Title/Name/Summary
A Resolution Consenting and Supporting A Class 7b Tax Incentive for the Real Property Located at 14035 S. LaGrange Road
History
Mark Rogers of the Law Offices of Liston & Tsantilis, on behalf of GEMCAP Development, LLC is requesting that the Village of Orland Park, support a Cook County 7b property tax incentive. To apply for the incentive, the property must be in a state, local or federally recognized blighted or conservation area. If none already exist, the local municipality can pass a resolution designating the area locally. The Village must also approve a resolution supporting and consenting to a 7b tax incentive for the property.
The applicant has provided documentation that the subject property meets the requirements of Section 74-65(a) of the Cook County Classification Ordinance and is thus appropriate for the Class 7b classification. Class 7b Classification of the subject property is necessary for the Development of the subject property, the continued occupation of the subject property and completion of the proposed improvements. The completion of the development and proposed improvements is necessary for the applicant to occupy the subject property; and the subject property constitutes an abandoned property under the purpose of Class 7b Classification.
The applicant has provided documentation that the property has met the necessary criteria for being designated as blighted, has met the eligibility requirements for the Class 7b tax incentive, per the Cook County ordinance. The findings are summarized below.
The subject property, 14035 LaGrange Road, was most recently occupied by the Chuck Lager’s restaurant. The restaurant closed in July of 2024. The property is approximately 19 years old and currently consists of an approximately 9,000 square foot retail commercial building located on approximately 1.87 acres of land.
After renovations Chicago Project One LLC DBA IBN Hamido Seafood, will use the site as a high-end seafood restaurant. The applicant and potential future occupant are finalizing lease terms, contingent on 7b incentive renewal.
IBN Hamido Seafood is a family-owned Mediterranean and Egyptian seafood restaurant concept with roots in Alexandria, Egypt and an established U.S. presence in Astoria, Queens, New York. The restaurant’s brand is built around an authentic Egyptian coastal seafood model. Customers select fresh seafood from a display counter, choose the preferred preparation style and pair the meal with traditional sides.
IBN currently operates two existing full-service restaurant locations in New York City and are hoping to expand to Chicagoland at this location. Subject to approval of the requested resolutions the applicant anticipates opening end of summer, early fall 2026.
Prior to occupancy the site will require extensive renovations. The applicant plans on spending between $1,700,000 to $2,000,000 to improve the facility. After improvements and re-occupation the approximate market value of the property will be $3,145,782, which would generate $1,091,883 in total taxes over the life of the Class 7b. Without the incentive and at full vacancy, the property would generate a total of $883,703 over 12 years. According to the applicant, should the 7b be approved, the subject property would generate an additional $208,179 in real estate taxes over the life of the 7b tax incentive.
In addition, the occupant intends to hire between 38 to 45 new full-time employees, with preference given to qualified Orland Park residents. In addition to increasing employment in the Village these new employees will have a positive impact on the local economy.
In regard to blight, if the property was already included in a TIF district it would automatically qualify as blighted. However, the previous Main Street Triangle TIF District and the new Downtown Orland Park TIF District is approximately 130 feet from the current subject property. Given the proximity, many of the same blight factors will apply. The following is a summary of the blight factors present on the subject property.
Excessive Vacancy / Underutilization
Commercial listing services show the property was listed for sale in 2019,2020,2021,2022,2023 and 2024. Granite City closed in 2019. Chuck Lager took over and operated for a few years but closed again in 2024.
Obsolescence
The statute defines obsolescence as the condition of falling into disuse. The subject property was a purpose-built, single tenant restaurant/brew-pub-style building. According to the applicant and potential occupant the building is overspecialized for prior uses and not readily adaptable to IBN’s use without significant investment.
Deterioration
The property has been vacant for almost two years without a user or regular maintenance. Improvements are required for the pavement/parking areas, landscaping and damaged exterior components.
Declining or Stagnant EAV
The applicant must show that the EAV of the property has declined or remained stagnant for 3 of the past 5 tax years. From 2021 - 2025 parcel -024 the EAV increased in 2022, decreased in 2023 and 2024 and then remained stagnant in 2025. For parcel -025 showed decreases in 2022, 2023, and 2024 and remained stagnant in 2025.
Deleterious Land Use or Layout/Excessive Land Coverage & Overcrowding of Structures and Community Facilities
The subject property’s existing outlot configuration reflects an older auto-oriented commercial pattern that does not complete integrate into the Village’s current downtown vision present immediately across LaGrange Road. The planned improvements intend to modernize the space to help differentiate from standardized sit-down restaurants.
“But-For” Condition Statement
The applicant’s proposed project is a substantial investment into the Village of Orland Park’s economy, and without the assistance of a Class 7b tax incentive, the applicant has determined that it will be unable to complete its lease with IBN due to the incentive contingency, nor the proposed improvements. Without this incentive the property has a high likelihood of remaining vacant for the foreseeable future.
This item is now before the Village Board for consideration.
Recommended Action/Motion
I move to adopt the resolution as presented.
(Full motion not - necessary to be read)
I move to adopt a Resolution entitled: A RESOLUTION CONSENTING TO & SUPPORTING A CLASS 7b TAX INCENTIVE FOR THE REAL PROPERTY LOCATED AT 14035 S. LAGRANGE ROAD, ORLAND PARK, ILLINOIS 60462.