Government Center

719 S. Batavia Ave., Bldg. A

Geneva, IL 60134

Kane County

KC County Development

Committee

Meeting Minutes

FORD, Williams, Berman, Daugherty, Iqbal, Kenyon, Linder & ex-officios Davoust

(Transportation Chair), Kious (Forest Preserve President), Pierog (County Chair) and Tepe

(County Vice Chair)

Tuesday, August 15, 2023

10:00 AM

County Board Room

Call To Order

Chairman Ford called the meeting to order at 10:01 AM.

Roll Call

Board Member Ron Ford

PRESENT

Board Member Rick Williams

Board Member Dale Berman

Board Member Michael Kenyon

Ex-Officio (Transportation Chairman) Mark Davoust

Ex-Officio (Forest Preserve President) Chris Kious

Ex-Officio County Board Vice Chair Vern Tepe

Board Member Gary Daugherty

Board Member Michael Linder

Board Member Mo Iqbal

REMOTE

ABSENT

Ex-Officio County Board Chair Corinne M. Pierog

Also present: Co. Bd. members Allan*, Juby*, Molina*, Roth; Dev. Dir. VanKerkhoff &

staff Mall, Garcia, Berkhout; Environ. & Wtr. Res. Dir. Wollnik & staff Linke, Orlik;

KDOT staff Rickert, Nika; ASA O'Brien; Spec. ASA Shepro*; ITD staff Peters; Co. Clk.

staff Burge*; and members of the press and public.

Remote Attendance Requests

Chairman Ford announced the remote attendance requests. He asked the Committee

if there were any objections to Committee Members Daugherty, Iqbal, and Linder to

attend today's meeting remotely. There were no objections. Committee Member Iqbal

did not attend today's meeting.

Approval of Minutes: July 18, 2023

RESULT:

APPROVED BY ROLL CALL VOTE

Chris Kious

MOVER:

Dale Berman

SECONDER:

Ron Ford, Rick Williams, Dale Berman, Gary Daugherty, Michael

Kenyon, Michael Linder, and Chris Kious

AYE:

Mo Iqbal, Mark Davoust, and Corinne M. Pierog

ABSENT:

Monthly Financials

Monthly Finance Reports

Chairman Ford stated the monthly financial reports were on file. No additional

report was made.

Public Comment (Agenda Items)

The public comments were held until the introduction of Petition 4612.

Building & Zoning Division

Building & Zoning Report

Dev. Dir. VanKerkhoff stated that the Building & Zoning Division has continued to be

busy with building permit activity. The department has hired Ian Burgin to fill the vacant

Building Inspector position. He noted that at next month's Development Committee

meeting, he would be presenting the 2024 budget. Within the proposed budget, the

Development Department will be requesting a new vehicle.

Zoning Petitions

Petition # 4612 Petitioner: 39W180 Highland Avenue, LLC

Dev. Dir. VanKerkhoff introduced Petition 4612: 39W180 Highland Avenue, LLC.

The petitioner submitted a Special Use request in the B-3 Business District for

warehouse, storage, and parking. As well as, requesting that a covenant be

removed, which required the property to be rezoned from B-3 Business District

to F-District Farming when a previous business vacated the property.

VanKerkhoff introduced additional County staff members that have helped with

the effort. He shared numerous maps and photographs depicting the 2040 Land

Use, Zoning, and the location of the parcel and surrounding areas. He provided

a brief development history of the parcel, providing photographs from the past.

(Committee Ex-Officio Davoust arrived in-person at 10:11 a.m.) He shared the

petitioner's updated site concept that was discussed and changed at the Zoning

Board of Appeals. There have been numerous complaints from the surrounding

community on this petition. KDOT staff Nika shared KDOT's responses to the

community's concerns, such as road congestion, road condition, and pollution.

VanKerkhoff reviewed KDOT staff's recommendations for the parcel. He shared

the Water Resource Department and Health Department's stipulations. He

reviewed the six factors for granting a Special Use per the Kane County Zoning

Ordinance. He stated that the Zoning Board of Appeals approved this request

with staff recommended stipulations. In addition, stipulations of natural

screening must be installed along the north end of the property and any future

lighting installed must meet the "Dark Sky" requirements. VanKerkhoff reviewed

the objectors' requested stipulations, such as screening be provided, no

permeable paving to be allowed, parking limitations, and only new buildings built

must have masonry exteriors. Kane County staff addressed questions and

comments from the Committee. Much discussion ensued.

