O-17-20VILLAGE OF DEERFIELD
STATE OF ILLINOIS
COUNTIES OF LAKE AND COOK
VILLAGE OF DEERFIELD
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Lake County IL Recorder
Mary Ellen Vanderventer Recorder
File7859787
The undersigned hereby certifies that he is the duly appointed Deputy Village Clerk of the Village of
Deerfield, Lake and Cook Counties, Illinois, and that the attached is a true and accurate copy of
Ordinance 0-17-20 Approving the Removal of the Restaurant Prohibition
at Cadwell's Corners Shopping Center for the Area
South of the Existing Pet Supply Plus Store to the End
Units Facing Lake Cook Road and the Sign Plan for
Pylon Signs
Dated this December 1, 2021
fm J. la to
DANIEL VAN DUSEN
Deputy Village Clerk
LAR
Prepared by and after recording return to
Daniel Van Dusen
Village of Deerfield
850 Waukegan Road
Deerfield, IL 60015
850 WAUKEGAN ROAD DEERFIELD, ILLINOIS 60015 TELEPHONE 847.945.5000 FAX 847.945.0214
VILLAGE OF DEERFIELD
LAKE AND COOK COUNTIES, ILLINOIS
ORDINANCE NO. 0-17-20
AN ORDINANCE APPROVING THE REMOVAL OF THE RESTAURANT
PROHIBITION AT CALDWELL'S CORNERS SHOPPING CENTER FOR THE AREA
SOUTH OF THE EXISTING PET SUPPLY PLUS STORE TO THE END UNITS
FACING LAKE COOK ROAD AND THE SIGN PLAN FOR PYLON SIGNS
PASSED AND APPROVED BY THE
PRESIDENT AND BOARD OF TRUSTEES
OF THE VILLAGE OF DEERFIELD, LAKE
AND COOK COUNTIES, ILLINOIS, this
21 st day of August , 2017.
Published in pamphlet form
by authority of the President
and Board of Trustees of the
Village of Deerfield, Lake and
Cook Counties, Illinois, this
21st day of Au sugt , 2017.
VILLAGE OF DEERFIELD
LAKE AND COOK COUNTIES, ILLINOIS
ORDINANCE NO. 0-17-20
AN ORDINANCE APPROVING THE REMOVAL OF THE RESTAURANT
PROHIBITION AT CALDWELL'S CORNERS SHOPPING CENTER FOR THE AREA
SOUTH OF THE EXISTING PET SUPPLY PLUS STORE TO THE END UNITS
FACING LAKE COOK ROAD AND THE SIGN PLAN FOR PYLON SIGNS
WHEREAS, Norcor Cadwell Associates, LLC, an Illinois limited liability company, c/o
Newcastle Properties LLC, the owner of the property commonly known as Cadwell's Corners
Shopping Center (the "Owner") and legally described on Exhibit A attached hereto (the "Subject
Property"), has petitioned the Plan Commission of the Village of Deerfield for approval of
amendments to the Cadwell's Corners Commercial Planned Unit Development (the "PUD")
authorizing: (1) the removal of the restaurant prohibition at Cadwell's Corners Shopping Center
for the area of the shopping center south of the existing Pet Supply Plus store to the end units
facing Lake Cook Road, as legally described on Exhibit B attached hereto and shown as the
Subject Area" on the Site Plan drawing on Exhibit C attached hereto, incorporated herein, and
made a part hereof by this reference; and (2) the sign plan for pylon signs for a larger sign face for
the two (2) existing pylon signs as shown on the pylon sign plan drawing on Exhibit C; and
WHEREAS, the Plan Commission of the Village of Deerfield held a public hearing on
May 11, 2017 pursuant to public notice duly given and published as required by statute and
conforming in all respects, in both manner and form, with the requirements of the statutes of the
State of Illinois and the Zoning Ordinance of the Village of Deerfield; and
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WHEREAS, the Plan Commission of the Village of Deerfield, after considering the
evidence, testimony and supporting materials offered at said public hearings, submitted its written
report to the President and Board of Trustees of the Village of Deerfield recommending approval
of: (1) the removal of the restaurant prohibition at Cadwell's Comers Shopping Center for the area
of the shopping center south of the existing Pet Supply Plus store to the end units facing Lake
Cook Road, subject to certain conditions restricting the establishment, operation, maintenance, and
use of a restaurant on the Subject Property; and (2) the sign plan for pylon signs; all subject to the
conditions, regulations, and restrictions set forth herein; and
WHEREAS, the President and Board of Trustees of the Village of Deerfield have also
relied upon the representations made by Owner in response to questions, comments, and concerns
raised at the June 5, 2017 Village of Deerfield Board of Trustees meeting considering the Petition
as set forth in the Owner's correspondence dated July 12, 2017 attached hereto on Exhibit C,
incorporated herein, and made a part hereof by this reference; and
WHEREAS, the President and Board of Trustees of the Village of Deerfield concur in the
recommendation of the Plan Commission, subject to the conditions, regulations, and restrictions
set forth herein, and have determined that it is in the best interests of the Village of Deerfield that
the Cadwell's Corners PUD be amended to approve the removal of the restaurant prohibition at
Cadwell's Corners Shopping Center for the area of the shopping center south of the existing Pet
Supply Plus store to the end units facing Lake Cook Road and the sign plan for pylon signs, in
accordance with: (1) the documents listed on Exhibit C attached hereto, incorporated herein, and
made a part hereof by this reference; and (2) the following additional conditions restricting and
regulating the establishment, operation, maintenance, and use of a restaurant on the Subject
Property (the "Restaurant Restrictions"):
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a) No restaurant use shall be permitted on the Subject Property, except for the area south
of the existing Pet Supply Plus store to the end units facing Lake Cook Road as legally
described on Exhibit B attached hereto, incorporated herein, and made a part hereof by this
reference.
b) Any restaurant use permitted on the Subject Property shall be considered as a special
use, subject to the procedures, standards, and requirements of Article 13.11 of the Zoning
Ordinance of the Village of Deerfield.
c) All deliveries to the rear of the building on the east side of the Cadwell's Comers
Shopping Center (the "Rear Delivery Area") for any permitted restaurant use shall be made
no earlier than 8:00 a.m. and no later than 5:00 p.m., Monday through Saturday ("Rear
Delivery Hours"). Delivery vehicles to the Rear Delivery Area arriving at the Subject
Property prior to 8:00 a.m. shall be required to stage on the front side of the shopping center
building and shall not enter the rear of the building except during Rear Delivery Hours.
Delivery vehicles to the Rear Delivery Area arriving at the Subject Property after 5:00 p.m.
shall be required to exit the Subject Property and return during Rear Delivery Hours.
Delivery vehicles shall not be permitted to be on the Rear Delivery Area after 5:00 p.m.
Owner and Tenant shall educate delivery vendors on these regulations and shall provide
signage directing early arriving delivery vehicles to the staging area.
d) Overnight deliveries to the front of the building on the west or south side of the
Cadwell's Corners Shopping Center (the "Front Delivery Area") for any permitted
restaurant use are permitted provided that delivery vehicles to the Front Delivery Area shall
enter and exit the Cadwell's Comers Shopping Center from the Lake Cook Road entrance
and exit. Delivery vehicles to the Front Delivery Area shall not idle, cause excessive noise
e.g., back-up beeper), or remain on the Subject Property for more than sixty (60) minutes.
Owner and Tenant shall educate delivery vendors on these regulations.
e) Owner shall construct, develop, maintain, and use a brick garbage enclosure on the
Subject Property at a point furthest from the residential property line, along Lake Cook
Road, in accordance with the Site Plan drawing and Dumpster Enclosure Drawing on
Exhibit C attached hereto, incorporated herein, and made a part hereof by this reference,
and subject to all applicable building codes, sanitary codes, and other applicable laws.
Owner shall require that all dumpsters remain in the garbage enclosure with doors closed
at all times when not in use. Owner shall provide interior and exterior pest control services,
and regularly clean, power wash, and maintain the garbage enclosure area, dumpsters, and
surrounding areas to reduce odors, prevent overflow, and abate potential nuisances relating
to any permitted restaurant use.
f) Owner and Tenant shall keep all exterior areas set aside for collection and deposit of
waste in a clean and slightly condition, shall not suffer or permit the spilling, overflow, or
scattering of waste from such areas, shall not suffer or permit offensive odors to emanate
from such areas to the annoyance of neighboring properties and persons, and shall provide
for the collection and removal of waste materials with such frequency as is necessary to
avoid the creation of any such conditions.
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g) Owner shall respond in good faith to homeowner complaints of any alleged or potential
nuisance, noise, or odor condition relating to the operation of any permitted restaurant use.
h) Owner shall provide and maintain additional landscaping and shrubbery to infill the
clearing in the area bordering the Subject Property and the residential property located at
88 Evergreen Court.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF DEERFIELD, LAKE AND COOK COUNTIES, ILLINOIS,
in the exercise of its home rule powers, as follows:
SECTION 1: That the above and foregoing recitals, being material to this Ordinance, are
hereby incorporated by this reference and made a part of this Ordinance as if fully set forth herein.
SECTION 2: That the President and Board of Trustees do hereby authorize and approve
an amendment to the Cadwell's Corners PUD Village of Deerfield Ordinance No. 0-81-28 (dated
Apr. 20, 198 1) to remove the restaurant use prohibition on the Subject Property for the area of the
shopping center south of the existing Pet Supply Plus store to the end units facing Lake Cook Road
as legally described on Exhibit B attached hereto and as shown on the Site Plan drawings on
Exhibit C attached hereto, incorporated herein, and made a part hereof by this reference, to the
extent provided herein and subject to the conditions, regulations, and restrictions set forth in
Section 4 of this Ordinance.
