Impacting both BlueStone Bay and Lincolnwood Hills residents
Impacting both BlueStone Bay and Lincolnwood Hills residents
Casey's will be proceeding with the development of a new gas station
The New Lenox Village Board of Trustees has published the video from our Board meeting held on Monday April 12th at 7 PM. You can find it published here - https://www.youtube.com/watch?v=9S4c0WH_mCw&t=16462s
Think about this as New Lenox is increasing their gas stations
Th
Casey's will be proceeding with the development of a new gas station
The New Lenox Village Board of Trustees has published the video from our Board meeting held on Monday April 12th at 7 PM. You can find it published here - https://www.youtube.com/watch?v=9S4c0WH_mCw&t=16462s
Think about this as New Lenox is increasing their gas stations
These 32 vehicles on sale in 2021 will not require gasoline... ever...
Audi E-Tron, Audi Q4 E-Tron
BMW I3
Bollinger B1, Bollinger B2
Chevrolet Bolt
Ford Mustang Mach-E
GM Hummer
Hyundai Ioniq, Hyundai Kona
Jaguar I-Pace
Kandi America K23, Kandi America K27
Lordstown Endurance
Lotus Evora
Lucid Motor Air
Mazda MX30
Mercedes EQC
Mini Cooper SE
Nissan Leaf, Nissan Ariya
Polestar 1, Polestar 2
Porsche Taycan
Riven R1T, Riven R1S
Tesla S, Tesla 3, Tesla X, Tesla Y
Volvo XC40
Volkswagen
It's important to show the Village Board the number of people that will be impacted in some manner by showing up on Monday
For members of the public who do not wish to attend the meeting, please email comments on agenda items or any open public comments/questions to vbagenda@newlenox.net before 4:00 pm on the date of the meeting.
New Leno
It's important to show the Village Board the number of people that will be impacted in some manner by showing up on Monday
For members of the public who do not wish to attend the meeting, please email comments on agenda items or any open public comments/questions to vbagenda@newlenox.net before 4:00 pm on the date of the meeting.
New Lenox Village Board has approved the Walona Gas and Wash
https://patch.com/illinois/newlenox/new-lenox-approves-gas-station-route-30-walona
We have retained legal representation which comes at a cost. Please donate what you can now!!
Any donations made will be matched by a concerned donor (up to $4,000). This will assist us with retaining our legal representation.
$60 per home will allow us to reach our goal.
The end result of the current process, if we don't push back, will result in the construction of the Casey's as shown on the plan.
We have retained a lawyer. As we assumed, the annexation and rezoning approvals from the planning committee have occurred. Everyone in the neighborhood should get their well water tested. This will allow you to establish a documented and recorded baseline for both current discussions and possible future litigation.
While some have reached out with donations to our legal fund, we have only received enough funding to cover about three (3) hours of representation. We need more people to step up and donate now. There is no second chance here. We understand not everyone can donate, but for those that can, now is the time to donate. If we can't retain more funding we will have to release our legal representation.
We should consider a worst case situation where our shallow water table could be damaged or even destroyed in some fashion, either slowly or quickly possibly due the previous land use by Smith Brothers. They would dump the weeds, brush and other vegetation they would collect from their customers on the east side of their property, it appears attempting to backfill the ravine and increase the size of their usable property. Casey's is proposing to place the Underground Storage Tanks (UTS) on the east side of the proposed location. Any shifting of the fill below the tanks could result in damage to the underground equipment, which in turn could leak gasoline, diesel or E-85 fuel into our shallow water table. That could result in the 140+ homes in our subdivision becoming uninhabitable.
Is Casey's prepared for litigation to make us whole again? 140 homes at an average of $300K for simple math is $42 million to make the subdivision whole again and that does not include damages for loss of residence. Given the amount of time litigation could take, it could take years to recoup any value from our homes.
Please help by donating what you can now.
The GoFundMe link seems to be the preferred path at this time. We have had a couple of folks request to donate cash to avoid any fees. Please let us know through the Contact Us and we will be in touch with you to collect the cash and provide an email receipt.
With that said I need to point out that both PayPal and GoFundMe take a cut (~2.5%) of any donation to cover the cost of the transactions. We have these two options to provide a path for those that prefer to utilize credit or debit cards to make their donation. The fees are the cost of getting a 'free' service. If you would like, toss a few more bucks into your donation to cover the charges. PayPal may require a TaxID to continue to collect funds. If this occurs we will close this donation path to avoid any chance for tax implications.
We have also set up a Paypal account to accept donations. If we don't utilize the funds they will be returned to you. Your generous donation will fund our mission.
Smith Brothers Landscaping would sometimes dump their landscape trucks full of loose material removed from a clients site. They were dumping this material on the east side of the property to expand their usable land.
The east side of the property is where the Casey plan proposes to place the Underground Storage Tanks (UTS).
We are concerned that this unstable backfill will collapse in some fashion, possibly damaging any equipment placed underground. Any damage to the underground equipment could result in a leak of gasoline, diesel or E-85 products.
The proposed site plan shows low fencing and high lighting, allowing for encroachment into the subdivision. No Sight Line diagram was presented for review. We will be requesting a Site Line Diagram for review.
A review of the New Lenox Comprehensive plan indicates lower intensive uses for this parcel as it is contained in a large single family home subdivision. Such an intensive use at the entrance to a single family subdivision is not in harmony with the neighborhood or the long range plan for the area.
