Elmhurst Weekly: Promoting Cost-effective Redevelopment

At last week’s Elmhurst Rotary Candidate’s Forum, I unveiled part of my plan to redevelop the Business Park on the north side of Elmhurst. The north side Business Park (zoned L1, which generally means “light industrial”), is the triangular area bounded by Lake Street, York Road and Grand Avenue (see map).

The light industrial classification generally limits buildings to four stories. However, under this classification, buildings could go up to six stories with a conditional use permit. Because this area does not closely border any residential subdivisions, the first part of my plan is for the City Council to re-examine the factors that might be considered in allowing a building to go to six stories. This is important for a variety of reasons.  

The most compelling is that a six-story building allows a light industrial company to relocate to Elmhurst without the need to tender cash incentives. It makes it possible for the land developer or the owner company to have a higher return on investment from the same land value. Six stories also means a business can have a crane; four stories does not allow that. The city should also look at allowing, under certain circumstances, a zoning variance. This would allow for a company to go to eight stories based on certain factors. Again, this is a way for us to promote both existing businesses and re-development for the benefit of the residential taxpayer without changing or damaging the character of a residential area. It also eliminates the presumed need to shower a suitor company with cash incentives.

When I decided to run for mayor last year, my first pledge was that there would be a moratorium on tax increment financing districts until at least one existing TIF was retired. With the majority of commercial property in Elmhurst currently in a TIF district, if we want the next generation to flourish, it seems imprudent to re-allocate so much of those growth (increment) tax dollars away from our School District.

As for the business park, that area benefits from a combination of two important factors. First, Elmhurst is a central transportation hub for the regional business world; we offer easy market access based on our proximity to O’Hare and all regional highways. Second, Elmhurst has relatively low property taxes compared to western DuPage and eastern Cook County municipalities.

But most importantly, Elmhurst is a favored destination for families based mainly on our great school system. Whether it’s our parks, museums or our world-class library, we simply have more to offer than neighboring towns. We have to realize that we can promote sustainable re-development without re-allocating the tax dollars of our intergovernmental partners; that we do not have to always offer a stimulus to businesses that may or may not survive.

Nor can we lose sight of the need to retain the businesses that we have. Over the last four years, we lost the sales tax revenue of four car dealerships. Some of these losses were inevitable, but not all of them were. The best way to promote both existing businesses and re-development is to promise a level playing field so that the Elmhurst destination becomes an easy choice. This is the vision I have for Elmhurst.