase 3 in 2027 - there was a concern of locking in the incentive now without future review by New Development or what may be a different village board.

Though there are municipal costs of $13.72 million to serve the site and its employees, Trustee Gina DeBoni liked the overall benefit.

"It can't be understated the type of revenue we're going to see," she said.