Title
Warehouse Development - 15555 S. Harlem Avenue
History
Project: 2025-0672 - Warehouse Development at Harlem & Wheeler
Petitioner: Mohammed Alzoubi, EMAAR Properties LLC
Purpose: The petitioner is seeking approval of a Special Use permit for a Planned Manufacturing Development, Zoning Map Amendment, Site Plan, Landscape Plan, Building Elevations, and Plat of Subdivision to construct two 16,800 SFT warehouse buildings
Location: 15555 S. Harlem (North-east corner of Harlem and Wheeler)
P.I.N.: 28-18-100-070 & 28-18-100-071
Parcel Size: 5.17 acres
COMPREHENSIVE PLAN
The project site comprises two parcels at the north-east corner of Harlem and Wheeler. The project scope involves consolidation and subdivision of the two parcels, into two 2.6 acre lots, with the eastern lot (Lot 2) to be developed into two 16,800 SFT warehouses.
The Comprehensive Plan earmarks the project area as a Development Opportunity. The plan designates this site as Neighborhood Mixed Use and also calls for improvements to the commercial and manufacturing establishments in the area. The plan defines the neighboring parcels to the east and south as Manufacturing Employment Emphasis.
ZONING MAP AMENDMENT
Proposed Zoning Change
The subject property is currently zoned BIZ - General Business District. The petitioner intends to subdivide the project site into Lots 1 & 2. The petitioner requests MFG - Manufacturing District zoning for the eastern lot (Lot 2). Lot 1 to remain zoned as BIZ- General Business District.
The proposed development meets the bulk standards for height, density, and lot coverage of the MFG District. Overall, staff finds that the proposed zoning classification is consistent with the surrounding land use in the area.
LaSalle Factors
When reviewing a rezoning request, the decision-making body considers the specific factors listed below, established through 1957 Illinois Supreme Court decision LaSalle v. County of Cook:
1. The existing uses and zoning of nearby property;
2. The extent to which property values are diminished by a particular zoning classification or restriction;
3. The extent to which the destruction of property value of a petitioning property owner promotes the health, safety, morals, or general welfare of the public;
4. The relative gain to the public as opposed to the hardship imposed on a petitioning property owner;
5. The suitability of the subject property for its zoned purposes;
6. The length of time the property has been vacant as zoned, considered in the context of land development in the area;
7. The Comprehensive Plan designation and the current applicability of that designation;
8. The evidence or lack of evidence, of community need for the use proposed.
The petitioner has submitted written responses to each of the above factors, which are included in the supporting documents. Staff finds these responses to be satisfactory and recommends approval of the zoning map amendment from BIZ - General Business to MFG - Manufacturing District.
DETAILED PLANNING DISCUSSION
The petitioner is seeking approval of a Special Use permit for a Planned Manufacturing Development, Zoning Map Amendment, site plan, landscape plan, building elevations, and Plat of Subdivision to construct two 16,800 SFT warehouse buildings.
SITE PLAN
Access: The total consolidated project site has one point of access from Harlem Avenue and two points of access from Wheeler Drive. With the subdivision of the site, Lot 2 will continue to have a right-in right-out access onto Harlem Avenue, and Lot 1 will have two access points, with the shared access point closest to the Harlem/Wheeler intersection, serving both Lots 1 & 2. Both driveways on Wheeler Drive will be full-service driveways.
Per staff recommendation, the access from Wheeler Drive to Lot 2 via the shared driveway was moved as north as possible to prevent any queuing issues with vehicles having to navigate a left turn immediately upon entry to the site. Additionally, this driveway has been aligned to match up with the existing driveway on the south of Wheeler Drive.
The petitioner has clarified that the warehouses only intend to use box trucks, and have provided plans indicating conformance with fire truck turning radius requirements.
