At a recent meeting, the River Forest Village Board approved amendments to the proposed Madison Street Targeted Investment Pilot (TIP) District Redevelopment project.
The board is the legislative and policy-making body of the village. It includes the village president and six trustees.
Below are the minutes from this meeting, as provided by the board.
VILLAGE OF RIVER FOREST REGULAR MEETING OF THE BOARD OF TRUSTEES MINUTES July 25, 2016
A regular meeting of the Village of River Forest Board of Trustees was held on Monday, July 25, 2016 at 7:00 p.m. in the Community Room of Village Hall, 400 Park Avenue, River Forest, IL.
1. CALL TO ORDER/ROLL CALL
The meeting was called to order at 7:00 p.m. Upon roll call, the following persons were:
Present: President Adduci, Trustees Corsini, Colwell-Steinke, and Gibbs
Absent: Trustees Cargie, Dwyer and Village Clerk Halperin
Also Present: Village Administrator Eric Palm, Public Works Director John Anderson, Assistant Village Administrator Lisa Schemer, Management Intern Jon Pape and Village Attorneys Lance Malina and Greg Smith.
2. PLEDGE OF ALLEGIANCE
President Adduci led the pledge of allegiance.
3. CITIZENS COMMENTS
4. ELECTED OFFICIALS COMMENTS AND ANNOUCEMENTS
Trustee Corsini read a poster aloud made by the Little Campers from the Little Bits group, which thanked the River Forest police, firefighters, and public works employees. She expressed her gratitude for public safety personnel.
President Adduci asked about the status of the murals being painted on the train tracks along Central Avenue, and Village Administrator Palm stated that the work was underway. President Adduci echoed Trustee Corsini's thanks for our public safety personnel. She said she attended the summer Illinois Municipal League conference and noted that she is on the Board of Directors of that organization. She distributed information from the conference to board members which included bills that were passed by the House and the Senate and recently passed State mandates.
5. CONSENT AGENDA
a. Village Board Regular Meeting Minutes-July 12, 2016 b. Village Administrator Report
Trustee Conti made a motion, seconded by Trustee Gibbs to approve the Consent Agenda.
Roll call: Ayes: Trustees Conti, Gibbs, Corsini, and Colwell-Steinke Absent: Trustees Cargie and Dwyer "Nays: None
Motion Passes.
6. RECOMMENDATIONS OF BOARDS, COMMISSIONS AND COMMITTEES
7. UNFINISHED BUSINESS
a. Discussion: Amendments to Proposed Madison Street TIP District Redevelopment Plan and Housing Impact Study & Potential Action to Recommend the Announcement of the Availability of the Housing Impact Study, and the Amended Proposed Madison Street TIP Plan, at the August 8, 2016 Village Board Meeting.
Trustee Gibbs made a motion, seconded by Trustee Corsini, to place the amended proposed Madison Street TIP District Redevelopment Plan and Housing Impact Study on the August 8, 2016 regular Village Board meeting agenda to announce the availability of such plans.
President Adduci stated Village Administrator Palm provided a written summary of the changes made to the report including the language regarding eminent domain and she noted the most significant changes are on page 12. She stated the qualification report was updated to include the 2005 Equalized Assessed Value. She stated the housing impact study was also updated to clarify the impact of relocation and the racial/economic data. Village Administrator Palm noted that the data in the report is US Census data, there is a high margin of error in the US Census data, and it is the only data that can be used per State Statute. He explained that the data did not change and there was language added for clarity. President Adduci stated that staff also added a draft TIP Ordinance in the packet. She acknowledged that any action in regard to the Ordinance would not take place for several weeks. She stated that the Ordinance and additional documentation regarding the intent of the Board going forward is available for residents to review.
In response to a question from Trustee Conti, Village Administrator Palm stated that the language requested [by residents] was inserted in Section 2 of the Ordinance. President Adduci reviewed the documents provided and clarified where Trustee Conti can find the language in the development plan as well as in the Ordinance. Village Administrator Palm reviewed the plan and how it is tied into the Ordinance.
In response to a question from Trustee Corsini, Village Attorney Malina stated all the documents will be part of the Ordinance and some of those documents are provided for reference.
In response to a question from Trustee Conti, Village Administrator Palm stated that not all of the homes north of the alley are single-family homes and that some of them are two or three flats that could contain the primary dwelling unit of the homeowners.