SECTION 3: That the President and Board of Trustees do hereby authorize and approve
an amendment to the Cadwell's Corners PUD for the sign plan for pylon signs as shown on the
Pylon Sign drawings on Exhibit C attached hereto, incorporated herein, and made a part hereof by
this reference, and subject to the conditions, regulations, and restrictions set forth in Section 4 of
this Ordinance and the revised Cadwell's Corners Pylon Sign Criteria on Exhibit C providing that
C2
the lower eight (8) signs (lower 8 half panels) have: (a) all white background; (b) all black text;
c) no logos; and (d) one font style.
SECTION 4: That the approval and authorization of said amendments to the PUD are
granted subject to the following conditions, regulations, and restrictions:
a) That the construction, development, maintenance, and use of the Subject
Property for any permitted restaurant use shall be substantially in accordance with the
documents, materials, and exhibits attached hereto and made a part hereof as Exhibit C, or
in accordance with said documents as modified to comply with applicable building codes
and other applicable laws and ordinances.
b) Compliance with all representations submitted and made by Owner to the
Plan Commission and to the President and Board of Trustees of the Village of Deerfield.
c) Compliance with the recommendations and requirements of the Appearance
Review Commission.
d) Compliance with the Restaurant Restrictions set forth in the recital of this
Ordinance adopted and incorporated herein by reference.
e) Compliance by Owner with all applicable provisions of the PUD, as
amended by Ordinance No. 0-96-26 or as hereafter amended, and with all applicable
provisions of the Zoning Ordinance of the Village of Deerfield.
SECTION 5: That the Village Clerk is hereby authorized and directed to publish this
Ordinance in pamphlet form and to record this Ordinance in the office of the Recorder of Deeds
of Lake County at Applicants' expense.
SECTION 6: That this Ordinance, and each of its terms, shall be the effective legislative
act of a home rule municipality without regard to whether such Ordinance should: (a) contain terms
contrary to the provisions of current or subsequent non -preemptive state law; or, (b) legislate in a
manner or regarding a matter not delegated to municipalities by state law. It is the intent of the
corporate authorities of the Village of Deerfield that to the extent that the terms of this Ordinance
should be inconsistent with any non -preemptive state law, this Ordinance shall supersede state law
in that regard within its jurisdiction.
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SECTION 7: That this Ordinance shall be in full force and effect from and after its
passage, approval and publication in pamphlet form as provided by law.
PASSED this 21 st day of August , 2017.
AYES: Benton, Jester, Oppenheim, Seiden, Shapiro, Struthers
NAYS: None
ABSENT: None
ABSTAIN: None
APPROVED this 21st day of August -22017.
A
Village President
ATTEST:
jg
V llage Clerk
Exhibit A
The Subject Property is legally described as follows:
PARCELI:
LOT 3 IN JOHN A. MALLIN SUBDIVISION, BEING A SUBDIVISION OF PART OF THE
SOUTHWEST V4 OF THE SOUTHEAST '/< OF SECTION 33, TOWNSHIP 43, NORTH, RANGE 12,
EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
RECORDED JULY 5, 1963, AS DOCUMENT 1191212 IN BOOK 39 OF PLATS PAGE 6, IN LAKE
COUNTY, ILLINOIS.
PARCEL 2:
LOT 1 IN ACE HOSTS OF ILLINOIS SUBDIVISION OF LOT 2 IN JOHN A MALLIN SUBDIVISION
OF PART OF THE SOUTHWEST V4 OF THE SOUTHEAST % OF SECTION 33, TOWNSHIP 43
NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT
OF SAID ACE HOSTS OF ILLINOIS SUBDIVISION RECORDED APRIL 10, 1970, AS DOCUMENT
1455607, IN BOOK 49 OF PLATS, PAGE 23, IN LAKE COUNTY, ILLINOIS.
Address: 3-57 Waukegan Road and 250 Lake Cook Road, Deerfield, Illinois.
PINS: 16-33-404-033, 16-33-404-034,16-33-404-035,16-33-404-036,16-33-404-037, 16-33-
404-038,16-33-404-039.
Exhibit B
The Subject Area of the Subject Property permitting restaurant use is legally described as follows:
THAT PART OF LOT 1 IN ACE HOSTS OF ILLINOIS SUBDIVISION OF LOT 2 IN JOHN A. MALLIN
SUBDIVISION OF PART OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF
SECTION 33, TOWNSHIP 43 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT OF SAID ACE HOSTS OF ILLINOIS SUBDIVISION RECORDED
APRIL 10, 1970 AS DOCUMENT 1455607, IN BOOK 49 OF PLATS, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT THAT IS 234.28 FEET SOUTH OF THE NORTHEAST CORNER OF SAID
LOT (AS MEASURED ALONG THE EAST LINE THEREOF) AND 55 FEET WEST (AS MEASURED
AT RIGHT ANGLE TO SAID EAST LINE); THENCE SOUTH 03 DEGREES 43 MINUTES 33
SECONDS EAST, 152.51 FEET TO A POINT THAT IS 54.91 FEET WEST OF SAID EAST LINE (AS
MEASURED AT RIGHT ANGLES THERETO); THENCE WESTERLY, 1.10 FEET PERPENDICULAR
TO THE LAST DESCRIBED COURSE; THENCE SOUTHERLY, 21.65 FEET PERPENDICULAR TO
THE LAST DESCRIBED COURSE; THENCE WESTERLY, 72.90 FEET PERPENDICULAR TO THE
LAST DESCRIBED COURSE; THENCE NORTHERLY, 21.65 FEET PERPENDICULAR TO THE
LAST DESCRIBED COURSE; THENCE WESTERLY, 1.10 FEET PERPENDICULAR TO THE LAST
DESCRIBED COURSE; THENCE NORTHERLY, 152.51 FEET PERPENDICULAR TO THE LAST
DESCRIBED COURSE; THENCE EASTERLY, 75.10 FEET PERPENDICULAR TO THE LAST
DESCRIBED COURSE TO THE POINT OF BEGINNING IN LAKE COUNTY, ILLINOIS.
Exhibit C
Exhibits to an Ordinance Approving the Removal of the Restaurant Prohibition at
Caldwell's Corners Shopping Center for the Area South of the Existing Pet Supply Plus
Store to the End Units Facing Lake Cook Road and the Sign Plan for Pylon Signs
1. Cadwell's Corners Revised Site Plan by Torch Architecture dated July 10, 2017.
2. Cadwell's Comers Site Plan by Torch Architecture dated April 13, 2017.
3. Cadwell's Corners Dumpster Enclosure Plan dated July 12, 2017.
4. Cadwell's Corners Revised Pylon Signage Criteria dated May 31, 2017.
5. Cadwell's Comer Pylon Sign Drawings by Doyle Sign Contractors dated May 11, 2017.
6. Newcastle Properties Correspondence to Village Board dated July 12, 2017.
DUMPSTER ENCLOSURE PLAN
FRONT ELEVATION
REAR ELEVATION
SIDE ELEVATION
Cadwell’s Corners
FACE BRICK TO
MATCH BUILDING
METAL COPING TO MATCH
EXIST GREEN METAL
CAP AT BLDG.
EXHIBIT C
PAINTED STEEL POSTS
& FRAME TO MATCH RED
TRIM AT BLDG.
PAINTED WOOD BOARDS
TO MATCH RED TRIM AT BLDG.
Cadwell’s Corners – Pylon Signage Criteria
last revision 5/31/2017
Materials
All panels, and replacements thereof, will be solid white flat lexan material. This refers to the material
of the panel. See other items below regarding restrictions on colors and graphics.
Graphics Color
With exception to the top anchor tenant panel and the half panels at the bottom of the sign, all
tenant panel graphics, logo and letters, shall be restricted to one of the following colors: PMS 300
Blue, PMS 200 Red, PMS 356 Green, PMS 1235 Yellow, and Black. All graphics will be vinyl application
on the face of the panel.
The smaller panels at the bottom of the sign are restricted to black text on a white background using
upper and lower case characters using the Friz Quadrata Std font.
Background Color
The color of all sign panel backgrounds shall be white, with exception to the top anchor panel.
Content
Logos and fonts will be permitted provided such characteristics are a part of the tenant’s corporate
identity and are approved by Landlord and the Village of Deerfield.
Panel Layout
No more than two lines of text shall be permitted on any panel.
A minimum of 1” must be allowed between the text and the horizontal and vertical space bars.
Pylon Layout
No panels may be further divided.
In the area comprised of the four panels on the lower two rows, any blank panels shall be located at
the bottom of the sign, in order to avoid a disorganized or checkerboard appearance.
These Criteria establish a baseline for future tenant signage panels. Approval of tenant signage and
modification of these criteria shall remain subject to municipal review and can be modified by approval
of Landlord and the Village of Deerfield.
Note: The existing Chicago Home Fitness and Calico tenant sign panels are “grandfathered.” Any new
sign panels must meet with the criteria as stated above.
