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Project History

In 2003 and 2004, the Village of Schaumburg purchased 55 acres of vacant property near the southwest corner of Irving Park and Rodenburg roads to control what is developed in the glide path of the airport and to prepare the area for future economic development opportunities, as directed by the village’s official Comprehensive Plan. The village incurred additional expenses to remediate the environmentally contaminated areas of the site and help stimulate community development.

In 2018, the village entered into a contract with Experior Logistics, a freight logistics company, for them to purchase the site and construct a 140,000 square foot corporate headquarters, warehouse space and fueling station. As part of the development, Experior would also construct a public access road and bike path through the property that connects the Schaumburg Metra Station to Rodenburg Road.

In 2021, the U.S. Army Corps of Engineers determined wetlands on-site are no longer under federal jurisdiction. Project moved forward under MWRD stormwater ordinance. Soon after, the Village received plans from Experior that was reviewed by planning staff at their Project Review Group (PRG).

At the beginning of 2022, the Village of Schaumburg approved a Redevelopment Agreement (RDA) and PSA. Project Review Group finished their review of the submitted site plans and were approved at the Zoning Board of Appeals in March, where they were recommended to and approved by the Village Board in April. Thereafter, Experior applied for their permits and moved forward with their MWRD and IDOT approvals.

In May of 2023, the logistics company held their groundbreaking to kick off the new development. A Land Development Permit was issued shortly after, enabling Experior to start work on the Metra Access Road and infrastructure for vertical construction of the logistics campus.

Construction has been completed for the bike path, Metra access road, Rodenburg Road connection, and surface paving for the truck and trailer parking within the Experior project area. Barricades for the roads are expected to be removed by the end of April 2025, following the completion of ComEd’s work. Although streetlights have been installed, they are not yet operational. The remainder of the project is ongoing, with vertical construction of the office warehouse, fueling station, convenience store, repair shop, and dealership facility anticipated to begin in 2025, along with final acceptance of the Metra access road. Concrete foundations and building envelopes are expected to begin later this year.

TIF Creation

To help offset the unanticipated costs that occurred because of the existing site conditions, the village is exploring the creation of a new tax increment financing (TIF) district for the property. Additional information on tax increment financing can be found here. The TIF would provide financial assistance to supplement the additional costs for the environmental remediation, site preparation, and public improvements for the development. The financial assistance would be paid via a ‘pay as you go’ model utilizing the annual increment to reimburse Experior for the TIF eligible costs. 

The new TIF has been established after a 5-month process which consisted of the following: 

• Completion of a TIF eligibility study and redevelopment plan. 
• Public announcement of TIF eligibility study and redevelopment. 
• TIF Joint Review Board meeting, which was held on February 19, 2021, to review TIF eligibility study and redevelopment plan. 
• Public hearing held by village, which was held on March 23, 2021, to allow for public comment on creation of TIF.  
• Redevelopment plan reviewed and adopted by Schaumburg Village Board.  
• TIF created with Ordinance adopted for approval of redevelopment plan and project at the April 27, 2021 Village Board meeting. 

Village of Schaumburg staff has also applied for a $1.25 million grant through the Rebuild Illinois Regional Economic Development Grant program. If received, the grant funds would be used to construct the access road and bike path that connects Rodenburg Road to the Schaumburg Metra station parking lot. 

Project Impact

Experior entered into a contract with the village to purchase the property and construct a 140,000 square foot industrial development valued at $40 million. The development is anticipated to have significant positive impact on the community which includes 200 new high-paying jobs and annual tax revenue to Schaumburg of more than $450,000, which can be used to offset a portion of the existing tax burden on residents.  

In terms of sustainability practices, Experior will be preserving a portion of the existing wetlands and mitigating the remainder of the wetlands. Experior’s mitigation efforts include converting an existing agricultural field into a large, restored wetland complex. 

Existing stormwater runoff is being directed away from all residential units and toward stormwater treatment areas. Experior is incorporating water infiltration systems as part of its stormwater design which allows run-off to slowly move downward while allowing pollutants to settle out in accordance with best practices. The run-off that is directed through stormwater pipe will be guided to naturalized stormwater detention basins. The basins are designed to feature native plant communities. 

Project Renderings

For additional information, please contact Director of Economic Development Matt Frank at mfrank@schaumburg.com or (847) 923-3853.