6Land Use Wood Dale Comprehensive Plan Land Use 50
FUTURE LAND USE PLAN The future land use pattern of Wood Dale will reflect how it looks as this plan is being prepared, as is typical of a primarily built-out community. The overall form of the community is largely established by existing homes, stores, restaurants, manufacturers, and community facilities; and certainly, by the transportation network of roads and rail lines. But this doesn t mean there will be no changes, just that the general distribution and character of land use will generally be the same. As described in the Market Overview & Economic Development chapter, redevelopment presents interesting opportunities for Wood Dale. Past practices of the City have been strongly supportive of new development that advances the City s goals; this plan anticipates that approach will continue. With this in mind, Wood Dale s approach to managing development proposals will be as important as how well they fit into the land use categories identified here. Proximity to O Hare Airport and the newly extended Illinois Route 390 roadway make the area attractive for new development, as does the understanding shared by the development community that the City is a desirable place to pursue development. This approach cannot be understated. When developers and industries consider where to build and do business, their location decisions are informed by the ability of a municipality to balance community goals with the needs of the business. By seeing land use in that context, Wood Dale can continue to support a strong tax base and advance the land use and community development goals of this plan. Residential It is anticipated that Wood Dale s residential land uses will generally remain consistent with where they are located today. These include single-family, townhomes, and multi-family developments and are found in three primary residential areas. The northeast area of the City is primarily single-family with similar home and lot sizes on a grid street network. In the southeast area, there are primarily single-family homes with some townhomes near the Metra station. It has less of a grid street network and more parks and green spaces throughout. The southwest area has a variety of housing types including single-family, larger single-family lots in semi-rural areas, townhomes, multi-family developments, and more open spaces. These three residential areas are split from each other by Irving Park Road and Wood Dale Road. Future residential development will be on infill sites, to be evaluated by the City on a case by case basis. Possible areas for this development are considered in the subarea plan sections of this document. Given the age of some housing stock in the City, tear-downs of existing homes and construction of new ones on those sites may be seen. This occurs as the value of land increases as a proportion of overall property value, and so, is most likely to happen on larger residential sites (lots or combined lots of 1/3 an acre or more). This activity presents a change for any given neighborhood, and therefore can be challenging. However, it should also be seen as a sign of community strength, given that properties owners are willing to invest in the community. Commercial Commercial development will continue to reflect a wide range of retail, restaurant, and personal/business service uses. This use category includes small office uses and hotels. Most of the retail/commercial land uses will be along Irving Park Road in the form of various smaller shopping centers and stand-alone businesses. While reuse or redevelopment of existing properties/buildings is anticipated, the commercial use is expected to remain. The two large shopping centers (the Target/Jewel-Osco development and Georgetown Square) are expected to continue as focal points for commercial activity in the City. However, development pressure on those sites is expected to create opportunities for additional development. 51 Wood Dale Comprehensive Plan Land Use
Industrial Industrial uses will continue to be a major land use in the northern portion of Wood Dale. This use is a significant asset to both the City and the region as a premier, west O Hare industrial park address. The significance of this area and the uses located there is enhanced by the recent opening of Illinois Route 390 (IL 390) running through the area and near the airport. The uses vary between small and large industrial spaces (including manufacturing, warehouse, and flexible space). The industrial use category can include office buildings within the area, but office uses there are anticipated to primarily be part of, or support to, manufacturing operations. Open Space/Recreation The open space/recreation land use category includes a mix of active and passive areas. A large portion of Wood Dale s open space will continue to be found in the southwest quadrant of the City including the Maple Meadows Golf Course, the