NEWCASTLE PROPERTIES L.L.C
1030 West Higgins Road, Suite 360, Park Ridge, Illinois 60068 847.685.9800
1
July 12, 2017
Mayor & Board of Trustees
Village of Deerfield
850 Waukegan Road
Deerfield, Illinois 60015
Re: Cadwell’s Corners Shopping Center
Deerfield, IL
Project No. 916159
Dear Mayor & Board of Trustees,
Ownership for Cadwell’s Corners would like to follow up on your additional questions and comments from
the June 07, 2017 Village Board Meeting regarding the request for removal of the restaurant prohibition
at a portion of the Cadwell’s Corners Shopping Center (the “Restaurant Area”).
We would also like to inform the Board, if they are not already aware, that Ownership is in advanced
negotiations with Panera Bread to lease 4,940 square feet of the vacant 12,900 square feet of Restaurant
Area, subject to the Board’s granting of the request for removal of the restaurant prohibition. Please see
Exhibit A which shows the location of the proposed Panera, facing Lake Cook Road. We have incorporated
the Panera use into our responses to these additional questions below. We respectfully remind the Board
as well that Panera will have to secure a special use permit to occupy this space but they cannot apply for
this permit unless and until the restaurant prohibition is lifted for this area.
Responses to Board questions and follow up to comments:
1) Garbage enclosures, Odors, Pest Control
Response: A brick garbage enclosure closely matching as best as possible the exterior of the Center
will be constructed for Panera at a point furthest from the residential boundary line, along Lake Cook
Road. The location of this proposed enclosure is shown on Exhibit B attached hereto. Panera’s
kitchen door will be located at the southeast corner of the Center facing Lake Cook Road and this
enclosure location will provide the shortest and most direct access for garbage disposal which should
minimize the potential for spillage and any resulting odors which was a neighbor concern.
Additionally, should another restaurant user be included within the Restaurant Area, this enclosure
would be expanded accordingly also as shown on Exhibit B attached hereto.
If the remaining non-Panera square footage of the Restaurant Area is leased to a retail user or users,
the current existing enclosure immediately north of the Restaurant Area will be expanded to
accommodate these tenants and constructed in a wooden stockade fashion consistent with other
enclosures currently in place at the Center.
Additionally, language will be included within any new lease for space within the Restaurant Area that
Tenants are responsible for making sure dumpsters are not left out of the enclosures and that
enclosure doors are to remain closed at all times when not in use.
The appearance and materials anticipated to be used for the brick “restaurant” enclosures are
depicted on the attached Exhibit C.
NEWCASTLE PROPERTIES L.L.C
1030 West Higgins Road, Suite 360, Park Ridge, Illinois 60068 847.685.9800
2
In order to address the potential for increased odors from these restaurant enclosures (similar to trash
removal for the landscaped “buffer” area along the East side of the Center), Ownership will engage
the existing sweeping contractor (Program One) to incorporate regular power washing of these areas.
This should serve to reduce odors from any spilled material. Also, Ownership will require restaurant
users to utilize Lakeshore’s dumpster cleaning services in order to reduce any additional odors from
the garbage receptacles themselves.
In order to address the potential for pests that may be drawn to the increase in organic materials,
Ownership will incorporate a pest control contract (currently not in place at the Center) into daily
property operations. Chem-Wise, a pest management company based in Rolling Meadows, has been
consulted with regard to incorporating restaurant uses at the center and has provided Ownership with
a proposal with a focus on rodent and insect control around the Restaurant Area, in particular the
garbage area.
Panera, as part of their normal operations, maintains their own pest control contract covering the
interior of their premises. Similarly, any future restaurant users would be required to maintain an
interior pest control contract covering the interior of their premises. This requirement would be
incorporated into all lease agreements going forward.
Summary:
• New brick restaurant garbage enclosures will be constructed closer to Lake Cook Road (furthest
from residential) which will improve garbage area appearance, better shield garbage areas from
view and provide more protection from pest intrusion. Language requiring dumpsters to remain
in enclosures with doors closed at all times when not in use will be included in all leases going
forward with restaurant users within the Restaurant Area.
• Regular cleaning and power washing of garbage enclosures and surrounding areas will be
incorporated into normal property operations to reduce odors from increased organic materials.
Restaurant tenants will be required to enroll in Lakeshore’s cleaning program to reduce odors
emanating from trash containers themselves.
• Interior and exterior pest control contracts will be put in place focusing on the Restaurant Area
and enclosures to address any increased pest control issues resulting from the addition of
restaurant uses.
2) What is the impact on adjacent property values from lifting the current prohibition on restaurant
uses?
Response: Ownership has engaged PF Appraisals, Inc. to analyze the impact of the addition of
restaurant uses to the Restaurant Area on adjacent residential property values. The study was
focused on Panera or a similar type of restaurant operator in order to provide the most meaningful
and objective analysis. This report is attached as Exbibit D along with a copy of the appraisers
curriculum vitae. The appraiser concluded that the addition of a Panera or similar type of restaurant
operator to the Restaurant Area would have no discernable effect on the market value of surrounding
residential properties.
This report did not include an analysis on the impact of restaurant uses on the North Suburban Church
parcel as, per the letter attached as Exbibit E, the Church is not concerned with this value impact and
is supportive of lifting the restriction.
NEWCASTLE PROPERTIES L.L.C
1030 West Higgins Road, Suite 360, Park Ridge, Illinois 60068 847.685.9800
3
3) Are vendors that violate the current “Fresh Thyme” delivery restrictions being penalized?
Response: The Site Performance Agreement between Fresh Thyme, Ownership and the Village
governs the Fresh Thyme delivery restrictions currently in place (commercial deliveries to be made
between 8:00 am and 5:00 pm, Monday through Saturday only). Per the Agreement, Fresh Thyme is
to be fined for each violation of these delivery restrictions. These fines escalate based on the
frequency of violations within a twelve (12) month period.
Although residents have reported violations to these restrictions during previous meetings, to our
knowledge, neither Ownership or their management company has been contacted by residents to
report any such incidents. The Village has been contacted by residents to report incidents through
the Police Department and residents have also reported in recent meetings that they are calling the
CEO of Fresh Thyme directly whenever such incidents occur.
Ownership is willing to install additional signage along this area with contact information for their
management company for residents to reach out to as well to report or discuss violations.
4) How does the current landscaping compare to the approved “Fresh Thyme” landscape plan? / Site
lighting issues.
Response: The Site Performance Agreement required Ownership to install new trees and fencing
along the north property line adjacent to residential owners. Ownership is required to maintain both
the trees and fence in good repair.
Ownership engaged Landscape Concepts the week of July 3rd to inspect the landscape improvements
made along the north side of the Center, along with all other landscaping in place at the Center.
Landscape Concepts identified two dead evergreen trees at the Waukegan Road entrance. These trees
are scheduled to be replaced the week of July 10th.
Additionally, residents have noted that lights have been out at the center recently. Ownership
maintains a vendor to periodically check on site lighting. All lights in need of bulb replacement have
been addressed to date and the need for increased “light checks” at the center is being evaluated by
property management and the vendor.
Summary:
• The Center is in compliance with the landscaping required per the Fresh Thyme Site Performance
Agreement.
• Lighting issues have been reviewed and addressed. The need for additional light monitoring is
being evaluated by property management.
5) What has changed in restaurant operations over the past 36 years since the restaurant prohibition
was put in place / what technological advances have been made in the restaurant industry to
mitigate their impact on nearby properties.
Response: The evolution of the restaurant industry itself has lessened potential negative impacts on
nearby properties and made them much better neighbors today than thirty-six years ago. When the
prohibition was put in place there was a much greater disparity in how restaurants were owned and
operated. Most meals were prepared at home and, typically, restaurants from this era either trended
toward the higher end for evenings out or entertainment (late, loud, high employee counts) or toward
a lower end such as diners or grills with smaller operators serving basic food without as much
emphasis on operations, cleanliness, cooking style, garbage/recycling, etc.
NEWCASTLE PROPERTIES L.L.C
1030 West Higgins Road, Suite 360, Park Ridge, Illinois 60068 847.685.9800
4
There was also more fractured ownership which led to a greater disparity in the quality of restaurant
operator. Sole-proprietors dominated the industry. The risk of having a poorly run operator or
operation was greater at this time.
All of these factors likely combined to pose much greater concerns from nearby property owners at
the time. Hence the industry as a whole having a reputation as not being the best neighbor or retail
occupant and something more deserving of an outright prohibition.
Today, especially those restaurant users targeting the higher demographic Deerfield submarket and
Cadwell’s Corners in particular, there are many more restaurant concepts in the “middle” ground
which serve as an extension of the home kitchen. These restaurants tend to be dominated by “family
style” and “fast casual” national or multiple location brands offering a higher quality, more
standardized product with stricter operating controls. These brands are the types of restaurants
(Panera, Firehouse, Brunch Cafe) that are either corporately owned or have strict franchise
agreements and screening processes to ensure high quality, sophisticated operators are held by the
market to a high standard in a very competitive environment. Customers demand cleanliness, fresher
and more high-quality food options which lead to less grease and odors emanating from kitchen areas.
Also, pickup from internet orders or taking meals to go has become much more prevalent which leads
to less on-site consumptions and less garbage as well as employee counts in dining and kitchen areas.
The primary technological advances that have been made in the restaurant industry to mitigate odor
impacts to nearby properties involve what are known as pollution control systems or “scrubbers.”
Captive Aire, a main supplier of this technology to the industry, reports that while these scrubbers are
effective in reducing odors from hooded restaurant grills, they are primarily used in urban areas or
condo buildings where residential units are immediately on top of restaurants. They also reported
advancements in hood filters over this time period have resulted in greatly reducing the amount of
grease being vented from grills which reduces the release of odor molecules.
