SPECIAL COMMITTEE OF THE WHOLE MEETING
IN ATTENDANCE: President Byrne called the meeting to order at 7:07 p.m. The following Trustees were present: Cashman, Duros, Hebda, Koch and Weil. Trustee Williams was absent.
Also present were Manager Allison, Assistant Manager Kalmar, Village Engineer Brown, Finance Director Nakrin, Attorney Citron and Deputy Village Clerk Pelletier.
1. TIF REDEVELOPMENT PLAN – DISCUSSION OF DEVELOPMENT ISSUES
Manager Allison stated the purpose of the meeting was for the Board to direct staff at the following issues on the development of the area. The goal was to create a mixed use, pedestrian-oriented development. The discussion was to include how financial payments would be done for the TIF District. The main generator of the project would be the condo development. Revenues would be needed for the public improvements such as the stormwater detention, roads and utilities and whose responsibility it would be to pickup these expenses until the TIF revenues would be available for distribution. The project would be a public/private partnership with the developer taking the lead in accomplishing the goals as directed by the Board.
A. College of Lake County – Update on plans and Timing of COW Presentation
Assistant Manager Kalmar stated the village has worked diligently over the last 2 years with the College of Lake County (CLC) and the school would be presenting their plans of development at a Committee of the Whole meeting in about a month. CLC had eluded that their plans would be of more modern design as what is located at their Grayslake campus versus the elements that were planned for the TIF District. CLC needed to move forward on the project to accommodate their enrollment. CLC was willing to work with the Village on lighting, landscaping and hardscaping.
B. Public Improvements related to the Plan
· Stormwater Detention
Village Engineer Brown stated the concept plan identified 2 large ponds to provide shared detention for the entire area north of Route 45. The concept plan had placed the central pond on the CLC site. CLC met with staff and informed them that having the pond on their property for handling additional water would infringe on their future expansion of the campus/business center. Mr. Brown presented a revised version outlined in blue-line to show a reconfiguration of the SW detention pond. The new plan moved the detention pond further west; which would eliminate the planned townhome design first presented.
Mr. Brown stated our engineering consultant Christopher Burke and IDOT had done traffic studies to extend Port Clinton Road thru the TIF area to Milwaukee Avenue. Traffic signals would be incorporated at the intersections of Port Clinton Road with Route 45 and Milwaukee Avenue. Port Clinton Road would be realigned at the Route 45 intersection. A left turn lane would be installed on northbound Milwaukee onto Port Clinton Road extension. Many curb cuts would be eliminated that are currently in place. Additional roadwork would be done at the intersection of Routes 21 & 45.
Mr. Brown stated water and sanitary sewer mains exist and the sanitary lift station in the Sarah’s Glen development was sized to accommodate the TIF area.
Trustee Duros inquired what CLC needed today and Mr. Brown stated improved access to Route 21, with signalization as warranted by state standards. Trustee Duros inquired if the Village would be helping the developer or if the developer do the work on their own as with public works water main.
Trustee Cashman inquired if the CLC site Northwest stormwater detention site was sufficient and Mr. Brown stated it was for the first build-out phase, but when the second phase would require a detention area. Mr. Kalmar stated that CLC did not want the detention pond of the concept plan on their property. The area marked on the revised plan showed the SW detention pond to be located south of Port Clinton Road extension.
Attorney Citron stated to benefit the TIF a larger retention pond would have to be developed, and CLC did not want it on their property. CLC site was self-sufficient with the construction of their water feature and parking lot.
Trustee Duros inquired if CLC had agreed to work with the Half Day Partners concept plan when it was first introduced and Mr. Kalmar stated CLC could not accept the water. Mr. Brown stated a 1-foot bounce could be added to the Northwest pond for additional storage. Trustee Duros inquired what the plan of attack would be and Manager Allison stated staff was to meet with CLC to discuss the minor encroachment. Shaping of the South pond would not make an aesthetic water feature, but would meet the detention needs. Mr. Brown stated staff was to meet the next day with engineers to discuss the bounce. President Byrne inquired what the difference in the size of the pond and Mr. Brown stated it was 1/5 the size.
Trustee Cashman inquired if detention was feasible to the south of Route 45 towards Indian Creek and Mr. Brown stated that the state would likely not approve that plan. Underground storage of water would also be too expensive. Attorney Citron stated the Village had wisely planned to development the north area of the TIF district. Manager Allison stated the water flow from Georgetown Square and Corporate Woods unfortunately flows to the north and the TIF district water drainage could not be tied in.
President Byrne inquired the total acreage of the detention and Mr. Brown informed him the Northwest pond was approximately 3.5 acres and the South pond was approximately 3-4 acres for a total of approximately 7-8 acres. President Byrne inquired if all concerns could development their properties as they wanted and Mr. Kalmar stated the townhomes would be lost. Mr. Brown stated that where the ponds were located was a natural detention area and more excavation would be needed. The detention needed to be closer to the Half Day Partners site. President Byrne inquired if the blue-lined area was approved, what impact would it have on the development and was informed it would impact the townhomes and 7500 feet of the retail area.
Trustee Koch inquired if CLC would agree to move the building to the east and construct their water feature to the west of their site. Manager Allison stated staff would pursue discussions with CLC to see if there could be a compromise. Trustee Duros inquired if it would be less expensive for them to have a shared detention pond.
President Byrne stated that when CLC does their presentation in a month, the residents of Georgetown Square should be notified.
Manager Allison stated the plans were very preliminary and other than the legal issues; there would be plenty of expenses to be covered for extra-ordinary items. Trustee Duros stated the Village should be concerned with designing the stormwater and road. The other amenities would need to be discussed further.
C. Cost of Improvements and Installation Responsibilities
Manager Allison referred to the cost sheets as prepared by CBBEL, dated May 22, 2003 in the packet on the infrastructure expenses; particularly the burying of the utilities. Land acquisition by the Village would be for the Port Clinton Road extension.
John Thomas, representing the Half Day Partners was available to address concerns relative to the development. Trustee Duros questioned the reimbursement for finance charges and stated the developer needed to be specific with their numbers on the costs. Trustee Hebda questioned why the Village was being asked to participant in the cost of purchase of land for the developer. Mr. Thomas alluded to complications to the assembling the land acquisition and peripheral improvements not in the development.
D. Financing Options
President Byrne questioned Finance Director Nakrin if the Village was in the position as this time to participate in financing this development and Mr. Nakrin stated during these economic times, it would not be advisable. Manager Allison stated appraisals had been prepared on the properties to establish the cost of the land. Manager Allison stated the pedestrian and vehicular connections needed further addressing.
Motion by Trustee Weil, second by Trustee Koch to adjourn the Committee of the Whole meeting and go to executive session for discussion on litigation. Roll call vote:
AYES: 5 – Hebda, Koch, Weil, Cashman, Duros
NAYS: 0 – None
Motion declared carried.
Meeting adjourned at 8:30 p.m.
Linda Pelletier, Deputy Village Clerk Roger L. Byrne, Village President