In response to a question from Trustee Corsini, Village Administrator Palm stated that the Village could send notice to the homes listed in the Ordinance. President Adduci suggested that it would be a nice gesture.
Trustee Corsini stated there is a rumor that the residents whose homes are located in the designated areas cannot get appraisals on their properties because they are located within the TIP. President Adduci stated the appraisers and realtors she spoke with said not only can these homeowners get appraisals but that the property values are going up. Phil McKenna of Kane, MctCenna, and Associates stated that in their 30 years of experience with TIFs he has never heard of a situation where an appraiser could not appraise a structure within a TIP. In response to a question from Trustee Corsini, Attorney Malina confirmed that being in a TIP is not a deed restriction.
Trustee Corsini asked Mr. McKenna to discuss residents' concerns about putting money into home improvements. Mr. McKenna stated home improvements are clearly a benefit to the TIP district because it increases equalized assessed valuation (EAV) and to the homeowner because it is what they want for their home. He said that to the extent an area is improved, it encourages more improvements. Trustee Corsini stated she wants residents to know that the TIP is not in any way blocking their efforts to improve their properties and they should not be worried about increasing their investment in their homes.
President Adduci directed the Board to page 10 of the project plan and stated that if nothing motivates the Board to do something strategic and visionary, it is that page. She noted that the Village's EAV has decreased and that means residents pay more in taxes. She emphasized that the whole point of the TIP is to create a better use of land and larger tax base.
Bob Gorman, 11 Ashland, stated that when the resident on Lathrop expressed his hesitancy to improve his property, it's because there's a bullseye on his house and the other houses in the corridor plan. He suggested that the homeowners may not see a return on their investments in their homes or be able to enjoy them. He said the EAVs in south River Forest are increasing faster than in north River Forest which tends to discount the blight argument for a T1F.
President Adduci stated the Board is conscious of the homes included in the TIP and comprehensive plans. She noted that River Forest is a small town and things don't happen without people being part of the conversation. She said the Board discussed the reasons the TIP boundary is important for the increment and for the protection of the homes. She stated that although the south end of town is doing slightly better, there was a slight decrease in 2015, and the desire is for each area to increase. She stated the Board must think strategically to get the highest and best use of the limited land.
In response to a question from Village Administrator Palm, Mr. Gorman stated he has not seen the new language in the TIP plan or the Ordinance.
Village Attorney Malina explained that the fact that the property is in a TIP doesn't put a property owner on notice that improvements are not added to the market value. He stated that any improvements made to a property are included in the market value of the home. Trustee Corsini added that if a homeowner puts money into the home, the homeowner will receive the market value plus an additional amount in order to make the transaction happen. She said that market value is what drives the sale price of the home.
Roll call: Ayes: Trustees Conti, Gibbs, Corsini, and Colwell-Steinke Absent: Trustees Cargie and Dwyer Nays: None Motion Passes.
Trustee Corsini requested that staff continue to communicate with the residents within the TIP regarding the new Ordinance. Village Administrator Palm stated a letter will be sent and the website will be updated with the new TIP information.
A member of the audience asked if the Village would provide notice to all residents to avoid miscommunications to residents outside the TIP area. She indicated her communications to her neighbors have been more emotional than factual in regard to this matter.
President Adduci stated that a communication [piece] is planned to go out those residents within the TIF to notify them of the eminent domain protection language which will be included in the Ordnance. She agreed with the resident that a broader communication plan is in order. There was a brief discussion regarding the types of communication available to the Village. Mr. McKenna indicated there is an the interested parties registry that makes available every document connected with the Madison Avenue TIF. In response to a question from Trustee Corsini, Village Administrator Palm stated information regarding that registry can be made available to the residents.
Trustee Conti stated it is our hope and prayer that everyone in the TIF district can sleep at night starting now and for the next twenty three years without fear that something adverse will happen to affect their property.
8. NEW BUSINESS
a. Award Bid for West Thatcher Avenue Commuter Parking Lot Improvements to Chicagoland Paving Inc. for $124,900
Trustee Gibbs made a motion, seconded by Trustee Conti to award a contract to Chicagoland Paving Inc. in the amount of $124,900 for the West Thatcher Commuter Lot Improvements and authorize the Village Administrator to execute the contract agreement.