Oak Meadows Golf Course, and the Salt Creek Park Forest Preserve. Smaller parks and open spaces are spread throughout the City. The cluster of recreational facilities and open space near the Irving Park Road/Wood Dale Road intersection emphasizes it as the center of the City. Civic/Institutional Civic/institutional uses are shown at their current locations on the Future Land Use map. These include schools, churches, a recreation center, a police station, and fire station. The sites are expected to remain for public use, but renovation or relocation of such facilities is not uncommon in built-out communities such as Wood Dale. Should opportunities for redevelopment of these sites to a private use come about in a manner that is beneficial to community and government jurisdiction, those opportunities for new development on these sites should be evaluated on a case by case basis. Utility/Transportation Two large rights-of-way in Wood Dale are the Metra rail road tracks and a ComEd utility right-of-way towards the west part of the City. These divide the City and create circulation issues throughout Wood Dale. Other uses are typically for stormwater and utility management, generally located in the industrial area. Wood Dale Comprehensive Plan Land Use 52
Mittel Dr Mark St Spruce Av Marshall Rd A. E. C. Dr Creel Dr Country Club Rd Figure 6.1 Future Land Use Map Devon Av Mittel Blvd Allan Dr Carl Blvd Lively Blvd Elk Grove Village IL Route 390 Walters Ln Arlington Heights Rd Sivert Dr Lively Blvd Dillon Dr Supreme Dr Bryn Mawr Av North St Home Av Itasca Schiller St George St Sarah Dr Prospect Av Gilbert Dr Station Dr Industrial Dr Potter St Addison Rd Irving Park Rd Forest View Av School St Grove Av Oakwood Dr Wood Dale Rd Cedar Av Elmhurst St Stoneham St Commercial St Windsor Av Catalpa Av Montrose Av Richert Rd Beinoris Dr Foster Av Central Av Ash Av Edgewood Av Potter St Dunlay St Itasca St Pine Ln Pine Av Montrose Av Busse Rd / Route 83 Hillside Dr Fairway Dr Bensenville Grove Av Eastview Av Eisenhower Expy Mill Rd Dominion Dr Elizabeth Dr Cedar St Central Av Deerpath Rd Fischer Dr Willow Gln Addison WOOD DALE COMPREHENSIVE PLAN: Future Land Use Map Single-Family Residential Retail/Commercial Vacant Townhouse/Multi-Family Residential Office Civic/Institutional Industrial/Business Park Utility/Transportation Mixed Large Industrial Use (Manufacturing, Warehouse, Flex) Open Space/Recreation Sites Likely to Experience Development Pressure Oak Meadows Dr 3rd Av 2nd Av 0 0.5 1 MILE Spruce Rd Church Rd Map created by Teska Associates, Inc. March 2018 53 Wood Dale Comprehensive Plan Land Use
SITES LIKELY TO EXPERIENCE DEVELOPMENT PRESSURE Wood Dale s position in the regional market place and factors significant to development in a built-out community were outlined in the Market Overview & Economic Development chapter. These conditions impact commercial areas, creating market pressure for sites to be developed or redeveloped because market place interest in development focusses on specific types of land uses and development formats. To the extent these land uses are in line with the City s vision, they represent an opportunity for development to occur. Those opportunities for sites in the City anticipated to experience this pressure, as well how those sites could develop, are noted here. Georgetown Square The general development form of Georgetown Square (located at the western end of the City) is from a past era, a large building located along the side and rear perimeters of a large site (roughly 15 acres) with a sea of parking in the center. This dated environment is less successful in attracting customers who now frequently shop online and seeking a lively experience when gathering at a shopping/dining venue. Combined with the reality that all parts of the country have more retail than can be supported by current brick and mortar spending, Georgetown Square fits into a property category where the site s value is declining due to vacancy and low sales per square foot. These conditions bring redevelopment pressure because new development provides more revenue than operating the property as a shopping center. Although the majority of Georgetown Square is an obsolete development form, its perimeter offers a successful, modern form of commercial development outlots. The Wendy s, Bentley s, Dunkin Donuts and VIP Express Car Wash benefit from high visibility to a major roadway (Irving Park), easy access, location near like uses, attractive design and landscaping, and visible parking. These conditions respond to customers desire for convenience and, therefore, provide a successful development format. Outlots at Georgetown Square Shopping Center Wood Dale Comprehensive Plan Land Use 54
