Minutes of the DeKalb County
Regional Planning Commission

The DeKalb County Regional Planning Commission met on September 23, 2004 at 7:00 p.m. in the DeKalb County Administration Building, Conference Room East, in Sycamore, IL.  In attendance were Commission Members Bill Nicklas, Becky Morphey, Rubin Allen, Lee Luker, Frank Altmaier, Cheryl “Cookie” Aldis, Rich Gentile, Don Pardridge, Les Bellah, Paul Rasmussen, Dennis Ragan, Jerry Thompson, Mark Todd, and Roger Steimel, Director Paul Miller and Administrative Clerk Basia Kardaras.  Audience members included Laurie Curley.

 

1.         Roll Call --  Mr. Nicklas called for the roll and noted that all members were present.

 

2.            Approval of Agenda -- Ms. Aldis moved to approve the agenda, seconded by Mr. Pardridge, and the motion carried unanimously.

 

3.            Approval of Minutes --  Ms. Morphey noted a correction be made to paragraph 2 of page 8; remove “Harley Smith” and replace with, “Smith Engenieering.”  Ms. Morphey moved to approve the amended minutes, seconded by Ms. Aldis, and the motion carried unanimously.

4.         Report on Zoning Seminar -- Mr. Nicklas extended his thanks to Mr. Miller for his organization and participation in the Zoning 201 seminar. The Commission agreed they thought it went very well and well attended.  Mr. Miller expressed his thanks to the Commission for sponsoring the seminar and hoped there could be additional seminars sponsored in the future.

 

5.         Growth Management Tools (Sycamore Examples) -- Mr. Nicklas indicated that the Commission had chosen to focus on annexation agreements and phased building schedules as two growth management tools.  He distributed a chart that contained a detailed fiscal analysis of the costs of new houses to the school district and the City of Sycamore, projected over a period of 13 years. Mr. Nicklas also noted that a copy of the Sycamore Creek Phase 2 Annexation Agreement and the Sycamore ordinance setting forth the build-out schedule for subdivisions had been included in the materials provided for the Commission meeting.

 

Mr. Nicklas presented the concept plan for Sycamore Creek, which would be located on Plank Rd. between Moose Range Rd. and Route 23. The subdivision would ultimately include 568 single-family homes, as well as space for public parks and a new school site.  The developer was not new to Sycamore, having developed the Heron Creek project. Mr. Nicklas made mention the usefulness of the concept plan and pointed out the proposed road network, detention areas, lot sizes, green areas, and future school sites.

 

Mr. Miller interjected that a concept plan is a key document for the evaluation of proposed developments, allowing the municipality to review the proposal before a lot of time and money are spent on more detailed plans.  He stated that it is in the best interests of each community to require developers to provide a concept plan for proposed subdivisions.

 

Mr. Nicklas explained the various steps taken and workshops that Sycamore requires in order to achieve a comfort level within the Planning Commission and City for a proposed development.  He also mentioned that Whipple Rd was chosen to define the north boundary line beyond which the City of Sycamore did not want to see any further growth.  He noted that the County has in its Transportation Plan a proposal to straighten out the curve on Plank Road. The Sycamore Creek developer has drawn into the Final Plat the design plan in which the County Engineer has laid out, including some easement parameters. As the road is redone, there also will be an addition to several lighted intersections and other traffic calming improvements. The development plan went through several workshops and two hearings. Mr. Nicklas added that, in addition to the normal impact fees, the developer had volunteered an additional fee of $3,000 per lot for operational purposes in the school district.

 

Mr. Nicklas reviewed the City’s subdivision build-out Ordinance No. 2003.65.  He stated that Sycamore in the past had little if any limitations on the number of permits an individual could obtain on a development per year.  In the face of increasing numbers of residential projects, a sliding scale was developed to control the number of permits issued.  However, a developer with a large enough parcel could easily side step this plan and work around it, so additional language was added to set the pace of development according to the size of the parcel.  Mr. Nicklas also stated that he used a fiscal impact model developed while he was with the City of DeKalb as a guide to build the criteria for evaluating the potential impact of the development.

 

Mr. Rasmussen questioned the Sales Tax calculation.  Mr. Nicklas pointed out that the Sales tax was calculated per capita by population in single family residence.

 

Mr. Nicklas also clarified for Mr. Steimel that the total impact fees per lot in the City of Sycamore were $5,000.  In addition  were two voluntary fees.  Funds for the development itself and the plan for the school site would be generated from the sales of the lots and homes.  Mr. Nicklas also mentioned the Sycamore sanitary treatment plan currently has capacity for the growth, since it is currently at 65% capacity with a study that includes a five year process to expand or rework the treatment plant.