Jim Durham of 1201 Park Avenue stated he has been on the Sustainability Committee for a little over a year and this is the first project the Committee took on since he has been a member. He stated that the Committee is very excited about the project and about the positive environmental impact it will have. He discussed the options the Committee looked at and noted the bids for the project came in over budget.
Trustee Gibbs stated he did not start out as a supporter of the plan but the idea that it will take water away from Lake Street changed his opinion. He recalled previous meetings and discussions with residents about flooding. He noted that while it is over budget the cost savings on the alley project will offset the additional cost of the parking lot work.
Trustee Corsini stated the Board budgeted $100,000 for the project and agreed that number was the high end amount. She inquired whether there were any factors that inflated the cost. Trustee Gibbs and Corsini questioned whether the projects could be combined for a greater cost savings. Public Works Director Anderson stated that the Village bid both projects at the same lime and the same contractor bid on both projects.
In response to a question from Trustee Conti, Public Works Director Anderson stated Zera paved bricks are more suited to alleys and noted that the bricks in the West Thatcher lot accomplish the same thing but are more attractive than the other bricks.
Trustee Gibbs inquired whether the contractor could lower the cost since their equipment will not have to be moved for both projects. Public Works Director Anderson said that was a good point to negotiate.
In response to a question from Trustee Corsini, Attorney Malina stated that the Village can negotiate as to price with the low bidder. Mr. Durham suggested costs could be looped into the twenty five year life span and that there are other avenues to recapture some of these funds.
President Adduci echoed Trustee Gibbs comments regarding benefits to residents in terms of flooding. Mr. Durham indicated that there will be an 81,000 gallon per year reduction of stormwater runoff with this project.
Trustee Corsini expressed her concerns regarding going over budget by $24,000. Village Administrator Palm stated the Village spent $15 million dollars on the sewer project and has been spending a significant amount of money to upgrade infrastructure. He indicated it is incumbent upon the Village to find opportunities to mitigate stormwater when paving or doing other projects. He said this project is in line with the investments the Village has made in regard to stormwater. He noted the Metropolitan Water Reclamation District (MWRD) has made changes and the Village needs to update the Code to reflect those changes.
Katie Brennan stated permeable pavers are part of an urban drainage system. She explained that the more permeable pavers the Village has, the less taxing it is on the infrastructure. She noted the focus of stormwater management has been on the north side of town and this project will help the south side residents. She stated that flooding is a serious effect of climate change and it will only worsen.
In response to a question from Trustee Corsini, President Adduci suggested the Board approve the contract as is and if staff can improve it, then all the better. Village Administrator Palm stated that when the Board awards a contract, it is on a not-to-exceed basis and explained how the contracts are settled up. He stated that staff will speak to the contractor regarding the mobilization fees.
Mr. Durham explained that there is a cost to remove stormwater and the project will a result in a reduction of that cost.
In response to a question from Trustee Corsini, Village Administrator Palm stated that an amendment to the motion would not be needed to ensure that the contract is awarded on a not-to-exceed basis.
Roll call: Ayes: Trustees Conti, Gibbs, Corsini, and Colwell-Steinke Absent: Trustees Cargie and Dwyer Nays: None Motion Passes.
b. Award Bid for Quick Alley Improvements to Chicagoland Paving Inc. for $169,000
Trustee Conti made a motion, seconded by Trustee Steinke to award a contract to Chicagoland Paving Inc. in the amount of $169,900 for the Quick Alley Reconstruction and authorize the Village Administrator to execute the contract agreement.
Public Works Director Anderson noted that the bid for this project is under budget. He described the pavers and commented that the Chicagoland Paving did a good job on the SIP street paving project this year.
In response to a question from Trustee Conti, Public Works Director Anderson stated that the pavers are priced per square yard and they are priced the same as the pavers for the Green Alley project.
In response to a question from Trustee Corsini, Public Works Director Anderson stated the ribbon holds the pavers in place over time rather than cutting it together with the asphalt, is more structurally sound, and would eliminate the need to replace the entire surface in twenty years' time. Trustee Corsini suggested this project could be a model for future alley improvements and noted the residents have waited a few years for this project to take place. Public Works Director Anderson indicated that this alley is the worst rated alley in the Village.