Example from a nearby suburb of a mixed use development on an 11-acre site of a former Dominick s grocery store: 113 townhouses on rear 9.5 acres with 1.5 acres retained for commercial uses at front of property. Image source Daily Herald Newspaper The development pressure on Georgetown Square is increased by site specific conditions. First, the property s single owner means that an interested developer need not go through the challenges of securing land from multiple property owners. The benefit of this condition cannot be overstated because it saves time and prevents the problems associated with a hold-out property owner. Second, the site is not in a solely commercial area, rather it abuts residential uses (single-family homes and townhomes). Redeveloping the southern portion of the site with additional townhomes would fit naturally into the land use pattern of the area and is more in keeping with current development trends. New residents would benefit from being adjacent to other residential uses (to the south and west) and near local amenities (such as shopping and the bike path). In this light, one could imagine the south nine acres (roughly south of the east/west driveway) redeveloped as townhomes, and the northern portion developed with additional outlots. This could make it feasible to relocate successful existing Georgetown Square businesses on the property or nearby. Current conditions at Georgetown Square 55 Wood Dale Comprehensive Plan Land Use
Illinois Route 390 & Wood Dale Road The vision for properties in Wood Dale along the IL 390 corridor being high-quality development that presents Wood Dale in the best light is sound and desirable. This aim for the Thorndale Corridor was described in the previous plan as a Corporate Main Street. That goal for the area south of I-390 and east of Wood Dale Road continues is supported by a Tax Increment Finance (TIF) Distict in the area. As the City pursues the Corporate Main Street vision, consideration of current market conditions should be incorporated into implementation. Those conditions include: The Northwest suburban market for new office development is weak and not expected to rebound in the near future. The Northwest suburban market for industrial / logistics development is very strong. The area s proximity to the airport makes this use likely to remain a desirable part of the market. Existing industrial / logistics properties can be expected to carry strong value for the foreseeable future and new development of this type also present benefits to the City in terms of a strong tax base and employment opportunities. Construction of speculative office and industrial development is rare now, particularly in comparison to pre-recession times. While it does occur in some instances, development finance today leans much harder toward build-to-suit projects that have a tenant or buyer lined up; this would make the linear development format of the previous plan difficult to fill with tenants and, therefore, more difficult to finance. Recent successful developments taking advantage of nodal development patterns (clustered around major roadway intersections or interstate interchanges) and with a horizontal mixed-use format (rather than being stacked, differing uses occupy separate structures and are connected for pedestrian access) have occurred in the region. The other three quadrants of the IL 390 and Wood Dale Road interchange are an opportunity to attract the office and /or commercial anchor commitments that are a necessary for a similar development. These anchors are attracted to high visibility and ready access of locations available at an interchange. For this reason, the quadrants around the interchange will see pressure for redevelopment. The opportunity is for blocks of 30 to 50 acres in one quadrant of the interchange to be redeveloped. Over time, these three quadrants may be expected to see such development. This leaves opportunity for existing or redeveloped industrial / logistics uses that are less visible from IL 390 to remain strong in the corridor and support Wood Dale as a leader in those markets. Northshore 770 in Northbrook, Illinois Astellas Development in Northbrook, Illinois Wood Dale Comprehensive Plan Land Use 56
HSBC Site 3 The vacant 23-acre HSBC property is a significant redevelopment opportunity because the current use, flexible one story office space, is a weak performer in current real estate market. The availability of similar properties in the region suggests that there is limited potential for a coming recovery in demand for this type of office space. Given conditions around the HSBC site, opportunities for the property likely reflect either the current market or come from unique uses that can succeed within the site s development challenges. In any case, the City is best served by maintaining flexibility in how it applies its development process and development codes. The City has a good reputation with the development community and a thoughtful, open minded approach to considering development that meets the owner s needs, respects the existing community character, and reflects market conditions. This approach is best applied