Title
Ordinance for Eminent Domain of 17171 Wolf Road - Former El Cortez Property
History
In December 2023, the current property owner purchased the property from a Cook County Annual Tax Sale and subsequently contacted Village staff regarding plans to improve the property and return it to a viable commercial use.
The owner was informed the entire property is within a Regulatory Floodway with requirements that need to be met at the federal, state, and local levels in regard to the level of investment that can be made to the structure. Staff worked with the Illinois Environmental Protection Agency (IEPA) regarding eligible costs, procedures to follow, and forms to be completed.
The significant level of investment to make the building suitable for occupancy is deemed a "substantial improvement", which includes the requirement to make flood-resistant improvements to the existing building to protect it from future storm events up to the Flood Protection Elevation (FPE) which is 2' above the Base Flood Elevation (BFE), identified by a Flood Insurance Rate Map (FIRM), prepared by the Federal Emergency Management Agency (FEMA).
On September 2, 2025, the subject site was included in the discussion of case 2025-0702, including the annexation and flood mitigation plans for the surrounding south Wolf Road area.
The owner of the property and the Village have been unable to come to terms on the purchase of the property. As a result, it is recommended the Village pursue eminent domain.
Financial Impact
The cost of pursuing eminent domain will be determined by one or more appraisal(s) of the subject property and determined by a judge, plus legal and other real estate processing costs. The total costs are anticipated to be more than $100,000 and less than $500,000.
Recommended Action/Motion
I move to adopt an Ordinance entitled: AN ORDINANCE AUTHORIZING ACQUISITION OF PROPERTY BY EMINENT DOMAIN - (FORMER EL CORTEZ PROPERTY - 17171 WOLF ROAD).