In response to a question from Trustee Gibbs regarding the project timeline, Public Works Director Anderson stated this project will be 30 days in duration and the Thatcher lot would be 45 days. Trustee Gibbs expressed concerns about resident parking and suggested asking nearby businesses if residents could use the lot after hours. Public Works Director Anderson noted that staff has previous experience with similar projects. Trustee Gibbs emphasized that there are multifamily dwellings on one side of that alley.
In response to a question from Trustee Corsini, Public Works Director Anderson said that the project should be completed in the Fall.
Roll call: Ayes: Trustees Conti, Gibbs, Corsini, and Colwell-Steinke Absent: Trustees Corsini and Dwyer Nays: None Motion Passes.
c. Approve Amendment to Incentive Agreement with Mid-America Asset Management for River Forest Town Center
Trustee Corsini made a motion, seconded by Trustee Conti to approve an amendment to the agreement with Mid-America to provide continued incentive reimbursement for Rally House
Village Administrator Palm stated the Village Board approved a restated agreement with Mid- America Asset Management to provide incentives for both Tilly's and Ulta Beauty on a pay as you go basis. He discussed the benefit of this as opposed to a lump sum payment.
President Adduci indicated there is no downside to the Amendment. Trustee Gibbs spoke in favor of the Amendment and commented that empty store fronts are of no benefit to anyone.
Trustee Conti requested confirmation that the contract amount is a fixed amount and remains in force until the Village receives the full amount. Village Administrator Palm confirmed that statement.
Roll call: Ayes: Trustees Conti, Gibbs, Corsini, and Colwell-Steinke Absent: Trustees Dwyer and Cargie Nays: None Motion Passes.
d. Authorize the Sale of Real Estate at 117 Ashland pursuant to 65 ILCS 5/11 -76-2 - Ordinance
Trustee Conti made a motion, seconded by Trustee Gibbs to approve an Ordinance directing the sale of real estate pursuant to 65 ILCS 5/11-76-2.
Village Administrator Palm stated there are two property index numbers (PTNs) for the property located at 117 Ashland; one is located at the rear of the property. He noted there are no other properties on the street with two PINs. He said this was brought to the attention of the Village by the Cook County Assessor's Office. He stated that property containing the dwelling has been transferred multiple times but the rear parcel was left out of the transaction and left in a state of limbo with no taxes paid on the property for several years. He described the program the County has for properties with delinquent taxes and noted that there are a lot of steps in the process for transferring the property. Village Administrator Palm said the Village is in possession of the property and the intent is to transfer the property to the homeowner of 117 Ashland and consolidate the PINs so that the lot is the same size as the other lots on the block. He said the Village is required to take bids on the property since it is not a home rule community. For transparency purposes, he specified that the intent is for the property to go to the homeowner and if others bid on the property, the Board can override a higher bid with a three quarter majority.
In response to a question from Trustee Corsini, the area is not paved and looks like a normal back yard. Trustee Gibbs added that the garage is closer to the street than the other garages on the block.
Roll call: Ayes: Trustees Conti, Gibbs, Corsini, and Colwell-Steinke Absent: Trustees Dwyer and Cargie Nays: None Motion Passes.
9. EXECUTIVE SESSION
Trustee Corsini made a motion seconded by Trustee Gibbs to recess to Executive Session to discuss collective bargaining.
Roll call: Ayes: Trustees Conti, Gibbs, Corsini, and Colwell-Steinke Absent: Trustees Cargie and Dwyer Nays: None Motion Passes.
Call To Order/Roll Call Return to Regular Session
The Board returned to Regular Session at 8:27 p.m. Upon roll call, the following persons were present:
President Adduci, Trustees Conti, Corsini, Colwell-Steinke, and Gibbs
Absent: Trustees Cargie and Dwyer
Also Present: Village Administrator Palm, Assistant Village Administrator Scheiner, Management Intern Jon Pape, Village Attorney Malina and Attorney Smith.
10. ADJOURNMENT
Trustee Gibbs made a motion seconded by Trustee Stemke to adjourn the regular Village Board of Trustees Meeting at 8:28 p.m.
Roll call: Ayes: Trustees Conti, Gibbs, Corsini, and Colwell-Steinke Absent: Trustees Cargie and Dwyer Nays: None Motion Passes.
Sharon Halperin, Village Clerk
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