Panera, similar to an increasing number of restaurant operators, does not use hooded grills or
generate grease thus a pollution control or scrubber system is not applicable. Ovens are used for
bakery items and other menu items are prepared fresh and then heated without a grill.
Summary:
• Restaurants focused on Cadwell’s Corners / the Deerfield submarket today vs. thirty-six years
ago include higher quality, national or multiple location operators with greater focus on
operations and cleaner, lower impact food offerings. Much better neighbors today than
when the restriction was originally put in place.
• Many operators today such as Panera do not use grills and therefore have a much lower odor
footprint than in years past.
6) What specific delivery hour restrictions would restaurants adhere to?
Response: Should the prohibition be lifted, restaurants would be required to adhere to the Fresh
Thyme delivery restrictions which limit commercial deliveries to the North and East sides of the Center
to between the times of 8:00 am and 5:00 pm, Monday through Saturday only. Ownership agrees
that this restriction would be included in any lease agreement with a restaurant user occupying space
in the Restaurant Area.
Panera is planning on locating their kitchen door (delivery door) on the south of the Center facing
Lake Cook Road. Although they anticipate a majority of their deliveries occurring within the Fresh
NEWCASTLE PROPERTIES L.L.C
1030 West Higgins Road, Suite 360, Park Ridge, Illinois 60068 847.685.9800
5
Thyme delivery hours, they do expect to have two overnight shipments per week that would not be
able to be made during these hours. Although the issue of limiting West side deliveries was raised at
the last meeting, Ownership would like to leave open the option of commercial deliveries being made
outside of the Fresh Thyme Delivery Hours to the West and South facing entrances of the Restaurant
Area. Ownership believes that noise from these deliveries is blocked by the shopping center itself and
separated by sufficient distance from the residential boundaries so as to make any additional noise
negligible.
Ownership would be open to requiring that all vehicles delivering to the West and South facing
entrances of the Restaurant Area, outside of the Fresh Thyme delivery hours, to enter and exit the
Center from the Lake Cook entrance. This would reduce cross parking lot traffic during these times
and keep any vehicles furthest from the residential areas and closest to the Lake Cook and Waukegan
intersection.
Summary:
• Restaurant tenants will be required to comply with the Fresh Thyme delivery restrictions for
deliveries to the East side of the Restaurant Area.
• Ownership asks that delivery times are not restricted to the West or South sides of the center due
to the fact that some potential tenants like Panera or previously Firehouse need to make limited
deliveries outside of the Fresh Thyme hours.
• Should deliveries be allowed unrestricted to the South and East storefronts of the Restaurant
Area, Ownership will require that delivery vehicles enter and exit from the Lake Cook Road
entrance to the Center.
We hope these responses serve to address the Boards questions and or concerns, or at the very least,
provide a solid framework whereby any additional details can be efficiently and succinctly supplied at the
public meeting on July 17th. We are, of course, available any time should you have any questions regarding
this or any other matter prior to the meeting.
Very Truly Yours,
Newcastle Properties, on behalf of the Owner
Norcor Cadwell Associates, LLC
BY:
PRINT: Sean Devine
ITS: Asset Manager
Exhibit A
Exhibit B
Exhibit C
DUMPSTER ENCLOSURE PLAN
FRONT ELEVATION
REAR ELEVATION
SIDE ELEVATION
Cadwell’s Corners
FACE BRICK TO
MATCH BUILDING
METAL COPING TO MATCH
EXIST GREEN METAL
CAP AT BLDG.
EXHIBIT C
PAINTED STEEL POSTS
& FRAME TO MATCH RED
TRIM AT BLDG.
PAINTED WOOD BOARDS
TO MATCH RED TRIM AT BLDG.
Exhibit D
www.pfappraisals.com
CONSULTING REPORT
FOR
Cadwell’s Corner
LOCATED AT
3-57 N. Waukegan Road
Deerfield, Illinois
AS OF
July 8, 2017
PREPARED FOR
Sean Devine
Newcastle Properties
1030 W Higgins Road #360
Park Ridge, IL 60068
PREPARED BY
PF Appraisals, Inc.
3847 N. Lincoln Avenue, Suite 2
Chicago, Illinois 60613
File No.: 302
www.pfappraisals.com
3847 N Lincoln Ave, Ste. 2
Chicago Illinois, 60613
www.pfappraisals.com
Info@pfappraisal.com
773-665-8361
Fax: 773-665-8342
July 12, 2017
Sean Devine
Newcastle Properties
1030 W. Higgins Road #360
Park Ridge, IL 60068
Re: Village of Deerfield Board
Impact of proposed restaurant use on market value of surrounding property
Cadwell’s Corners
3-57 N. Waukegan Road
Deerfield, Illinois
Dear Mr. Devine:
At your request, we have examined the subject property in relation to the issue you have
indicated that the Village Board of Deerfield wishes to have addressed, namely, whether there
would be a discernable effect (positive, negative or neutral) on the market value of
surrounding properties based on a Panera restaurant (or similar type of operator) occupying
a portion or portions of the southern 12,900 square feet of the subject property, pursuant to
the release of the current zoning prohibition against such restaurant use at the subject
property.
In our opinion, the occupancy and use of a portion or portions of the southern 12,900
square feet of the subject shopping center by a Panera restaurant or similar type of
operator would have no discernable effect on the market value of surrounding
properties.
The scope of work in this assignment includes:
• Review of a “Request for Board Action” on item 17-56, originated by the
Deerfield Plan Commission
• Review of site plans and exhibits for the subject property
• Inspection of the subject property and surrounding area on June 28, 2017 and
July 8, 2017
• Interview with a representative of the applicant
• Research, inspection, and analysis of relevant market data
• Preparation of a consulting report addressing the market value impact of the
proposed use
Page 2
Subject property
The subject property is a one-story neighborhood shopping center located on an essentially
rectangular shaped parcel of land located at 3-57 N. Waukegan Road, Deerfield, Illinois. This
is in the northeast quadrant of Lake-Cook Road and Waukegan Road, but the hard corner is
occupied by a BP gas station and a Just Tires store that are not part of the subject shopping
center. The following tax plat map depicts the subject (with north at the top). The area
shaded in yellow is the vacant space within which a restaurant use is proposed.
The subject site is level, at grade with the adjacent streets, and contains a total land area of
approximately 340,291 square feet according to the Lake County Assessor.
The total leasable building area of the strip shopping center where the subject unit is located is
approximately 79,774 square feet, of which approximately 12,900 square feet or 16.2% is
physically and economically vacant. It is a brick and EIFS building with standing seam
mansards, flat roof and storefront windows. There is an asphalt paved area for parking and
drives. The south and west sides of the building are storefronts; the north and east sides face
the rear service drive.
There is one curb cut on Lake-Cook Road and one on Waukegan Road.
The subject property is zoned C-2: Outlying Commercial District by the Village of Deerfield
Zoning Ordinance. This zoning classification does not allow restaurants over 3,000 square
feet in area as a matter of right, but only as a special use. The subject was established as a
PUD in 1981 with a restriction on restaurant uses.
Page 3
The subject shopping center contains a typical range of neighborhood retail businesses
including among others a market, a salon, a pet care store, a mattress store, a fitness facility, a
furniture store, and a painting studio/social occasion venue. Unlike most shopping centers in
Lake County, the subject has no restaurant or similar retail service that sells prepared food or
drink. The following is the subject’s site plan (north is at the left).
Page 4
Subject area
Commercial uses
All four corners of the intersection of Lake-Cook Road and Waukegan Road are zoned C-2,
Outlying Commercial District, making this a commercial gateway into Deerfield. In addition
to the BP gas station (with c-store) and Just Tires store on the subject’s northeast corner, other
uses at this intersection include a Subway, a Starbucks, and a pizza restaurant near the
southwest corner (part of the much larger Deerbrook shopping center that is now under
renovation); a Shell gas station at the northwest corner; a medical office building occupied by
North Shore University Health System on the southeast corner.
There are other commercial uses west along Lake-Cook Road, including a Luna flooring
store, and along the west side of Waukegan Road, including a McDonald’s restaurant and a
Bridgestone/Firestone tire-battery-accessory store.
Institutional uses
Immediately east of the subject’s southern portion is the campus of the North Suburban
Evangelical Free Church, with a main chapel, offices, and meeting space. The office and
meeting space portion is closest to the subject; the chapel is on the other side of the office and
meeting space building from the subject. There is no connection between the church’s
parking lot and the subject’s, and the church’s parking lot is elevated about five or six feet
from the level of the subject’s with a grassy berm providing a slope between them.
Residential uses
North of the subject shopping center is the Deer Run subdivision with detached single-family
homes built mostly in the 1980s. These homes are well removed from the vacant portion of
the subject property where restaurant use is proposed.
East of the subject center as a whole, and northeast of the vacant portion where restaurant use
is proposed, is the Briarwood Vista subdivision with detached single-family homes built
mostly in the 1960s. Most of these homes are well removed from the vacant portion of the
subject property, but there are several homes on the west side of Evergreen Court, a cul de sac,
that back up to the north-south service drive that runs along the east elevation of the subject
property.
The closest home to the vacant portion of the subject property where restaurant use is
proposed is at 88 Evergreen Court. The distance from the point of this home’s lot closest to
the northeastern most portion of the subject’s vacant space is about 85 feet. The distance from
the home itself closest to the northeastern most portion of the subject’s vacant space is about
190 feet.
