TWO PROPOSED “ROOSEVELT ROAD CORRIDOR” DEVELOPMENTS
Two non-residential projects are being pursued near Winfield and Roosevelt Roads. At the southwest corner, commonly known as the Cantore property, Bucky’s gas station and convenience store has been proposed within the Village of Winfield on commercially zoned property. A few lots south of that, Willow Creek Community Church has been proposed in unincorporated Wheaton on residentially zoned property. These are independent developments, although the same civil engineer is working on both projects.
Bucky’s Filling Station
The Village of Winfield hired a broker to bundle property to attract commercial development to the “Roosevelt Road Corridor”. Bucky Inc. has a contract to purchase the Cantore property for $2,400,000. This property has a 2017 assessed value of approximately $110,000. It is approximately 7 acres, with a large wetland area. Bucky Inc. will also cover the cost of bringing water and sewer under Roosevelt Rd. It will be developed per the Planned Unit Development (PUD) requirements, including a 100 foot landscape buffer between it and the adjacent residential area. Initial plans include a filling station, convenience store and car wash. The concept plan also shows an additional commercial building that could be developed in the future. Currently Bucky Inc. is working with the county to meet the county development requirements. If that is approved, the planning process within the village will proceed, including a public hearing.
Willow Creek Church
Willow Creek has a pending purchase contract for approximately $2,500,000 for 13 acres with a 2017 assessed value of $125,000. This too has a wetland area that would have to be mitigated.
Willow Creek’s total congregation is about 18,000 people. The capacity for this location is 1,200 people. There will be two Sunday services at which they anticipate initial attendance to be around 600 people at each. They promise that the church will not have bells so as to not disturb neighbors. Other activities will occur during the week that will generate a smaller amount of traffic. The industry standard for calculating parking is 2.28 people per car, so approximately 600 spaces are needed. Their community outreach program includes plans for some clinical services and auto repair services. These are not allowed uses in a residentially zoned area.
Churches are a permitted use in residential areas as long as the subject property meets the following criteria:
a. The property is located adjacent to at least an arterial roadway as defined by the DuPage County Division of Transportation;
b. The use takes primary access to and from the arterial roadway;
c. The use is operated using public sewer and water;
d. The use is not operated in an existing single-family home or dwelling unit.
e. Minimum lot size: 100,000 sq. ft. for the first 100 occupants in the main assembly area or building based on design rated occupancy plus an additional 20,000 sq. ft. for each additional 50 occupants or any portion thereof based on design rated occupancy
The final construction is expected to include about 10 acres for building and parking and the outer 3 acres for landscape buffering and water detention. At present, no sewer and water service is expected to be available, so a variance would be required. Alternatively, Willow Creek could potentially obtain water and sewer from Winfield, either by annexing in or having an agreement with the village of Winfield. This will be investigated as part of their due diligence process but does not currently appear to be feasible. A hearing for input by the public would be required by the county if variances are requested for water/sewer services or clinical and auto repair services. This could be as soon as mid-May. As part of the public hearing process, properties within 300 feet of the proposed site will receive a notification.
Given the well and septic arrangement, the county’s fire protection requirements could be challenging. For example, a detention pond will likely be required in currently designated wetland, and a 20,000 gallon storage tank under the building is under consideration for use in case of fire.
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