The Planning Committee could present the same logic to state that the proposed station is adjacent to existing C-1 commercial properties to the west of West Circle as shown in the NL Comprehensive Plan
We feel that the spirit and intent of the overall NL Comprehensive plan is to protect Single Family Home Subdivisions from close proximity to a C-3 Zoned business where no other C-3 business currently exists. Please refer to Spot Zoning.
This concern will be presented to the full board (assuming the planning committee recommends the annexation and rezoning)
Spot zoning is an exception to the normal zoning regulations. Spot zoning normally happens when a business owner, tenant, or interest group applies for a variance from the zoning originally designed for the area in order to carry out a particular activity. It could be for a park or school or it could be for a commercial enterprise. The local government agency must then consider how the proposed zoning exception will affect neighboring properties and decide whether it is in the public interest before approving the exception to the original zoning. Whether the exception applied to a single property is reasonable and supported by the facts, often turns on public interest, the effect the spot zoning has on the current uses of neighboring properties, and any ramifications created by the zoning.
More information is available in the Supporting Documents section of the website.
Crime occurrences at gas stations are unfortunately common in the United States. Second only to taxicab drivers, gas stations are an industry susceptible to a high amount of workplace homicide. There are over 32,000 robberies a year in gas stations and nearly 11,000 of those will be robbed multiple times.
More details can be found here - Gas Station Statistics: 23 Interesting Facts (creditdonkey.com)
New Lenox 2020 stats
Speedway Rt 30 - 12 incidents
Murphy Gas - 4 incidents
Circle K - 4 incidents
Speedway on Cedar - 4 incidents
Rt 66 Food and Fuel - 9 incidents
Total of 33 incidents at 5 stations in New Lenox. See the details below.
We are looking at the impact Electric vehicles will have on the need for multiple gas stations in a town.
From a recent January 2021 article -
who would have thought only a few years ago these vehicles would be where they are now
even a nissan leaf is reasonably priced with over a 200 mile range on a charge
Longest Range Electric Cars 2021 | CAR Magazine
The need for traditional gas stations will be reduced over the coming years. While not an immediate impact, it will over the next 10-15 years.
Audi E-Tron, Audi Q4 E-Tron
BMW I3
Bollinger B1, Bollinger B2
Chevrolet Bolt
Ford Mustang Mach-E
GM Hummer
Hyundai Ioniq, Hyundai Kona
Jaguar I-Pace
Kandi America K23, Kandi America K27
Lordstown Endurance
Lotus Evora
Lucid Motor Air
Mazda MX30
Mercedes EQC
Mini Cooper SE
Nissan Leaf, Nissan Ariya
Polestar 1, Polestar 2
Porsche Taycan
Riven R1T, Riven R1S
Tesla S, Tesla 3, Tesla X, Tesla Y
Volvo XC40
Volkswagen ID4
Breakdown of 2020 NL Police calls to gas stations in NL
Ranked by frequency of occurrence
Theft - 8
Battery - 4 (1 shooting)
Unlawful visitation - 3
Burglary - 2
Disturbance - 2
Assist Fire Department - 2 (1 vehicle fire)
Criminal Damage to property - 1
The following were a number of single occurrences in 2020.
Juvenile problem
Runaway
Car Jacking
Public Indecency
Curfew
Medical
Tobacco sales to minor
Intoxicated subject
Fraud - Counterfeit bills
Fraud - CC
Last but by far not least - Drug Overdose.
When Bluestone Bay was developed in the early 2000's the retention ponds created for the new subdivision across the street (also impacted by proposed use) were connected to the creek that runs through our subdivision and exits into Hickory Creek.
We are offering alternatives to this proposed C-3 Business land use that are in closer harmony with a large Single Family Home subdivision.
Even the act of constructing a gas station in this location could lead to further damage to this watershed system.
The Illinois State Water Survey (ISWS) is a division of the Prairie Research Institute at
the University of Illinois. The Water Survey’s scientists conduct state-of-the-art research
and collect, analyze, archive, and disseminate high-quality, objective data and technical
information. The Water Survey’s data, services, and expertise provide a sound technical
basis for the citizens and policymakers of Illinois to make decisions.
The Water Survey is led by director Kevin OBrien, who is also the director of the Illinois Sustainable Technology Center.
To contact the ISWS Director
Illinois State Water Survey (campus mail code 674)
2204 Griffith Dr.
Champaign, IL 61820-7463
(217) 333-2210
FAX: (217) 333-4983
Website About (illinois.edu)
Research and Public Service
Survey Programs and Services
As we collect information we will post it to this website.
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We have reached out to the following individual from the ISWS to solicit their assistance.
Head, Groundwater Science Section
Groundwater Geochemist
Adjunct Professor, Geography-Geology, Illinois State University
They are suggesting we all get our wells tested to establish a baseline of water conditions prior to any activity taking place at the proposed gas station. That would include construction activity. The ISWS provides this service for $35/well. We will look at a possible group discount.
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This is information on private wells from the Illinois Environmental Protection Agency
https://www2.illinois.gov/epa/topics/drinking-water/private-well-users/Pages/default.aspx
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This is an article on the impact Electric Vehicles will have on gas stations. While not an immediate concern it will impact future use
https://irei.com/publications/article/5-questions-electric-vehicles-end-gasoline-stations/
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