Page 5
Market analysis
Subject’s position in the market
There are approximately 117 neighborhood and community shopping centers in Lake County,
Illinois, including the subject. The subject and only four other centers lack restaurant or
similar prepared food or beverage service tenancy; 112 of the 117 centers (95.7%) do have
restaurants and similar tenants. We have appraised many shopping centers and find that
restaurants and other retail food service stores are standard parts of a rational unit mix that has
evolved in response to market demand. The subject’s lack of a restaurant places it apart from
the mainstream for its property type.
According to CoStar, the total direct vacancy rate for neighborhood and community shopping
centers in Lake County, Illinois (including the subject) in the second quarter of 2017 is 9.6%.
Within a three-mile radius of the subject, the total direct vacancy rate (excluding the subject)
is 7.7%. Within the Village of Deerfield (excluding the subject), the total direct vacancy rate is
6.3%.
The subject’s current vacancy rate is 16.2%, comprising the south portion of the property
where a restaurant use is proposed. This is well above the rates for Deerfield, a 3-mile radius,
and all of Lake County. A 5,000 square foot restaurant use would reduce vacancy at the
subject to about 8.8%, increase retail sales taxes for the Village from the subject center, and
potentially increase property taxes from the subject center (to the extent that vacancy is a
factor in the assessor’s valuation).
Methodology of Impact Study
The following methodology was used as a framework to answer the question below.
Will there be a discernable effect (positive, negative or neutral) on the market value
of surrounding properties based on a Panera restaurant (or similar type of operator)
occupying a portion or portions of the southern 12,900 square feet of the subject
property?
The appraisers identified and researched three strip centers in Lake County that had both
restaurant and other retail components and were located adjacent to established housing
subdivisions. The appraisers then researched property sales within the subdivisions and split
the sales into a control group and a target group. The control group was located within the
subdivision, but did not back up to the retail centers. The target group was located within the
subdivisions and did back up to the retail centers. Once the two groups were established the
average selling prices of the two groups were analyzed on the following three units of
measure.
1) Average aggregate sale price
2) Average price PSF of gross living area
3) Average price PSF of countable rooms area
The three subdivisions that were analyzed follow.
Page 6
Poet’s Corner/SEQ Deerfield Road/Waukegan Road
In the late 1990s the intersection of Deerfield Road and Waukegan Road at the city center was
significantly improved with new buildings and roadway facilities. The southeast quadrant of
this intersection has commercial property along the east side of Waukegan Road and the south
side of Deerfield Road. There is a Starbucks and a Chipotle on Deerfield Road and a Baskin
Robbins on Waukegan Road.
The detached single-family residential subdivision long known as Poet’s Corner lies south and
east of these commercial improvements. The homes were built mostly in the 1940s, 1950s,
and 1960s. Some of these homes back up directly to the rear parking and service drive areas
of the commercial uses on Waukegan and Deerfield Roads. We considered these as the
“target” area, and the homes further away in the subdivision as the “control” area. In order to
find sufficient sales in the control area sales were considered back to September 2010.
A total of 30 arm’s-length home sales from September 2010 through June 2017. The control
area had 22 home sales; the target area 8 home sales. The group of target area sales sold
relatively further back in time than the group of control area sales. Therefore, the target area
sales were adjusted moderately for time based on the rate of appreciation in Deerfield.
The sales are compared below on three units of measure: average aggregate price, average
price per square foot of gross living area, and average price per square foot of countable
rooms area (the sum of the areas of the rooms that are “countable” under MLS rules, such as
living, dining, and bedrooms, kitchens, office areas, dens, and family rooms, but not
bathrooms, laundry rooms, or foyers). The following table summarizes this information.
Average aggregate
sale price
Average price PSF
of gross living area
Average price PSF of
countable rooms area
Control area $298,932 $213.59 $311.76
Target area $324,671 $209.70 $315.52
The aggregate price analysis indicates that the average target area price is higher than the
average control area price. The square foot analyses account for differences in size, and
shows that the market is indifferent to the close proximity of the 8 target area homes to the
service areas of Baskin Robbins, Chipotle, and Starbucks. We conclude that this proximity
caused no discernable negative impact on the market value of the target area homes as
illustrated by their sale prices.
Page 7
Inverrary/NWQ Milwaukee Avenue/Inverrary Lane
This subdivision of townhomes built in the 1970s is in unincorporated Deerfield west of the
subject near Buffalo Grove. The eastern extent of the subdivision backs up to the rear of the
River Run Plaza shopping center. This center includes the following restaurant and food
service tenants: 7-Eleven, Rosati’s Pizza, Café Mistiko, Sushi Wakaba, Bobo’s Gyros, and
Indian Flavor, along with a Foremost Liquors store.
Some of the attached single-family homes in this subdivision homes back up directly to the
River Run center. We considered these as the “target” area, and the homes further away in the
subdivision as the “control” area.
There were a total of 11 arm’s-length home sales from January 2016 through July 2017. The
control area had 7 home sales; the target area 4 home sales. The group of target area sales
sold in a time period overlapping that of the group of control area sales, so no time adjustment
was necessary.
The sales are compared below on three units of measure: average aggregate price, average
price per square foot of gross living area, and average price per square foot of countable
rooms area (the sum of the areas of the rooms that are “countable” under MLS rules, such as
living, dining, and bedrooms, kitchens, office areas, dens, and family rooms, but not
bathrooms, laundry rooms, or foyers). The following table summarizes this information.
Average aggregate
sale price
Average price PSF
of gross living area
Average price PSF of
countable rooms area
Control area $226,171 $157.91 $267.33
Target area $244,750 $161.04 $273.95
The aggregate price analysis indicates that the average target area price is higher than the
average control area price. The square foot analyses account for differences in size, and
shows that the market is indifferent to the close proximity of the 4 target area homes to the
service areas of five restaurants, a liquor store, and a convenience store. We conclude that this
proximity caused no discernable negative impact on the market value of the target area homes
as illustrated by their sale prices.
Page 8
Cambridge Plaza/NEQ Milwaukee Avenue/Valley Park Drive
This subdivision of single-family homes built in the 1940s, Copeland Manor, is in Libertyville
north of the subject. The western extent of the subdivision backs up to the rear of the
Cambridge Plaza shopping center. This center includes the following restaurant and food
service tenants: Panera Bread, Ginos’ East Pizzeria, Bagels by the Book, Hong Kong Chop
Suey, and Tacos El Rey de Oro.
Some of the detached single-family homes in this subdivision homes back up directly to the
Cambridge Plaza center. We considered these as the “target” area, and the homes further
away in the subdivision as the “control” area.
A total of 11 arm’s-length home sales were found from August 2015 through June 2017. The
control area had 8 home sales; the target area 3 home sales. The group of target area sales
sold in a time period overlapping that of the group of control area sales, so no time adjustment
was necessary.
The sales are compared below on three units of measure: average aggregate price, average
price per square foot of gross living area, and average price per square foot of countable
rooms area (the sum of the areas of the rooms that are “countable” under MLS rules, such as
living, dining, and bedrooms, kitchens, office areas, dens, and family rooms, but not
bathrooms, laundry rooms, or foyers). The following table summarizes this information.
Average aggregate
sale price
Average price PSF
of gross living area
Average price PSF of
countable rooms area
Control area $325,313 $260.38 $392.50
Target area $312,333 $263.54 $400.21
The aggregate price analysis indicates that the average control area price is higher than the
average target area price. The square foot analyses account for differences in size, and shows
that the market is indifferent to the close proximity of the 3 target area homes to the service
areas of five restaurants. We conclude that this proximity caused no discernable negative
impact on the market value of the target area homes as illustrated by their sale prices.
Page 9
Final Conclusion
The analysis of three different sets of target and control area sales of homes near existing
restaurants in commercial retail areas indicates that such proximity caused no discernable
negative impact on the market value of the target area homes.
We have also considered broker’s comments in their listing of homes in Poet’s Corner
wherein 11 of the 30 sales explicitly referenced proximity to restaurants as a positive feature
for the home; this included four homes in the target area.
For the reasons stated above, it our opinion that the occupancy and use of a portion or
portions of the southern 12,900 square feet of the subject shopping center by a Panera
restaurant or similar type of operator would have no discernable effect on the market
value of surrounding properties.
Page 10
CERTIFICATION
The undersigned do hereby certify that to the best of our knowledge and belief:
The statements of fact contained in this report are true and correct.
The reported analyses, opinions and conclusions in this report are limited only by the assumptions and limiting conditions,
stated in this report and represent the personal, impartial and unbiased professional analyses, opinions, and conclusions of the
undersigned.
We have no present or prospective interest in the property that is the subject of this report, and no personal interest with respect
to any of the parties involved.
We have no bias with respect to the property that is the subject of this report, or to the parties involved with this assignment.
We have not previously appraised this property or provide any other services in connection with this property in the three years
prior to this assignment.
Our engagement in this assignment was not contingent upon developing or reporting predetermined results.
Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined
value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated
result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
Our reported analysis, opinions, and conclusions were developed, and this report has been prepared, in conformity with the
requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute
which include the Uniform Standards of Professional Appraisal Practice. The use of this report is subject to the requirements of
the Appraisal Institute relating to review by its duly authorized agents.
As of the date of this report, Kevin A. Byrnes, MAI and Clinton Wallace, MAI, have completed the continuing education
program for Designated Members of the Appraisal Institute.
