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ClTY OF
WEST CHICAGO
WHERE HISTORY & PROGRESS MEET
Approved with changes August 9, 2021
MINUTES
DEVELOPMENT COMMITTEE
July 12, 2021 7:00 P.M.
1. Call to Order, Roll Call, and Establishment of a Quorum.
Alderman Stout called the meeting to order at 7:00 p.m.
Roll call found Aldermen James Beifuss, Melissa Birch Ferguson, Christine
Dettmann, Matt Garling, John Jakabscin, Jayme Sheahan and Rebecca Stout present.
Also in attendance was Community Development Director, Tom Dabareiner.
2. Approval of Minutes.
A. May 10, 2021.
Alderman Beifuss moved and Alderman Dettman seconded a motion to approve
the minutes. Voting Aye: Aldermen Beifuss, Birch Ferguson,
Dettman, Jakabscin, Sheahan and Stout. Voting to Abstain:
Alderman Garling. Voting Nay: 0.
3. Public Participation. None.
4. Items for Consent.
A. Zoning Text Amendment — Creates a use that allows for non-profit/religious food
trucks with the purpose of delivering healthy food options to people and areas of
town where it may be challenging to acquire such food.
Alderman Birch Ferguson moved, and Alderman Sheahan seconded the motion
to approve Item 4. A. Voting Aye: Aldermen Beifuss, Birch Ferguson, Dettmann,
Garling, Jakabscin, Sheahan and Stout. Voting Nay: 0.
5. Items for Discussion.
Development Committee Minutes
July 12, 2021
475 Main Street | T (630) 293-2200 | Ruben Pineda
Page 1 of 6 West Chicago, Illinois | F (630) 293-3028 | mayor
60185 | www.westchicago.org | Nancy M. Smith Michael L. Guttman

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A. Aspen Ventures Townhouses — On January 11 this year, Development Committee
members were given the chance to review and discuss the desirability of townhomes
on Block Two, consistent with the Central-Main Street Redevelopment Plan
Update. Since then staff and attorneys have worked on a sales agreement and
redevelopment agreement. Also, a parking alignment to satisfy St. Vincent de Paul
was achieved and already approved by City Council. The agreements need to be
reviewed and recommended for City Council approval.
A staff update was provided by Tom Dabareiner. This item was first presented to the
Committee on January 11, 2021 by Aspen Ventures Group where it was well received. The
proposal includes the construction of 8 townhomes on Block Two at the corner of High
Street and Center Street. This is the first step in bringing the City’s Central-Main Street
Redevelopment Plan to fruition. A development agreement was prepared to manage the
land sale and development. Two of the main components are that 1) the land is provided to
the developer at no charge and 2) $175,000 will be paid to the developer to cover the gap
in development costs. This is an eligible TIF expense. Legal notice needs to be published
10 days in advance of the City Council meeting. This would mean the item would not be
discussed until the Council’s August meeting.
Alderman Garling asked if the 10 days are required because the land is being given at no
charge, and Mr. Dabareiner confirmed this is why. Alderman Dettman asked if anyone from
the public objected to the project. Mr. Dabareiner replied that no one has. At that time the
project was first proposed, the meeting took place online due to pandemic restrictions. The
developer has provided three pages of renderings of the project design elements in tonight’s
packet. The City is making the design part of the agreement so as to have a say in the final
design. The townhomes planned for this area are consistent with what was proposed in the
Central-Main Street Redevelopment Plan. Aspen Ventures is working on detailed plans for
submittal.
Alderman Stout stated that this project is in keeping with what they asked for, and it is
going to start the ball rolling in garnering more interest in downtown redevelopment. This
is a step in the right direction.
Alderman Beifuss stated the elevations look good. He asked about the current price point
and square footage. Tom Dabareiner stated they would run from $325 K to $350 K. He did
not recall the square footage, but stated the townhomes will have quality finishes. Alderman
Beifuss asked about the parking spaces for St. Vincent DePaul, and Mr. Dabareiner said
they met with them and agreed to four spaces, which would allow for parallel parking along
the north side of the alley.
Alderman Garling stated that he is still hesitant to use TIF funds for this project. He said he
believes the money should be saved for a time other than now when it is a “hot housing
market.” Tom Dabareiner stated that Aspen Ventures has been good about keeping their
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price point the same even though the price of lumber has gone up significantly. The
financial gap relates to what is considered to be a reasonable range for return on investment,
which is between 7.5% to 8%.