PARKING REQUIREMENTS
The site plan proposes a total of 54 parking spaces including 4 accessible spaces. Since the proposed number of parking spaces does not exceed a twenty percent (20%) increase in the total number of parking spaces permitted on the lot, a modification will not be necessary, and this request can be approved administratively.
PEDESTRIAN CIRCULATION
Petitioner to install a new sidewalk along Wheeler Drive to connect to the existing sidewalk at the intersection of Wheeler and Harlem on the west to the eastern edge of the parcel. At all locations where interior sidewalks cross loading zones, sidewalks are ramped down and equipped with detectible warnings.
UTILITY SERVICES
Newly installed utility services, and service revisions that are necessitated by exterior alterations, shall be located underground.
DETENTION
Stormwater management facility is in the form of a 2.54 ac-ft underground detention system utilizing a proprietary Stormtrap system. The stormwater management facility will be privately owned and maintained in perpetuity by a property owner/management company with the establishment of a special service area (SSA) to assure that the privately owned stormwater management facility will be adequately maintained in the future, should the SSA need to be activated.
EXTERIOR LIGHTING
A full review of proposed lighting will be conducted during Final Engineering review. Proposed lighting will need to comply with the provisions of the LDC.
BUILDINGS
The two 16,800 SFT warehouse buildings are 30’ apart, with the intermediate space designed to be a small outdoor plaza with a combination of hard and soft landscaping. The warehouse buildings are clad in precast panels, cast with a brick form liner to give the appearance of brick/masonry. The building corners are accentuated with taller parapets and the building entrances are highlighted with the use of entrance canopies.
Per staff recommendation, the windows have been added to the building elevations to provide interest at the eye level, as well as clerestory windows which will provide natural light into the warehouse spaces.
SPECIAL SERVICE AREA
A special service area (SSA) is required to be established to assure the privately-owned stormwater management facility will be maintained to Village standards.
SIGNAGE
The signage will be reviewed administratively and is not part of this case.
STAFF RECOMMENDED ACTION
Regarding Case Number 2025-0672, also known as Warehouse Development at Harlem & Wheeler, staff recommends to accept and make findings of fact as discussed at this Plan Commission meeting and within the Staff Report dated 9/25/26;
And
Staff recommends the Plan Commission approves a Zoning Map Amendment for Lot 2 from the BIZ - General Business Zoning District to the MFG - Manufacturing District;
And
Staff recommends the Plan Commission approves a Special Use Permit for a Planned Manufacturing Development, subject to the following condition:
a. A special service area (SSA) shall be established to assure the privately owned detention pond will be maintained to Village standards.
And
Staff recommends that the Plan Commission approves the Site plan, Landscape plan, and Building Elevations; subject to the following conditions:
a. The development will be in substantial conformance with the Preliminary Site Plan, prepared by Landmark Engineering LLC last revised 08/28/2026, the Preliminary Landscape Plan prepared by Premier Landscape Architecture last revised 08/19/2026, Preliminary Engineering Plans prepared by Landmark Engineering LLC last revised 09/04/2026, and the Building Elevations prepared by Nick Scarlatis & Associates, Ltd last revised 08/28/2026.
b. Meet all building code requirements and final engineering requirements, including required permits from outside agencies.
c. Submit a sign permit application to the Development Services Department for separate review. Signs are subject to additional review and approval via the sign permitting process and additional restrictions may apply.
d. Prior to the issuance of building permits, the petitioner shall submit for approval fully developed civil engineering plans that comply with the county WMO requirements and Village’s stormwater control provisions, engineering plans to address all aspects of private and public utility services.
And
Staff recommends the Plan Commission approves a Plat of Subdivision, subject to the condition that the final copy of the plat is printed on mylar and submitted to the Village with all non-Village related signatures ready for recording at the Cook County Recorder of Deeds office.
RECOMMENDED MOTION
Regarding Case Number 2026-0672, also known as Warehouse Development at Harlem & Wheeler, I move to approve the Staff Recommended Action as presented in the Staff Report to the Plan Commission for this case.