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MINUTES
DEVELOPMENT COMMITTEE
September 14, 2020 7:00 P.M.
The Development Committee meeting of September 14, 2020 was held part remotely and partly
in person due to the Coronavirus pandemic. Mayor Pineda has determined that in-person
meetings are not practical and prudent.
1. Call to Order, Roll Call, and Establishment of a Quorum.
Alderman Stout called the meeting to order at 7:00 p.m.
All Aldermen in attendance were present remotely. Roll call found Aldermen Melissa
Birch Ferguson, Michael Ferguson, Matthew Garling (in person), Jayme Sheahan
and Rebecca Stout (in person) present. Alderman James Beifuss joined the meeting
remotely at 7:04 P.M.
Also in attendance was Community Development Director, Tom Dabareiner (in person).
2. Approval of Minutes.
A. July 13,2020.
Alderman Garling moved and Alderman Birch Ferguson seconded a motion to
approve the minutes. Voting Aye: Aldermen Birch Ferguson, Ferguson,
Garling, Sheahan and Stout. Voting Nay: 0.
3. Public Participation. None.
4, Items for Consent. None.
5. Items for Discussion
A. City Comprehensive Plan Contract Award — MUSE Community Design LLC is
recommended to prepare a comprehensive plan for the City of West Chicago. Of four consultants
submitting proposals, MUSE was deemed most responsive to the City’s needs.
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Tom Dabareiner provided a staff update. The City’s Comprehensive Plan is 25 years old and the
land use map is 14 years old. The typical timeframe for cities to update these types of Plans is
every 5 years. Updating is needed to ensure it is current with goals and trends. Besides being a
tool for planning, it provides legal protection when defending land use decisions. In addition,
some grant applications require Plans that are more recent as part of the qualification process.
The City received four proposals and Muse Community Design came out on top as they took the
time to learn about West Chicago. They have an experienced planner from Mexico who will
assist with the outreach and provide translation services. The Founding Principal, Courtney
Kashima, will serve as the project lead. Their project cost is not to exceed $123,160.00. The City
already had budgeted for this project over two years, but it will have to adjust its budget for next
year. The project will be completed by the end of 2021. He introduced Courtney Kashima, who
was attending the meeting virtually to answer any questions for the Members.
Alderman Beifuss recognized the need to update the Comprehensive Plan. He asked Mr.
Dabareiner about the expenditures for this year. Mr. Dabareiner replied they have $50 K budgeted
for this year and perhaps 25% of that would be used. Alderman Beifuss asked Ms. Kashima about
her firm’s philosophy with respect to preparing a Comprehensive Plan. Ms. Kashima introduced
herself and stated she has 20 years of experience in the field. Her firm’s approach is to create
documents that need to evolve in order to guide policies. They look to create Plans that are ready
to be put to work in performing analyzes and making recommendations. They are also a firm that
is inclusive, diverse by nature, and therefore interested in a process that is bilingual and bicultural.
Alderman Beifuss asked if her firm had looked at the City’s current map, and she replied they
had considered it. He also asked where they are based out of, and Ms. Kashima replied Chicago.
He asked whom they would look to talk to, and Ms. Kashima responded that they see this as an
opportunity to engage the community. They will design their activities relevant to everyday life,
conducted in both Spanish and in English and include both community partners and individuals
as well. Not knowing when people can come together again, she stated they are good with both
virtual and in-person tools and are ready to pivot to meet demands at any moment and still obtain
rich feedback.
Alderman Garling asked Mr. Dabareiner about the other finalist firm considered, and Mr.
Dabareiner replied they interviewed two firms. The other one was Teska Associates, who
although very capable, staff thought Muse Community Design was stellar in their interview.
Alderman Garling asked Ms. Kashima how Antero group would be involved. Ms. Kashima
replied that they are a comprehensive engineering and planning firm. They would be responsible
for anything related to engineering, like open spaces, and market analysis. They would
subcontract with them. Alderman Garling stated that with COVID going on and budget cuts for
next year, he is hesitant to embark on something like this where they would have to spend more
than budget for the next two years. He suggested putting off the project for a few months until
they have a better picture of what is happening in the COVID environment and from a budget
and planning perspective. He asked his fellow members to consider this.
Mr. Dabareiner replied there are grant applications that could bring additional revenue into the
community, but without a more recent Plan, they cannot meet the requirements. He also cautioned
about being sued with an outdated Comp Plan. Staff thinks it is important to start this process
now. It would not be much more than budgeted for this year. They run the risk of changing
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contract amounts if the contract date slips. He mentioned he was a consulting planner for 10 years
and he has never seen a Comprehensive Plan this old.
Alderman Stout confirmed that staff is looking for recommendations from the members at this
time. Alderman Birch Ferguson stated that looking over the scope of their proposal, she is
impressed with the amount of planned engagement with their community. She then read aloud
many of those proposed engagements. She thinks they should move forward and start working
on it now as it will take until the end of next year to get this done.
Alderman Birch Ferguson moved and Alderman Sheahan seconded a motion to
approve Item for Discussion 5.A. Voting Aye: Aldermen Beifuss, Birch
Ferguson, Ferguson, Sheahan and Stout. Voting Nay: Alderman Garling.
B. Mosaic Shopping Center TIF Disbursement — The owner seeks Tax Increment Financing
reimbursement for a portion of their costs for repaving and other repairs to the parking lot.
Tom Dabareiner informed that members that the owners of Mosaic Crossing have entered into a
10-year lease agreement with Planet Fitness, who would occupy the former Hobby Lobby space.