The following persons from among the undersigned have made a personal inspection of the property that is the subject of this
report on the date(s) indicated:
Kevin A. Byrnes on June 28, 2017 and July 8, 2017
No one other than the undersigned provided significant professional assistance in the preparation of this appraisal report.
The undersigned has caused these statements to be signed and attested to on July 12, 2017.
Kevin A. Byrnes, MAI
Certified General Real Estate Appraiser
Illinois License No. 553.000886
Expires 9/30/17
Clinton J. Wallace, MAI
Certified General Real Estate Appraiser
Illinois License No. 553.001590
Expires 9/30/17
Page 11
Addenda
Page 12
Supplemental Market Analysis
The following analysis was conducted on the subdivision immediately east of the subject
property. The analysis was completed in order to determine if the homes immediately
adjacent to the subject property were currently negatively impacted by the subject’s existing
improvements. This research was done to establish a baseline for the value of homes adjacent
to the subject’s existing improvements.
Briarwood Vista subdivision
We researched sales of single-family homes in Briarwood Vista going back 12 months from
the date of this report. We found 12 sales that closed from July 22, 2016 through May 12,
2017.
88 Evergreen Court, a 2,202 square foot two-story home built in 1962, and located closest to
the subject shopping center and the portion proposed for restaurant use, sold in September
2016 for $555,000 or $252.04 per square foot. The other 11 homes, which reflected a range of
age, size, condition, and amenities commensurate with 88 Evergreen Court, sold in a range
from $380,000 to $590,000; the subject’s aggregate price was the third highest in this
subdivision in the last year.
The 12 homes (including the subject) also sold on a unit price basis from $163.51 per square
foot to $252.04 per square foot, with the high end represented by the sale of 88 Evergreen
Court.
This data and analysis indicates that the proximity of 88 Evergreen Court to the subject
shopping center as currently tenanted caused no discernable negative impact on its market
value as illustrated by its sale price. By extension, this indicates that such proximity has no
discernible impact of the market values of the other homes on Evergreen Court that back up to
the subject shopping center.
Page 13
Subject Photos
Page 14
GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
This consulting report has been made with the following general assumptions:
1. No responsibility is assumed for the legal description provided or for matters pertaining to legal or title
considerations. Title to the property is assumed to be good and marketable unless otherwise stated.
2. The property is considered free and clear of any or all liens or encumbrances unless otherwise stated in
the body of the report.
3. Responsible ownership and competent property management are assumed.
4. Any information provided by others is believed to be reliable, but no warranty is given as to its accuracy.
5. All engineering studies, to the extent they have been provided, are assumed to be correct. Any plot plans
or illustrative material in this report are included only to help the reader visualize the property.
6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that
render it more or less valuable. No responsibility is assumed for such conditions or for obtaining the
engineering studies that may be required to discover them.
7. It is assumed that the property is in full compliance with all applicable federal, state, and local
environmental regulations and laws unless the lack of compliance is stated, described, and considered in
the consulting report.
8. It is assumed that the property conforms to all applicable zoning and use regulations and restrictions
unless a nonconformity has been identified, described, and considered in the consulting report.
9. It is assumed that the use of the land and improvements is confined within the boundaries or property
lines of the property described and that there is no encroachment or trespass unless noted in the report.
10. Unless otherwise stated in this report, the existence of hazardous materials, which may or may not be
present on the property, was not observed by the appraiser. The appraiser has no knowledge of the
existence of such materials on or in the property. The appraiser, however, is not qualified to detect such
substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation and other
potentially hazardous materials may affect the value of the subject property. The consulting opinion is
predicated on the assumption that there is no such material on or in the property. No responsibility is
assumed for such conditions or for any expertise or engineering knowledge required to discover them.
The intended user of this report is urged to retain an expert in this field, if desired.
Page 15
The consulting report has been made with the following general limiting conditions:
1. Possession of this report does not carry with it the right of commercial publication.
2. The appraiser, by reason of this consulting report, is not required to give further consultation or
testimony or to be attendance in court with reference to the subject property unless arrangements have
been made previously.
3. Any consulting opinion provided in this report applies to the entire property, and any proration or
division of the total into fractional interests by other experts does not imply any agreement or
responsibility for such prorations or divisions by the appraiser.
4. The Americans with Disabilities Act (ADA) became effective January 26, 1992. The appraiser has not
made a specific compliance survey or analysis of the property to determine whether or not it is in
conformity with the various detailed requirements of the ADA. It is possible that a compliance survey
of the property and a detailed analysis of the requirements of the ADA might reveal a lack of compliance
with one or more requirements of the act. Since the appraiser has no direct evidence relating to this
issue, compliance with the requirements of the ADA was not considered.
Page 16
PROFESSIONAL BIOGRAPHY
CLINTON ‘JOE’ WALLACE, MAI
EDUCATION
J.L. Kellogg Graduate School of Management, Northwestern University
Master of Business Administration with concentrations in Finance and Management
Strategy
• Dean’s List
• Graduated with Distinction
University of Illinois – Champaign Campus
• Bachelor of Science in General Engineering
• Dean’s List
North Central College
• Bachelor of Science in Business Administration and Science
• Dean’s List
• Varsity Soccer
PROFESSIONAL AFFILIATIONS
• Member of the Appraisal Institute (2002 to Present)
o Instructor for the Appraisal Institute, Income Capitalization (2017 to
Present)
o Instructor for Chicago Chapter Appraisal Institute Seminars (2010 to
Present)
o Designated Member, MAI, Appraisal Institute (2007 to Present)
o Volunteer of Distinction Award Winner for Appraisal Institute Chicago
Chapter (2016)
o Board of Director: Chicago Chapter Appraisal Institute (2006-2008)
o Member, LDAC – Leadership Development and Advisory Council (2006-
2008)
o Distinguished Service Award Winner for Appraisal Institute Chicago
Chapter (2008)
• Member, Illinois Coalition of Appraisal Professionals (2002 to Present)
• Member, Realtor Association of Northwest Chicagoland (2002 to Present)
PROFESSIONAL QUALIFICATIONS
• MAI designation with Appraisal Institute
• Illinois Certified Real Estate Appraiser – 553.001590 – Expiration 9/30/2017
• FHA-Certified
• Qualified as expert witness in Chicago Zoning Board of Appeals
• Qualified as expert witness in Cook County Circuit Court
Page 17
PROFESSIONAL EXPERIENCE
PF Appraisals, Incorporated, Chicago, IL (2001-present)
Responsible for the overall company strategy and corporate results. PF Appraisals has
had fourteen continuous years of volume and revenue growth. This growth is due to PF
Appraisals’ ability to continually deliver superior customer service and superior market
insight.
Founder, CEO
• Demonstrated firm wide competency in appraising many types of residential and
commercial properties including: apartment buildings, proposed residential developments,
office buildings, neighborhood retail centers, mixed-use (retail/office), mixed-use
(retail/apartments).
• Led PF Appraisals’ executive officers into real estate development as a diversification
strategy. PF Appraisals’ Executive Officers now own several commercial properties
including mixed-use and apartment buildings.
• Defined target market consisting of best-in-class law firms, banks and mortgage
companies.
• Certified general appraiser with the States of Illinois.
Kraft Foods, Glenview, IL (1998-2000)
The Marketing Director for the Kraft Singles Category ($1 billion plus in revenue)
reorganized the department so that every brand was given direct marketing support. My
role in the category was to aggressively grow the Better for You Singles Brands via
building brand equity, securing new distribution channels and launching new better for you
products.
Assistant Brand Manager, KRAFT Better for You Singles
• Set the strategic direction and defined the target market for KRAFT 2% Singles
and FAT FREE Singles.
• Delivered over $150 million in revenue for 1999, which exceeded expectations by
10%.
• Led a cross functional team in the successful development and launch of Kraft 2%
Singles Flavors (Cheddar and Swiss). The two new products exceeded
expectations on taste versus competition, time to market, total distribution points
and volume projections. The entire team won ABCD awards from the division
along with a cash bonus.
• Developed brand plans in support of a $15 million advertising and promotional
budget. Analyzed market research data to optimize the previous marketing mix
which resulted in greater reach and frequency for the brands.
• Led sales, finance and market research team members in the development of new
sales material for the mass merchandise channel. Able to get KRAFT 2% Singles
distribution into Sam’s Club and Costco.
Page 18
APPRAISAL EXPERIENCE
Certified General Appraiser with experience valuing real property along with providing
litigation support and expert testimony.
PROPERTY TYPES ANALYZED
Apartment Buildings Distribution Centers Multi-Family
Commercial Buildings Income Properties Office Buildings
Community Shopping
Centers Industrial Buildings Special Use Properties
Condominiums LIHTC properties
(proposed/built) Subdivision Analysis
Condominium
Conversions Manufacturing Buildings Town homes
Cooperatives Manufactured Housing
Communities Vacant Land- Residential
Day Care Facilities Mixed-Use (retail and
apartments) Vacant Land- Commercial
Detached Single Family Mixed-Use (retail and office) Warehouse Buildings
APPRAISAL COURSEWORK
Course
No.