 

Mr. Thompson asked whether annexation agreements could include an impact fee for private schools rather than public schools.  Mr. Miller and Mr. Nicklas questioned if such an agreement would be legal.  Mr. Miller noted that any provision for a private school as part of a subdivision would probably have to be a private arrangement between the developer and the buyers of the lots, without the endorsement of the municipality.

 

Mr. Allen wanted to know if the parents of home schooled children were reimbursed since they were not using city school services.  Mr. Miller clarified that those with home schooled children pay  the taxes and impact fees just like everyone else.  Mr. Nicklas mentioned a 55-and-older community approved in Sycamore that also faced debate on the subject of whether or not these homeowners should be subject to impact fees. Ultimately, these home owners will be subject to the impact fees along with the regular taxes.

 

Mr. Steimel asked if Mr. Nicklas had an inflation factor calculated in his impact fees. Mr. Nicklas did not, due to the various changing factors, including the assessed value of land.

 

Mr. Nicklas then asked the Commission members which growth management tool they felt was the most effective for their communities. Mr. Rasmussen mentioned that the struggle DeKalb faced was capacity, and had to reiterate that information to developers on an ongoing basis.  Mr. Miller answered that, from the County’s perspective, the Comprehensive Plan was the most effective tool in controlling growth.  Mr. Altmaier questioned the legality of the restrictions on the number of permits and the right for development.  Mr. Nicklas mentioned that this was certainly something that needed to be reviewed in any case were there is an imposing  regulation.

 

Mr. Miller mentioned that he thought Sycamore’s Annexation Agreement for Sycamore Creek would be a good example for each municipality to use as a boilerplate for their own annexation agreements.

 

Mr. Nicklas requested for the next meeting that each Commission member bring an actual experience in dealing with a proposed development in their community that could be shared and serve as example for lessons learned and growth control techniques used.

 

6.         RPC Reappointments -- Mr. Miller highlighted in the packet the members of the Commission whose terms are going to be expire in April of 2005.  He asked each to have their reappointments ready and delivered to the County Board no later than February, 2005 so that the County Board Chairman could reappoint them.

7.         Municipal Development Projects -- Mr. Nicklas asked each Commission member share any new developments and or highlights in their respective municipalities.

 

Mr. Altmaier of Kingston noted that a subdivision and zoning change were in the place and several issues had been addressed.  He noted that a new unified development ordinance, with better regulations and processes, could perhaps alleviate some of these issues.

 

Mr. Allen of Sandwich noted a 52-home subdivision was under way, and that a 250-acre parcel has been sold to a developer.  The hotel and convention center has begun construction despite a few problems with IDOT.  The property next to the Sandwich Fairgrounds has 31 contracts in place along with many development inquiries.

 

Mr. Thompson of Malta mentioned the proposed subdivision on the north side of the railroad tracks, west of town, has been deferred due to unanswered questions about utilities. The development on the south side of the tracks is moving along in hopes of getting utility work done before Winter.  He also stated that the Village Board has asked Mr. Miller to serve as Village Planner for new development projects that come to Malta.

 

Mr. Luker of Hinckley mentioned that ground has been broken for the Hinckley Fire Department, and that the Village has acquired a new 84 Lumber business.  He stated that the Nelson Subdivision will consist of 100 homes more homes than originally proposed.

Mr. Rasmussen of DeKalb pointed out the Target property was officially closed on by the company.  The project will include 1.6 million square-feet under roof, which is more than 30 acres.  The first hirings  for the distribution center will employee 557 people, and over the next six years may go up to 800 - 1,000 employees total. The Target payroll is estimated to be $21 million a year in terms of secondary impacts, and an additional $10 million should be generated from local purchases of such things as gas, eating out and other commodities.  Sales tax revenues should total $800,000 a year. The grading process for the project has already begun, and the project is estimated to be completed in 15 months. The Human Resource Department would open first in order to begin the interviewing process. Since Target has moved in, the city of DeKalb has had several inquiries from various logistic firms and companies interested in the area.  The Target location is located off of Peace Rd and Fairview.  Research had indicated that the reason  DeKalb was chosen by Target was that DeKalb had the most favorable centralized location. This location could help distribution of goods move through and service four or five surrounding states. Although the rail port in Rochelle is accessible to the location, Target will not be utilizing it and it was not a factor in considering DeKalb as the key location.  Also planned in DeKalb’s future are three grocery stores, including Sullivan Foods, Schnook’s, and Ultra.  Mr. Rasmussen also mentioned that Kensington Point, just east of Annie Glidden, has a stormwater pond and want to create a special use area that would eventually give the pond to the Park District. However, the Park District decided it would not accept any storm ponds under five acres in size, and the special service area documents were not recorded, nor were there any homeowners covenants established for the ownership and maintenance of the pond area.  This left the stormwater pond technically not belonging to anyone. A referendum is underway to see if the homeowners will agree to the creation of a special service area for maintenance of the pond. The City of DeKalb has decided not do any building permits until the SSA passes and a homeowners association created.

