MINUTES
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.
·
Roads
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.
·
Utilities
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.
2. ADJOURNMENT
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
ABSENT: 1-Williams
Motion declared carried.
Meeting adjourned at 8:30
p.m.
__________________________________ ______________________________________
Linda Pelletier, Deputy
Village Clerk Roger L. Byrne, Village President