Alderman Jakabscin indicated that at a previous meeting with the developer, they stated
they had some movement on price and can lower it if needed to move inventory. Mr.
Dabareiner commented that the developer has indicated they believe all the townhomes will
be sold before the first unit has been built.
Alderman Beifuss stated that he lives in this neighborhood and his neighbors are concerned
they build something of high quality to retain property values and to visually enhance the
area. He said he thinks these look like nice townhomes. However, he shares some of the
concerns about using the TIF money. He asked if there are provisions in this agreement that
would protect the City if not completed. Tom Dabareiner replied that this is included in the
agreement and a letter of credit will also be required as standard procedure. Alderman Stout
pointed out which section of the agreement provides for protection against developer
default and she added she does not have concerns about using TIF funds as this project will
spur even more development, which will, in turn, earn them even more money back on their
initial investment. They have been waiting many years to get this project going. It is not
such a substantial amount, and it will set the tone for the rest of the development. Tom
Dabareiner indicated staff is working with an apartment developer at this time as well, and
a financial gap exists for that project, too. No developer wants to do the work and not meet
his or her rate of return. Alderman Beifuss stated that they should move forward with this,
but reiterated his concern about use of the TIF funds.
Alderman Birch Ferguson moved, and Alderman Dettman seconded a
motion to approve Item for Discussion A. Voting Aye: Aldermen Beifuss, Birch
Ferguson, Dettman, Jakabscin, Sheahan and Stout. Voting Nay: Garling.
B. De-TIF/Re-TIF of Downtown TIF District - With the Aspen Ventures Group
townhouse agreements being processed and financing discussions concluding on a
downtown apartment building (to be presented first to Finance Committee before
the conceptual plans are presented to Development Committee), Kane McKenna
and Associates proposed to conduct the needed study to De-TIF and Re-TIF
portions of the existing Downtown TIF. The costs are estimated at a not-to-exceed
amount of $45,500.00. Resolution No. 21-R-0056 would authorize the Mayor to
sign the contract.
Tom Dabareiner updated the members about this Item. He explained the City is nearing the
end of the current downtown TIF, and given what is planned for the downtown
redevelopment, they have an opportunity to start fresh with a new TIF and to capture the
increment year after year for the 23-year life of the TIF. Alderman Stout asked Mr.
Dabareiner to explain what a TIF is, and Mr. Dabareiner did so.
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Alderman Jakabscin asked about Kane McKenna and Associates. Mr. Dabareiner replied
that they are one of the premiere three companies in the State that do this type of work.
They are a well-known firm that has been advising the City throughout the process of the
townhome and apartment developments. Alderman Beifuss asked about the addresses
given in the written Agreement sent by Kane McKenna to the City. Discussion ensued
between Mr. Dabareiner and Aldermen Beifuss and Stout as to the boundaries of the TIF
area, and it was determined the streets identified in the Letter of Agreement need to be
updated to the correct street names as E. Washington St. was cited instead of Main St. Mr.
Dabareiner stated it is important to begin the De-TIF/Re-TIF as soon as possible to prevent
loss of the tax increment they could be gaining.
Alderman Garling asked about the Rte. 59 boundary of the TIF area, and Mr. Dabareiner
stated the Agreement attempts to only outline the area in question, but the ultimate
boundaries will be defined once the new TIF is established. Alderman Garling asked which
boundaries they are considering, and Mr. Dabareiner replied that that will be determined in
the study performed by the consultant. However, the areas to be redeveloped with new
townhomes and apartments need to be included. Once redevelopment happens, there will
be a ripple effect as there will be more people shopping, more businesses, etc. The
consultant has to do the calculations to make sure the new TIF meets State law, and then
they will propose the boundaries.
Alderman Jakabscin stated the consultant needs to revise the Agreement and bring it back
for approval. Alderman Stout said that they should not hold this up for another month if
they are going to green light new development and then lose the potential for tax increment.
Mr. Dabareiner indicated they need to have the new TIF in place before the developer can
begin. There are two changes that need to be made to the Agreement and that can happen
quickly and before the next City Council meeting.