Description
Provider
110 Appraisal Principals Appraisal Institute
120 Appraisal Procedures Appraisal Institute
210 Residential Case Study Appraisal Institute
310 Basic Income Capitalization Appraisal Institute
410 Standards of Professional Practice A &
B
Appraisal Institute
510 Advanced Income Capitalization Appraisal Institute
520 Highest & Best Use and Market
Analysis
Appraisal Institute
530 Advanced Sales and Cost Approaches Appraisal Institute
540 Advanced Income Capitalization Appraisal Institute
550 Advanced Applications Appraisal Institute
IL VI Residential Report Writing Appraisal Institute
IL VII Non- Residential Report Writing NAIFA
On-Line Business Practices and Ethics Appraisal Institute
Conf. Instructor Leadership and Development Appraisal Institute
Conf. Leadership Development Council Appraisal Institute
700 Appraiser as an Expert Witness Appraisal Institute
705 Litigation Appraising: Specialized Topics Appraisal Institute
Various Numerous Seminars Appraisal Institute
Page 19
PROFESSIONAL BIOGRAPHY
Kevin A. Byrnes, MAI
Founding member of Byrnes & Walsh, LLC, a real estate appraisal and consulting firm in Oak
Brook, Illinois.
EXPERIENCE
• Active commercial real estate appraiser since 1990.
• Appraisal, review, and consulting services for a wide array of properties including
development sites, large distribution warehouses, factories, landfills, apartment
complexes, cooperative apartments, condominium residences, single family homes,
regional malls, retail shopping centers, department stores, restaurants, hotels, corporate
headquarters, office complexes, golf courses, nuclear power stations, petroleum
refineries, automobile racetracks, airport terminals, hangars, and related structures,
landmark buildings, churches, schools, theaters, and other special use properties.
Consulting assignments include the formerly proposed Lake Calumet Airport, which
had a land area of over 11,000 acres.
• Appraisals, appraisal reviews, and evaluations of commercial, industrial, residential,
and special purpose properties for mortgage, acquisition, leasing, insurance,
subrogation, ad valorem assessment, arbitration, condemnation, right of way,
bankruptcy, estate, divorce, zoning, conservation easement, mortgage fraud,
construction defects, and other litigation purposes.
• Assignments performed in Illinois, Colorado, Florida, Georgia, Indiana, Iowa, Kansas,
Michigan, Missouri, Nebraska, New York, Ohio, South Carolina, Tennessee, Texas,
and Wisconsin.
• Assignments include most of the major office, retail, and hotel properties in the central
business district of Chicago.
• Before 1990, active as a residential sales agent in the southwest suburbs of Chicago.
LICENSES
• Illinois Certified General Real Estate Appraiser, expiration September 30, 2017
• Indiana Certified General Appraiser, expiration June 30, 2018
• Iowa Certified General Real Property Appraiser, expiration June 30, 2018
• Michigan Certified General Real Estate Appraiser, expiration July 31, 2018
Page 20
EXPERT QUALIFICATIONS
Qualified and testified as an expert witness in the following forums:
• U.S. Bankruptcy Court for the Northern District of Illinois
• Circuit Court of Cook County
• Circuit Court of Lake County
• Circuit Court of Will County
• Zoning Board of Appeals of the City of Chicago
• Zoning Board of Appeals of Cook County
• Zoning Board of Appeals of DuPage County
• Illinois Property Tax Appeal Board
• Illinois Pollution Control Board
• Cook County Board of Review
• DuPage County Board of Review
• Madison County (IL) Board of Review
• Arbitration
PROFESSIONAL DESIGNATIONS AND AFFILIATIONS
• MAI, Appraisal Institute
• Appraisal Institute, Experience Screener and Demonstration Report Grader
• Chicago Chapter of the Appraisal Institute, Board of Directors, 2013-2015; Chapter
Secretary, 2015; Chapter Treasurer, 2016; Chapter Vice-President, 2017
• National Association of Review Appraisers and Mortgage Underwriters, Certified
Review Appraiser (CRA)
• CCIM Institute, Associate Member
• International Association of Assessing Officials, Associate Member
• Illinois Coalition of Appraisal Professionals, Member
• National Association of Realtors, Member
• Chicago Association of Realtors, Member
• Greater Northwest Indiana Association of Realtors, Member
• International Council of Shopping Centers, Member
AWARDS
• Chicago Chapter of the Appraisal Institute, Distinguished Service Award, 2012
• Chicago Chapter of the Appraisal Institute, Herman O. Walther Award, 2013
• Appraisal Institute, Volunteer of Distinction, Region III, June 2015
• Chicago Chapter of the Appraisal Institute, President’s Award, 2017
Page 21
EDUCATION
• Bachelor of Arts, University of Notre Dame, 1976
• Master of Arts, University of Chicago, 1988
• Appraisal Institute:
Courses (passed all examinations)
7-Hour National USPAP Update (every two years)
Real Estate Appraisal Principles
Basic Valuation Procedures
Standards of Professional Practice, Part A (USPAP)
Standards of Professional Practice, Part B
Capitalization Theory & Techniques, Part A
Capitalization Theory & Techniques, Part B
Highest & Best Use and Market Analysis
Advanced Sales Comparison & Cost Approaches
Advanced Applications
Report Writing and Valuation Analysis
Business Practices and Ethics
Comprehensive examination, all 4 modules
Seminars (representative selection)
Analyzing Operating Expenses
Anticipating the Cross Examination of your Appraisal in the Tax Appeal Process
Appraisal Review - Income Properties
Appraising From Blueprints and Specifications
Capital Market Conditions and the Impact on Real Estate
Conditions of the Chicago Real Estate Market
Fair Lending and the Appraiser
General Demonstration Appraisal Report Writing
Indiana Statutes & Rules
Lease Abstracting and Analysis
Michigan Law Update
New Housing in a Declining Market
Internet Search Strategies for R.E. Appraisers
Small Hotel/Motel Valuation
USPAP Update 2003 - Standards and Ethics for Professionals
Valuation & Litigation Services SIG Kick-Off
When Good Houses Go Bad
Page 22
PUBLICATIONS AND PRESENTATIONS
• “The Valuation of Landfills for Ad Valorem Assessment,” Journal of Property Tax
Management, Summer 1995 (with Michael J. Kelly).
• “Reviewing Appraisals for Tax Appeal Purposes,” presented at November 2000 Real
Estate Expo in Las Vegas.
• “The Basics of Understanding and Analyzing Commercial and Residential Real Estate
Valuation Reports,” presented at Chicago Bar Association, Young Lawyers Section,
April 2002.
• “The Appraiser’s Role as an Expert,” presented at Eminent Domain in Illinois,
Hoffman Estates, Illinois, March 10, 2006 and May 15, 2007.
• “Use of Experts,” presented at Eminent Domain Update 2006, Springfield, Illinois,
November 9, 2006.
• “Conditions of the Chicago Real Estate Market,” moderator; Chicago Chapter of the
Appraisal Institute, Chicago, Illinois, August 29, 2012; May 1, 2013; May 28, 2014;
March 12, 2015; March 10, 2016; May 23, 2017
• “Nuts and Bolts of a Property Tax Hearing,” moderator and participant; Chicago
Chapter of the Appraisal Institute, Chicago, Illinois, April 3, 2009; October 24, 2016
• “Loop Historic and Modern Architecture & Geography Walking Tour,” Instructor,
May 10, 2017
Page 23
Representative list of properties appraised
Office
Sears/Willis Tower (multi-tenant office), Chicago, Illinois
Aon Center (multi-tenant office), Chicago, Illinois
John Hancock Building (multi-tenant office, retail, parking), Chicago, Illinois
One First National Plaza/Chase Tower (multi-tenant office), Chicago, Illinois
One and Two Prudential Plaza (multi-tenant office), Chicago, Illinois
Citadel Center, 131 S. Dearborn St. (multi-tenant office), Chicago, Illinois
One Financial Place, 440 S. LaSalle St. (multi-tenant office), Chicago, Illinois
111 North Canal St. (multi-tenant office), Chicago, Illinois
120 S. LaSalle St. (multi-tenant office), Chicago, Illinois
181 W. Madison St. (multi-tenant office), Chicago, Illinois
222 S. Riverside Plaza (multi-tenant office), Chicago, Illinois
221 N. LaSalle St. (multi-tenant office), Chicago, Illinois
310 South Michigan Avenue (multi-tenant office), Chicago, Illinois
311 S. Wacker Drive (multi-tenant office), Chicago, Illinois
Elmhurst Metro Court (multi-tenant office), 747 Church Street, Elmhurst, Illinois
2500 Ridge (multi-tenant office), Evanston, Illinois
Sears Merchandise Group (single-tenant headquarters), Hoffman Estates, Illinois
Eisenhower Tower (multi-tenant office), Maywood, Illinois
Combined 400 Center (multi-tenant office), Northbrook, Illinois
Allstate Corporate Headquarters (single-tenant headquarters), Northbrook, Illinois
Kraft General Foods Corporate Headquarters (single-tenant headquarters), Northfield, Illinois
Butterfield Office Plaza (multi-tenant office), Oak Brook, Illinois
First Bank of Oak Park (bank/office building), Oak Park, Illinois
1901 Meyers Road (multi-tenant office), Oakbrook Terrace, Illinois
Caterpillar Headquarters (single-tenant headquarters), Peoria, Illinois
Harmswood Office Center (multi-tenant office), Skokie, Illinois
Atlanta Financial Center (multi-tenant office), Atlanta, Georgia
101 Marietta (multi-tenant office), Atlanta, Georgia
City Center Square (multi-tenant office), Kansas City, Missouri
Hotel
Avenue Motel, Chicago, Illinois
Days Inn Midway Airport, Chicago, Illinois
Doubletree North Shore, Skokie, Illinois
Drake Hotel, Chicago, Illinois
Fairmont Hotel, Chicago, Illinois
Four Seasons Hotel, Chicago, Illinois
Hilton O’Hare Hotel, Chicago, Illinois
Holiday Inn, Muscatine, Iowa
Hotel Inter-Continental, Chicago, Illinois
Hyatt Regency Hotel, Chicago, Illinois
Knickerbocker Hotel, Chicago, Illinois
McCormick Inn, Chicago, Illinois
Park Hyatt Hotel, Chicago, Illinois
Ramada/O’Hare, Rosemont, Illinois
Raphael Hotel, Chicago, Illinois
Rodeway Inn, Chicago, Illinois
Trump International Hotel & Tower, Chicago, Illinois
Westin Hotel North Michigan Avenue, Chicago, Illinois
Page 24
Representative list of properties appraised (cont’d.)