Committee Chair Ford requested the public comments be heard at this time.

Elgin Township Highway Commissioner, Jason Krabbe, shared his concerns

regarding the additional large truck traffic on Coombs Road and Highland

Avenue. That intersection is not constructed appropriately to handle large truck

traffic. Additionally, Coombs Road has numerous driveways bringing potential

hazards to those residents entering/exiting their properties. Secondly, he shared

his concerns on the affects of the wetland property. Not only will this affect the

wetlands, it will harm the natural run-off. If this is approved, Krabbe would like to

see detailed plans on how to address these issues. Lastly, Krabbe spoke on the

lack of maintenance on this property.

Margaret Avapadel, 39W031 Cheyenne Court, Elgin, stated she owns the

property directly behind the petitioner's property. She spoke on the proposed

access road that would be constructed which would run through her backyard.

The property in question is surrounded primarily by residential properties. The

business address is exactly 500 yards from Highland Woods Subdivision, which

has more that 400 homes with many more planned to be built. WIthin Highland

Woods, there is an elementary school, which is two miles away from the

proposed business, where her grandchild attends. Avapadel voiced her

concerns on the children's safety. Lastly, she spoke on her daughter's home

buying experience within Highland Woods. With this proposed business,

property values will decrease. She expressed her devastation for livelihoods if

this petition is approved.

Paul Ameskamp, 13947 Chissell Trail, St. Charles, shared his concerns on what

the property would actually be used for. He stated that the County Board must

zone properties for future development, not just one particular owner. This area

is zoned primarily residential. Ameskamp stated that the owner of this property

operates three businesses from his home: two trucking companies and one taxi

service. He spoke on the additional farming property that is owned by the

petitioner where trucks were parked before the last Zoning Board of Appeals

meeting. These trucks have since been moved. Ameskamp is confused on the

relationship between these two properties. He wondered why the petitioner

would need in excess of 40 parking spots for an extensive truck repair shop on

the property. He noted that the rezoning of this property does not relate to what

this property is being used for. Ameskamp voiced his concerns about the

appropriate concrete, screening, and fencing. Residential subdivisions have

rules against having a fence. Therefore, Ameskamp does not see the reasoning

for the developer to be granted a covenant to place a 13.6 foot fence that would

run through a residential area to block the view of the trucks. He requested to

see a business plan that shows a feasibility study. Lastly, Ameskamp stated that

he cannot build a storage building on his property without being red-tagged, but

this business can store trucks on farm property, and have multiple businesses

ran out of a single household. This is a zoning issue that the owner does not

seem to be able to follow. Currently, there are no permits on file for

improvements on this property. Ameskamp spoke on the surrounding residential

wells. He noted that underground storage would be the only way to appropriately

filter the contaminated water. Residents and tax payers will help each other evict

the owner and business from the property, if mentioned stipulations are not met.

Highland Woods Subdivision resident, Celina Interino, stated that she bought

her first home in the neighborhood over 20 years ago. She finds it disturbing that

there is only a few two-lane roads that residents have access to. If there is an

accident on one of those roads, there is no where for the residents to travel.

Interino spoke on the safety of road conditions. Currently, the area is very

congested because of the ongoing development of the subdivisions.

Additionally, there are no sidewalks for residents to walk in order to stay away

from the traffic. Interino addressed the current conditions of the roads. In her

research, she found a zoning petition for a proposed truck terminal in this area,

but the residents successfully declined this. Now, it is proposed to have an

access road developed for trucking. Interino requested the Committee

reconsider this proposal and take the neighbors' concerns into account.

Krista Wiesepape, 13N199 Wedgewood Dr Elgin, stated she was the President

of Wildwood Valley Homeowner's Association (HOA). She is representing the

38-home neighborhood who are objecting to this rezoning. She has collected

numerous FaceBook posts and pages opposing this zoning petition. If the

Committee approves this petition, they would not be good stewards of the land.

Wiesepape read over the promises the trucking company has made to

surrounding neighbors that have not been met. The expansion of the property

and business would negatively impact the safety, pollution, and conditions of

surrounding neighborhoods. Wiesepape addressed the contaminated water

run-off. When the polluted water filters in surrounding water wells it becomes

non consumable. Wiesepape addressed the numerous concerns from

neighbors.