to the HSBC site. Below are some considerations for the site. The City has been approached to allow a large industrial/logistics building or buildings on the site. However, that building type can be bland and unattractive, not presenting the building character considered desirable along the City s very visible, main north/south roadway. Additional traffic could be a cause for concern as well with this use. Industrial/logistics only should be an opportunity if done with very high design standards and aesthetic review by the City. Instances of such buildings with high design finish are found in the region, and the use is in keeping with the market strength of the City. Residential development of some form (single-family, townhome, or multiple-family) might be considered for the property given its proximity to schools, recreational uses, and the Library. To be addressed as part of any future residential development review is that the site is separated from community uses by Wood Dale Road (or in the case of the library, a large detention area) and abutted by industrial uses on two sides. Recreation/athletic facilities (public or private) are an opportunity as they are not adversely impacted from the factors noted above. Senior housing, which is a strong use in the current market, might be a consideration for a portion of the site. Again, these uses and their residents are not as likely to be impacted by the challenges of other residential development at the site. Worth considering with this option is the fact that Wood Dale has a new Memory Care Center (which includes assisted living) on Irving Park Road, set to open in 2018. 57 Wood Dale Comprehensive Plan Land Use Former HSBC Site off Wood Dale Road
Irving Park Road Outlots As noted in the analysis of Georgetown Square, commercial outlots can make a property more profitable, add sales tax revenue to the City, and provide sites for Wood Dale businesses looking to relocate. The Jewel / Target site may have potential for outlot development. The underutilized parking along the southern portion of that site could potentially contain two outlots. The site s outlot development pressure is increased by its proximity to a regional bike trail, visibility and access from Irving Park Road, and a location in a cluster of other restaurants. Users of the bicycle/pedestrian bridge could benefit from new outlots located near the trail Examples of nicely-landscaped outlouts Target/Jewel Osco Shopping Center off Irving Park Road Wood Dale Comprehensive Plan Land Use 58
Salt Creek Golf Club Golf is losing popularity to other entertainment options, as it is found too time consuming and expensive by many current and potential participants. An example of this fact is seen in the success of Top Golf, located next to the Salt Creek Golf Club. The development pressure on golf courses (both public and private) is created by their lagging profitability and, quite often, excellent locations. While the financial status of Salt Creek Golf Club has not been investigated as part of this plan, the quality of its location is clear, based on its visibility and access from IL 390 (with the interchange at Prospect Avenue). As part of the development pressure typically happening on golf sites, the Park District may have an opportunity to sell the property and use the proceeds to support other operations. Should this occur, the City could be faced with any number of opportunities. The location lends itself to industrial/logistics/ hospitality uses. The size of the site (about 50 acres) lends itself to a mix of uses ranging from recreation to residential. The opportunity for this site, should it redevelop, lies in applying flexible zoning processes (such as a Planned Development) for thoughtful development that advances City goals and is in the context of nearby uses. Aerial view of Salt Creek Golf Club, just northeast of Prospect Avenue and IL 390 The Beach Water Park The Beach Water Park has been a fixture in Wood Dale for many years. Pressures on the site are similar to the pressure on the golf course the site is well located in a residential area and could be combined with other property extending to Wood Dale Road to create a large, attractive development parcel. Such development might include a mix of uses, with recreational to the west and commercial uses closer to Wood Dale Road. Should the Park District be of a mind to sell and or relocate the facility, the opportunity to combine the site with City controlled land could create an attractive development parcel, though it is important to consider its location in the floodplain. I would like to see the City continue to develop Irving Park and Wood Dale Roads. Develop the new open space to attract activities and events, and fix up and enhance our parks. -Resident Input Aerial view of the Beach Water Park, just northwest of the intersection of Irving Park Road and Wood Dale Road 59 Wood Dale Comprehensive Plan Land Use