Title/Name/Summary
Old CIBC Bank Drive-Thru Demo- 14497 John Humphrey Drive - Drive thru demolition
History
This property was originally constructed as a part of the Orland Square Professional Center Development (2004-0204), consisting of 3 similarly styled two-story office buildings on a 4.58 parcel lot. Landscaping for this site was approved through the approved Comprehensive Landscape Plan (2006-0640).
The single building identified as 14497 John Humphrey Drive has been used for various financial institutions since it’s construction until CIBC Bank vacated the space in 2023. The site remained vacant until new ownership purchased the property with intention of converting the building into generalized office space.
In 2025, the property was determined to be blighted (2025-0521) and was granted a Class 7b tax incentive agreement (2025-0522) to incentivize the redevelopment of the property.
Project
2025-0676
PPA-25-0032
Petitioner
James Waner, President, Waner Enterprises Inc.
Purpose
The purpose of this petition is to demolish the existing bank drive-thru to expand available parking for future tenants.
Requested Actions: Appearance Review
Project Attributes
Address: 14497 John Humphrey Drive
P.I.N.(s): 27-10-100-041-0000
Size: 1.52 acres
Building Size: 14,000 sq. ft., two-story office building
Comprehensive Plan Planning District: Downtown Planning District
Comprehensive Land Designation: Downtown Mixed Use
Existing Zoning: VCD Village Center District
Existing Land Use: Financial Institution
Proposed Land Use: Medical Office
Surrounding Land Use:
North: Government Office (Internal Revenue Service)
South: Vocational School (Southwest Cooperative)
East: Medical Offices (Orland Primary Care)
West: Offices
PROJECT DESCRIPTION & CONTEXT
Overall, the Petitioner is proposing to convert the former bank building into a generalized office building. In that effort, the Petitioner seeks to remove the drive-thru area, including the 3 lanes, the overhang, and service windows. The Petitioner will then restore the eastern façade to match the existing 3 sides.
Additionally, the Petitioner proposes to re-paint the entire exterior using the existing color scheme, refresh the existing landscaping, re-surface and re-stripe the entire parking lot and replace the exterior lighting with new LED fixtures to meet the approved photometric plan.
Overall, the project conforms to the Village’s Comprehensive Plan, Land Development Codes and policies for this area.
DETAILED PLANNING DISCUSSION
This site was originally constructed, and used since, as a financial institution. The Petitioner seeks to make significant changes to the site to allow for a wider-array of uses. The Petitioner shared the preferred tenants for this space would be either medical office or general office use. Both would be permitted uses in the Village Center Zoning District. The proposed parking count of 60 spaces meets the Village’s requirements for general office space but, of note, would be 4 spaces short of the required parking if both floors are used for medical office space under the current regulations.
Furthermore, the proposed uses align with the mixed use designation for this area and are similar to the current tenants of the surrounding buildings.
Mobility
The site is accessible from John Humphrey Drive. The Petitioner is proposing changes to the established traffic circulation pattern on the site. First, the Petitioner proposes to establish additional parking spaces in the former drive-thru area. There is also an existing drive access drive aisle which wraps around the building’s western and southern facades to access to the drive-thru. With the drive-thru’s demolition, the Petitioner proposes to re-purpose the drive aisle for egress only. The Petitioner will paint 3 directional arrows, place 1 non-electric ‘Exit’ directional sign and 1 non-electric ‘Wrong Way’ sign at their appropriate entrances to the drive aisle to clearly communicate traffic flow.
Parking/Loading
The Petitioner proposes to create additional parking in the area formerly occupied by the drive-thu. The existing parking count was 44 standard parking spaces with 2 ADA compliant parking spaces. The Petitioner is proposing to increase the parking to 60 standard parking spaces with 4 ADA compliant parking spaces. While most of the parking is existing, the new striping shows 90-degree parking stalls and two-way drive aisles measuring 24’ across, thereby satisfying code requirements.
Considered together, the parking requirements for this proposal have been met.
Landscape Plan
The Petitioner has proposed minor improvements to the site’s existing landscaping, which appears to be in fair condition. Of note, the Petitioner proposes to remove 2 areas of green space measuring approximately 697 square feet in total. The Petitioner is also proposing to establish 1,300 square feet of additional landscape area to the space.
Section 6-305 of the Land Development Code prescribes 648 square feet of landscape islands based on the proposed parking spaces. Those requirements are met by one large landscape island measuring approximately 3,135 square feet.
Signage
Signage is not part of this petition and should be submitted for separate review to the Development Services Department.
Recommended Action/Motion
The Appearance Review for the drive-thru demolition, new parking area, and façade restoration at 14497 John Humphrey Drive, case number 2025-0676, was administratively approved on September 15, 2025. The project and exterior improvements are described in the plans prepared by Geotech, Inc. titled Site Improvement Plans for 14497 John Humphrey Drive submitted by the petitioner on September 12, 2025. The approval of the Appearance Review is subject to the following conditions:
1. A building permit must be obtained from the Village's Development Services Department prior to initiating work;
2. All building code-related requirements must be met;
3. All landscaping must be kept in good condition.