Industrial
4500 Kishwaukee (600,000 SF), Rockford, Illinois
ADM Corn Plant (2,330,000 SF), Clinton, Iowa
Americold Cold Storage (420,000 SF), Bettendorf, Iowa
Boeing Precision Gear (200,000 SF), Bedford Park, Illinois
Calumet Business Center (12 building park), Chicago, Illinois
Cargill Grain Elevator, Chicago, Illinois
Clorox (160,000 SF), Chicago, Illinois
Continental Envelope (284,000 SF), Chicago, Illinois
Fulton/Carroll Center (353,000 SF), Chicago, Illinois
General Motors Electro-Motive Division (3.5 million SF), McCook, Illinois
Milk Marketing, Inc. (100,000 SF), New Bremen, Ohio
Montgomery Ward Warehouse (160,000 SF), Berkeley, Illinois
Nabisco (1,500,000 SF), Chicago, Illinois
Northwestern Steel (4,000,000 SF), Sterling, Illinois
Osco Warehouse (260,000 SF), Alsip, Illinois
Plymouth Industrial Center (500,000 SF), Wayne County, Michigan
Rohm & Haas Plant (340,000 SF), Chicago Heights, Illinois
Solo Cup (185,000 SF), Urbana, Illinois
Vienna Beef, 2501 N. Damen, Chicago, Illinois
Retail
900 N. Michigan Avenue (including 1,700 space parking facility), Chicago, Illinois
Water Tower Place, Chicago, Illinois
Lincolnwood Town Center, Lincolnwood, Illinois
Old Orchard Shopping Center, Skokie, Illinois
SouthPark Mall, Moline, Illinois
Merle Hay Mall, Des Moines, Iowa
West Ridge Mall, Topeka, Kansas
Promenade Shops at Centerra, Loveland, Colorado
Brickyard Mall, Chicago, Illinois
Washington Square Mall, Homewood, Illinois
Chatham Ridge Shopping Center, Chicago, Illinois
Lighthouse Place, Michigan City, Indiana
Carson Pirie Scott State Street Store, Chicago, Illinois
Marshall Field State Street Store, Chicago, Illinois
Neiman Marcus North Michigan Avenue Store, Chicago, Illinois
Saks North Michigan Avenue Store, Chicago, Illinois
Burberry Store (air rights), North Michigan Avenue, Chicago, Illinois
Venture Store, Countryside, Illinois
J.C. Penney Store, Calumet City, Illinois
Sears Store, Moline, Illinois
Younkers Store, Des Moines, Iowa
Montgomery Ward Store, Matteson, Illinois
Walgreen stores, Chicago, Illinois
Walgreen store, Middleton, Wisconsin
CVS stores, Chicago, Illinois
Jewel Food Store, Springfield, Illinois
Eagle store, Montgomery, Illinois
Hard Rock Café, Chicago, Illinois
Michael Jordan’s Restaurant, Chicago, Illinois
111 W. 2nd, Elmhurst, Illinois
Page 25
Representative list of properties appraised (cont’d.)
Dragon Light restaurant, Crest Hill, Illinois
Hacienda restaurant, Michigan City, Indiana
Wendy’s restaurant, Downers Grove, Illinois
Buona Beef, Lombard, Illinois
Residential
6 Raintree (single-family home), Barrington Hills, Illinois
523 Grant Place (single-family home), Chicago, Illinois
1258 North Lake Shore Drive (single-family home), Chicago, Illinois
23310 Shorelane (single-family home), Elkhart, Indiana
2237 Sherman Avenue (single-family home), Evanston, Illinois
845 Stratford Avenue (single-family home), Elmhurst, Illinois
455 Fairview, Elmhurst, Illinois
77 Wentworth (single-family home), Glencoe, Illinois
88 Linden (single-family home), Glencoe, Illinois
380 Lakeside Terrace (single-family home), Glencoe, Illinois
10 S 020 Lakewood (single-family home), Hinsdale, Illinois
300 E. 8th Street (single-family home), Hinsdale, Illinois
640 Mayflower (single-family home), Lake Forest, Illinois
1255 Green Bay Road (single-family home), Lake Forest, Illinois
1451 Green Bay Road (single-family home), Lake Forest, Illinois
3360 West Albion (single-family home), Lincolnwood, Illinois
106 Arndt (single-family home), Michigan City, Indiana
11696 Marquette (single-family home), New Buffalo, Michigan
11321 Norwich Lane (single-family home), Orland Park, Illinois
Wychwood (single-family estate), Lake Geneva, Wisconsin
114 Park (single-family home), Twin Lakes, Wisconsin
715 Sheridan Road (single-family home), Winnetka, Illinois
1130 North Lake Shore Drive (cooperative apartment unit), Chicago, Illinois
199 East Lake Shore Drive (cooperative apartment unit), Chicago, Illinois
209 East Lake Shore Drive (cooperative apartment unit), Chicago, Illinois
Drake Tower (cooperative apartments), Chicago, Illinois
600 N. Lake Shore Drive (condominium unit), Chicago, Illinois
2400 N. Lakeview (condominium unit), Chicago, Illinois
1867 N. Winnebago (condominiums – air rights), Chicago, Illinois
Wynstone (single-family subdivision), North Barrington, Illinois
Katy Crossing (single-family subdivision), Georgetown, Texas
Blackwood Apartments (elevator building), Chicago, Illinois
Turnberry Village Apartments (garden apartment complex), Lakewood, Illinois
Sunset Lake Apartments (garden apartment complex), Justice, Illinois
Fairhaven Christian Retirement Center (congregate care facility), Rockford, Illinois
Arden Court of South Holland (senior housing), South Holland, Illinois
The Mather (senior housing), Evanston, Illinois
Wagner Nursing Home, Evanston, Illinois
Vacant Land
580 acres near Round Lake Beach, Illinois
200 acres near 218th & Governor’s Highway, Matteson, Illinois
75 acres near I-57, 175th & Cicero, Country Club Hills, Illinois
70 acres in Three Oaks, Michigan
60 acres in Northbrook, Illinois
25 acres south of Congress Street, downtown Chicago, Illinois
Page 26
Representative list of properties appraised (cont’d.)
11 acres next to the Chicago River at Wells & Harrison (Franklin Point), Chicago, Illinois
5-acre single-family residential site, 1201 W. 35th Street, Oak Brook, Illinois
Hub site for Federal Express with runway access, Alliance, Texas
64,000 SF underneath the Drake Hotel (ground rental value), Chicago, Illinois
63,000 SF site for One North Wacker (proposed office building), Chicago, Illinois
42,000 SF site at 7 S. Dearborn (proposed world’s tallest building), Chicago, Illinois
Franklin Point, Chicago, Illinois
10 E. Lake Street (air rights), Chicago, Illinois
Single residential lots across the City of Chicago for the City’s Department of Economic Development
Other property types
Clark Hartford Oil Refinery, Hartford, Illinois
Shell Wood River Oil Refinery, Wood River, Illinois
Apex Oil Tank Farm, Stickney, Illinois
Sunset Ridge Golf Club, Northfield, Illinois
Klein Creek Golf Course, Winfield, Illinois
Evergreen Golf Course, Evergreen Park, Illinois
Spring Creek Golf Club, east Shelby County, Tennessee
Union Station parking deck, Chicago, Illinois
Commonwealth Edison Byron Nuclear Station, Byron, Illinois
Commonwealth Edison Dixon Hydroelectric Dam, Dixon, Illinois
Canadian Pacific Bensenville Yard, Bensenville, Illinois
Union Pacific Railroad rights of way, Chicago, Illinois
GE Nuclear Reprocessing Plant, Grundy County, Illinois
United Airlines Terminals, O’Hare Airport (exclusive use area), Chicago, Illinois
Terminal Five, O’Hare Airport (exclusive use concessions areas), Chicago, Illinois
Midway Airport (all hangars and FBOs), Chicago, Illinois
360 Chicago (John Hancock Building Observatory), Chicago, Illinois
Biograph Theater, Chicago, Illinois
Chicago Theater, Chicago, Illinois
Pritzker Pavilion/Harris Theater, Chicago, Illinois
Wrigley Field, Chicago, Illinois
Marillac High School, Northfield, Illinois
Archbishop’s Residence, 1555 N. State Parkway, Chicago, Illinois
Mt. Sinai Baptist Church, Chicago, Illinois
St. Boniface Church, Chicago, Illinois
St. Gelasius Church, Chicago, Illinois
Greater New Jerusalem Temple of Truth Church, Indianapolis, Indiana
Waste Management Wheatland Landfill, Will County, Illinois
Chemical Waste Management CID Landfill, Calumet City, Illinois
Hartgrove Hospital (psychiatric hospital), Chicago, Illinois
Garfield Park Hospital (psychiatric hospital), Chicago, Illinois
Exhibit E