IDOT indecision delays Bartlett’s plan for Lake Street development

Bartlett officials are nearing the end of an almost yearlong process to design a transformational redevelopment of 63 acres along Lake Street near the village’s border with Hanover Park.

But the next step requires Bartlett to acquire 43 of those acres that its current owner, the Illinois Department of Transportation, isn’t yet willing to sell.

“At this time, IDOT has not made a determination that the property is excess or available for sale,” agency spokesperson Maria Castaneda said. “Any future consideration would be contingent upon completion of an upcoming construction project and review of the village of Bartlett study, along with the applicable state property disposition requirements.”

IDOT acquired the 43 acres as part of a since-abandoned plan to extend the Elgin-O’Hare Expressway. It’s now retaining the property until completion of utility relocation work in the area, part of a traffic signal modernization project on Lake Street.

That work is set to begin in the late spring of 2027 and potentially be completed in 2028, Castaneda said.

IDOT also will need to evaluate the village’s engineering study for a potential realignment of Oak Avenue into a four-way intersection at Bartlett Road and Lake Street, she added.

The state agency’s decision to hold onto the land for now comes as Bartlett officials including Village President Dan Gunsteen hoped to see significant movement on the redevelopment project in 2027.

The village’s plan calls for partnering with a developer that would build businesses, townhouses and other multifamily housing on the site, and leave some as attractive open space.

The village purchased the first 20 acres of the development site from a different owner for $3 million, and created a 154-acre tax increment financing, or TIF, district around it to help fund public improvements.

Among the village’s priorities in designing the concept plan was ensuring it meets IDOT’s goals and encourages the agency to sell its property, Bartlett Planning & Development Services Director Kristy Stone said.

Those goals include stormwater detention, wetland protection and a realignment of Oak Avenue that has been in IDOT’s plans since the ’90s, she added.

“They didn’t want to risk us purchasing the land and not doing the roadwork,” Stone said. “They wanted to make sure there’s commitment to have that road constructed.”

Essential to securing the interest of a developer for the project would be at least a formal agreement in which IDOT states it intends to sell its 43 acres to Bartlett, Gunsteen said.

Since hiring the Chicago-based urban planning firm Houseal Lavigne as a consultant in February, Bartlett officials have begun to prioritize elements of the development and assess their feasibility.

A community open house in July attended by roughly 150 residents provided largely positive feedback for the concept.

Gunsteen believes village residents are eager for more entertainment and other amenities in town.

“Residents want to keep their money in Bartlett,” he said. “We have to attract that growth.”

Last week, Houseal Lavigne representatives presented the latest revision of their site plan that reflects the comments received from the summer’s open house.

The plan features 195,100 square feet of commercial and other active space, 539 multifamily units, 129 townhouses and 25.6 acres of open space that include wetlands and pond areas. The total amount of built space is just over 1.1 million square feet.

The popular Tom’s Farm Market stand has expressed interest in remaining on the site and being part of its redevelopment.

Gunsteen said he believes the concept plan is about 75% toward readiness to be shared with potential developers who would provide their own insights and ideas. Another opportunity for public feedback is expected after the holidays.

“That site plan, though it looks good on paper, will change,” Gunsteen said.

Houseal Lavigne Principal Cory Lavigne said the concept plan will establish long-term zoning categories and test the site’s development capacity with specific building configurations.

“The intent here is to establish a vision, a framework, a guide,” he said.

epeterson@dailyherald.com