Alderman Garling stated he does not understand the sense of urgency if they have been
waiting for four years already. Mr. Dabareiner replied that what is different is that the
developer is ready to start. Alderman Garling stated that as a council member he has a
responsibility to his constituents to spend their money wisely. His concern is that the
Agreement seems to state a new TIF is a foregone conclusion that the conclusion will be a
new TIF versus the other local financing options outlined in step 5 of the Agreement. He
does not think it is prudent to spend taxpayer money without taking it step by step. He
would rather have them redraft the Agreement and complete Task | first and then come
back to see ifa new TIF is economically viable. Discussion followed by Aldermen Garling
and Stout and Mr. Dabareiner about the TIF, including State requirements for analysis and
the pressing timeframe.
Alderman Dettman stated that you could lose money by delaying things. She pointed to the
example of the West Chicago business park where it was delayed for a long time but now
it is finally booming. She is new to this and she does not disagree with some of the previous
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points made, but she would like to see this move forward.
Alderman Beifuss asked how many years the TIF would run. Tom Dabareiner stated that it
is 23 years, but they would not need all of that time to reimburse themselves for the
townhomes. One of the things they try to balance is if the TIF will generate enough money
for the projects. Alderman Beifuss asked what area they foresee for the TIF, and if it would
start at Rte. 59. Mr. Dabareiner replied that he does not know the specifics but that it seems
to him everything east of City Hall has already been built. However, the consultant needs
to make that determination. Alderman Beifuss asked at what points the consultant would
report. Mr. Dabareiner replied that they would be reporting to staff throughout. Staff could
bring reports to this Committee as they proceed through the process. Alderman Beifuss
stated the members like to be informed about the scope of projects and how they are
progressing. Mr. Dabareiner agreed.
Alderman Jakabscin stated that based on the expertise of staff and the changes already
agreed upon to be made to the Agreement, he sees no reason to not move this forward to
Council. Alderman Garling asked if the TIF study needs to be completed in the next 3 to 4
months if the developers want to break ground this fall, and Mr. Dabareiner said yes.
Alderman Birch Ferguson stated that this is something they need to spend money on, which
is a task that they cannot perform themselves. As examples, the City hired experts to
perform the Strategic Plan and the Comprehensive Plan. The price seems appropriate for
the work this consultant will be doing. She indicated they need to get started as soon as
possible.
Alderman Garling asked if a timeline could be added to the Agreement to ensure the work
gets done by fall. Mr. Dabareiner stated Kane McKenna could probably estimate a
timeframe. Alderman Beifuss asked if the different taxing bodies would need to approve a
new TIF plan, and Mr. Dabareiner said yes. Alderman Beifuss stated they will need to have
a finance tool in place before any development is to begin and to continue fagade grants,
etc. He expressed concern about the consultant incorrectly identifying the area to be
studied. He asked more questions regarding the area. Alderman Stout said that the purpose
of the study is to identify the new area of the TIF. Once the minor changes to the Letter of
Agreement are made, and with the understanding that they will provide regular reports on
the process, the City needs to move forward. Alderman Jakabscin agreed. Alderman
Beifuss stated that Kane McKenna knows what they are doing as they have worked with
them before.
Alderman Birch Ferguson moved, and Alderman Jakabscin seconded a
motion to approve Item for Discussion B. Voting Aye: Aldermen Beifuss, Birch
Ferguson, Dettman, Jakabscin, Sheahan and Stout. Voting Nay: Garling.
6. Unfinished Business.
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Alderman Beifuss asked for an update on regular checking of potential lighting glare,
especially at commercial properties usually in the fall & winter. Tom Dabareiner reported
that the inspectors worked one evening to assess this last winter, and they will do the same
for this upcoming season. The businesses contacted were very cooperative in rectifying the
lighting violations as needed.
7. New Business. None.
8. Reports from Staff. None.
9. Adjournment.
Alderman Birch Ferguson moved, and Alderman Beifuss seconded the
motion to adjourn the Development Committee meeting at 7:53 p.m. Voting
Aye: Aldermen Beifuss, Birch Ferguson, Dettman, Garling, Jakabscin, Sheahan
and Stout. Voting Nay: 0.
Respectfully submitted,
Jane Burke
Development Committee Minutes
July 12, 2021
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