As part of the lease negotiations, the tenant obtained a promise that improvements to the parking
area and aisles located in front of the space would be made. He then described the scope of the
parking lot repairs, stating the repairs were already completed at the cost of over $200 K. The
City’s approved budget for this TIF District is $100 K. This budget did not earmark specific
improvements, but TIF funds are generally used to update property or buildings rather than
perform routine maintenance. The parking lot was allowed to deteriorate over time. The owners
were invited to attend tonight’s meeting, but they have not done so. Staff is recommending
covering 20% of the total cost, or just over $58 K. This leaves additional TIF funds for potential
use in upgrading Mosaic Crossing for other possible tenants. Staff also recommends adding two
conditions: 1) proof of a lease with Planet Fitness and 2) upon approval of the first associated
building permit for Planet Fitness.
Alderman Garling asked Mr. Dabareiner for clarification if the owner came to the City for funds
after the improvements were made in order to gain a lease. Mr. Dabareiner replied that the owner
knew TIF funds were available and he wanted all of them. However, staff believes to do so would
be rewarding an owner who should have been done a better job with the parking lot upkeep. In
addition, the parking lot work already completed represents only a small portion and there is still
much work to be done. He added that the parking lot repairs were made because Planet Fitness
asked him to do so. Alderman Garling stated that his opinion is that the owner should have come
to the City ahead of time to ask for funding before making the repairs. He would rather not
approve any TIF funds and save them for plans made in advance and not retroactively.
Alderman Beifuss stated Alderman Garling raises an interesting question. His initial
understanding is that the funding was to be provided upon completion. In actuality, it would be
rewarded once the requirements are met. He asked Mr. Dabareiner to review the conditions for
the members, which Mr. Dabareiner did. Alderman Beifuss stated that because the asphalt work
has already been done, it puts it in a different light. He then asked Mr. Dabareiner what would
have happened if the property owner had asked for the funding prior to starting the work, and
assuming the two conditions were met. Mr. Dabareiner replied that the request would still have
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needed to go through this process, but they would have tried to settle on some amount that
rewards a new tenant coming.
Alderman Beifuss moved and Alderman Garling seconded a motion to table
Item for Discussion 5.B. until the conditions recommended by
staff are met. Voting Aye: Aldermen Beifuss, Birch Ferguson,
Ferguson, Garling, Sheahan and Stout. Voting Nay: 0.
C. Draft Economic Development Plan — Staff drafted the City of West Chicago Economic
Development Plan, which will be distributed and introduced only. Discussion will occur at
future meetings.
Tom Dabareiner provided an overview of this Item. The first Action Item of the City’s Strategic
Plan requires that a 5-year economic strategy be drafted and adopted. The Economic
Development Plan is very data-heavy and technical by nature. Staff wishes to introduce the Plan
tonight and then hold discussions next month. The Plan was drafted prior to COVID-19 and there
no recent models on how pandemics affect economic development. However, staff will continue
to monitor this and bring it to light when and if it does. Then Mr. Dabareiner provided a quick
overview of the Plan. It includes sections on residential, manufacturing, and retail aspects. As for
residential, little land remains in West Chicago for development. In terms of demographics, the
City continues to experience some population growth and has a younger population. This is in
contrast to the State, which is losing population and has an aging population. Residential
development is an important component to any economic development plan and the City plans to
bring as many as 1,000 new residences to the downtown area. He then touched on manufacturing,
noting that it is a key strength in West Chicago. It provides 25% of the jobs for West Chicago
residents, whereas only 11% in DuPage County. They would hope to have policies in place to
embrace and support manufacturing in the next five years. As for retail, it is challenge for many
communities nation-wide because of online purchasing. COVID has only increased online
purchases. West Chicago has been able to experience a modest increase in sales tax revenue since
the Great Recession, but only up until this year. Much of the City’s retail building stock is dated
and functionally obsolete. There are policies that could be considered to address those difficulties.
Mr. Dabareiner continued that once the information has been gathered, there are points of decision
making that follow. The first isa SWOT analysis (Strengths- Weaknesses-Opportunities-Threats).
Staff performed this analysis, but they additionally want the Development Committee’s input.
The second point is the ultimate outcome, which is to create a set of tasks to meet the City’s
economic development goals. An example of one such task is to create an economic development
task force or committee. Staff has provided some suggestions of other tasks to be created, but
they look for the Committee’s input before sending the Plan to City Council for final approval.
This document, once completed, would be turned over to Muse Community Design for their use.
Alderman Garling thanked Mr. Dabareiner and his team for putting this together. One of the most
important components is the creation of the Economic Development Task Force. He commented
that the idea of reaching out to community members from specific sectors such as manufacturing,
real estate, etc. should be one of the first steps to take. It does not cost much and it would broaden
everyone’s horizons. He asked about the timeline and whether the five-year plan would be dated
2020 or 2021. Mr. Dabareiner said it is a good suggestion to make it 2021.
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Alderman Stout asked the members to review the document for next month’s meeting when they
will discuss it further.
6. Unfinished Business. None.
7. New Business. None.
8. Reports from Staff.
Tom Dabareiner reported that Amazon is open and Frank’s Automotive was granted
occupancy. There is quite a bit going on as DuPage Business Center continues to close on
land, and the projects are keeping staff busy.
9. Adjournment.
Alderman Birch Ferguson moved and Alderman Garling seconded the motion
to adjourn the Development Committee meeting at 7:48 p.m. Voting Aye:
Aldermen Beifuss, Birch Ferguson, Ferguson, Garling, Sheahan and Stout.
Voting Nay: 0.
Respectfully submitted,
Jane Burke
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September 14, 2020
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