 

Ms. Morphey of Somonauk said that a new subdivision will soon be submitting its development plans. The  proposed development will be located on 70 acres.  Rumors allege that a 400-acre parcel has been sold to a developer.

 

Mr. Ragan of Lee said that the Village has three housed being developed with the understanding that, prior to permits of occupancy, they will provide a retention pond.  The City of Lee now has a new Post Office that opened in June.

 

Ms. Aldis of Cortland stated the text of their Comprehensive Plan is mostly likely going to public hearing in November.  She also stated that the proposed sanitary sewer plant will be discussed.  The EPA has made a visit to the town and have started the process for development of the sewer treatment facility.  One subdivision located off of Somonauk Road is zoned multi-family and the townhouses and duplexes are underway.  Eagle Homes has approached the City to approve their subdivision.  A study highlighting road access has not yet begun, but would essentially have developers, the County and Town  in agreement as to were the road cuts should be placed.  A Boundary Agreement with DeKalb is also on the table and will be discussed.  The Swanson, Amder, Schroder, and Hartman subdivisions are also all on the table. Two of those four subdivisions are in the annexation agreement stage and  the Town is in the process of reviewing concept plans. The Olsen-Perkins property is also said to be on its way to the Town for discussion.

 

Mr. Gentile of Genoa said that ground-breaking is underway for the new Brown’s County Market.  Mr. Gentile stated that he has not received many inquiries for new development. The City has received no objections to a special service area it is trying to implement for a particular subdivision.

Mr. Bellah of Kirkland informed the Commission of two neighbors who have raised objection to  a project where 55 homes would have been developed, and brought forth their concerns in front of the Plan Commission.  As a result, the project fell through. A second issue was the School District claiming the Village owed the District hundreds of thousands of dollars.  After consulting with lawyers, the Village concluded that the Intergovernmental Agreement upon which the District was basing its claim was illegal in the first place because there was only one taxing body involved.  Therefore, the Village does not owe the School District any outstanding funds.  Mary Kay Bernacky has been brought on board to help work directly with potential developers.  The 600 acres east of the Village are still up in the air as far as development.

 

Mr. Pardridge of Shabbona stated that the Village has unofficially approved an annexation agreement for 250 homes on the west side of the community. An assisted living project is moving slowly due to problems with State Funding.  Ms. Aldis asked Mr. Pardridge whether there was any word with regards to the possible Native American casino in the Shabbona area.  Mr. Pardridge stated that he had no new information regarding the possibility.

 

Mr. Steimel of DeKalb County stated that the County had discouraged the 84 Lumber project originally proposed outside of Hinckley, asserting that it was more suitable in the Village limits.  As a result, that project has settled on a site that can be annexed and the petition for zoning through the County has been withdrawn.  The County is also in the process of finalizing changes to its Zoning Ordinance following the adoption of the Unified Comprehensive Plan.  Among the changes, all of the zoning districts in the County would be eliminated except for A-1, Agricultural and FP/C, Floodplain/Conservation.  Mr. Steimel stated that the Planning and Regulations Committee of the County Board has recommended approval of the Intergovernmental Agreement for the Boundary Agreement between Genoa and Sycamore.  Finally, Mr. Steimel suggested to the Commission members that a key issue each community must address as the evaluated development proposals is stormwater management.

 

Mr. Todd of Waterman stated that the State Route 30 reconstruction project was almost completed. The stop light was functioning and has slowed traffic down on Rt. 30 significantly and has also enhanced the look of the downtown area.  Both the Kennedy and Aquabowie Projects were approved and the annexation agreements signed and recorded. This would bring in approximately 650 new homes to the Village of Waterman. There also is a developer interested in a 300-acre parcel, as well as one east of town on 280 acres.