Title/Name/Summary
No Cash Bid Resolution - ParkView Subdivision (Southeast corner 179th Street and Wolf Road)
History
Summary:
This request is for the board to consider a resolution for a No Cash Bid for a property that has applied to participate in Cook County's No Cash Bid program. The subject property consists of approximately 2.8 acres (known as ‘Outlot A’ on the Parkview Plaza plat) that is located at the southeast corner of 179th Street and Wolf Road in Orland Park.
The Village Board approved the Parkview Plaza development at the southeast corner of 179th and Wolf Road in late 2000. The project included retail buildings, like the Walgreens, as well as a common open space area at the hard corner, and a private road network. The original developer did not form a business assocation to handle the privately owned common areas. Instead, the subject property has fallen into tax delinquency. McDonalds, recently approved to construct a new building in the same shopping center, has been working with the owner to find a way to take over the property and to establish a formal business association for the entire center moving forward. The approved McDonalds building requires access onto the private road.
Working with the Village and the Village's attorney, McDonalds proposes to utilize Cook County's No Cash Bid program. This program, as outlined in the resolution, essentially provides for the transfer of ownership and the forgiveness of delinquent taxes. The property in question is a good candidate because it is land that is used for transportation and accessible to the public. The property transfer will faciliate creation of a solvent business owners association that will be better equipped to maintain the common areas and roads.
Description:
In December of 2012 the Village Board approved plans for the construction of a new McDonalds building at 11111 179th Street. The new building will replace the Blockbuster strip mall currently on the site. The new McDonalds will have two curb cuts: a right out only on 179th, and full access on the west side of the property from ‘Collector Street’, which is located on the subject property. McDonald’s representatives have pursued a solution to the unresolved maintenance responsibilities and tax delinquent status of the subject property.
The subject property in Parkview Plaza provides common detention facilities, street, and green space that serve the McDonalds, an existing pharmacy, and a bank. The common property, or ‘Outlot A’, was approved in 1999 as a part of the Parkview Plaza Planned Development, and was supposed to be transferred to and maintained by an association; however the property was never transferred from the Developer to the association. Real estate taxes were not paid by the developer from the year 2000-2012 and now exceed $133,000 due. The current commercial establishments benefitting from the access collector street and storm water detention ponds on the subject property are unable and/or unwilling to pay the past due real estate taxes on the property. Particularly as the infrastructure ages, it is important to the Village that a legal framework for shared responsibility is established.
Cook County’s No Cash Bid program will provide a mechanism whereby this private development, which has been delinquent for two or more years, can be forgiven delinquent taxes and given a fresh start on shared maintenance of these common facilities. Under the program, the property will be relinquished by the County to the Village, who will in turn convey the deed to the ORLAND PARK LOT A ACQUISITION, LLC, an Illinois limited liability company (the Developer-“Third Party Requestor”).
Approval of this resolution will benefit the Village by facilitating redevelopment of the Blockbuster property that has been mostly vacant for two years, and to provide for perpetual care and maintenance of ‘Outlot A’ so that Village funds are not spent on neglected property maintenance with little hope of repayment.
Financial Impact
Per the resolution, the Village will bear all legal and other costs associated with the acquisition of the property. The Village is, however, pursuing a side agreement with Orland Park Lot A Acquisition, LLC in order to be reimbursed for all costs related to the property transfer.
Recommended Action/Motion
I move to pass Resolution Number 1309, entitled: RESOLUTION REQUESTING A “NO CASH BID” FOR OUTLOT A IN PARKVIEW SUBDIVISION (SOUTHEAST CORNER OF 179TH STREET AND WOLF ROAD)