Referencing an aerial photograph from 2004, Petitioner Carl Kubiuk explained

that the proposed property that they are looking to develop has been zoned B-3

since 1976. This property was used by Brady Brick and Illinois Brick as a

dumping ground, which is in need of major clean-up. Kubiuk addressed the

surrounding businesses of this parcel. Most businesses along Highland Avenue

are manufacturing businesses. Addressing the current complaints, Kubiuk stated

that there has never been any reported issues that needed to be addressed for

Custom Color Ink or Team Prime, but now with a proposed extension, multiple

concerns have been voiced. Kubiuk spoke on the previous business, Brady

Brick, and their truck traffic. Team Prime is an extensive truck repair company,

with little daily traffic. Kubiuk addressed the traffic concerns on Coombs Road.

He stated that trucks from Team Prime have been directed to take Randall Road

to Highland Avenue, and not to use Coombs Road. He spoke on the new

technology of the trucks that will be stored on the property. He spoke on the

present screening that is already located on the property that helps shield the

neighbors from daily operations. Team Prime is willing to utilize additional

screening to help shield the neighbors. This is the first time in 13 years that the

business has heard complaints about noise, pollution, and sight-views. Kubiuk

and owner of Team Prime addressed questions and comments from the

Committee. Much discussion ensued.

VanKerkhoff provided a presentation on 39W180 Highland Avenue, Elgin, IL

60124 property code violations. He shared multiple photos of the two properties

depicting the current conditions and violations. Once they were addressed,

Property Code Enforcement Unit rechecked the properties for resolutions.

VanKerkhoff listed the number of vehicles that were located on the property on

two separate dates. He noted that this same presentation was given at the

Zoning Board of Appeals. Committee Chair read allowed County Board Member

Young's email opposing this petition. Further discussion ensued.

County Board

RESULT:

MOVED FORWARD BY ROLL CALL VOTE

County Board

Dale Berman

Chris Kious

TO:

MOVER:

SECONDER:

Ron Ford, Rick Williams, Dale Berman, and Gary Daugherty

Michael Kenyon, and Chris Kious

AYE:

NAY:

Mo Iqbal, Michael Linder, and Corinne M. Pierog

Mark Davoust

ABSENT:

AWAY:

Property Code Enforcement Division

Monthly Report

Property Code Enforcement Officer Mall stated the monthly report was on file.

Within the past month, 21 new cases were opened, 28 were resolved, leaving

50 cases still being processed, with three cases being sent to adjudication.

Since the development of the Property Code Enforcement Unit, there has been

200 new cases. Mall stated that last month Miller and himself attended an

eight-hour Code Enforcement Class in Elgin. He introduced the unit's new

Administrative Assistant, Brittny Garcia.

Planning & Special Projects

Monthly Report

Dev. Dir. VanKerkhoff spoke on the Special Farm Tour that will be conducted by

Development staff Janice Hill and Matt Tansley. This will be in conjunction with

the Chicago Wilderness Agriculture Committee later this afternoon. He

addressed the vacant position changes within the 2024 Budget Policy. In the

Development Department, there were two positions that were vacated. The

department has been working with Human Resources to change the job

descriptions of these two positions to better fit their needs. Once this has been

addressed, the Development Department will be asking to reinstate those

positions within next year's budget as a Special Request.

10.

Subdivision

Woodgate Subdivision

Environ. Mgmt. staff Orlik provided a presentation on the Woodgate Plat of

Subdivision. This request is to develop six residential lots. This site has been

previously known as the "Precious Moments Site". Currently, the site has one

access road. Orlik provided a brief history of the land and access road. She

addressed the numerous known restrictions for this proposed parcel. She

shared the Woodgate Plat map. Kane County's Department of Transportation

(KDOT) met with the township, fire department, property owner, engineer, and

subdivision to discuss the extension of the access road. In conclusion, they

found that there would not be a need to do so. To the north, KDOT will develop

a private roadway easement for the house to the north, and install a roadway

easement to the west in preparation for future development. Orlik shared the

Preliminary Plat of the engineering. She shared the Technical staff's

recommendations. They have recommended approval of the Preliminary Plat

and Engineering of this subdivision. Orlik addressed questions and comments

from the Committee. Discussion ensued.

RESULT:

MOVER:

APPROVED BY ROLL CALL VOTE

Rick Williams

Dale Berman

SECONDER:

Ron Ford, Rick Williams, Dale Berman, Gary Daugherty, Michael

Kenyon, Mark Davoust, and Chris Kious

AYE:

Mo Iqbal, Michael Linder, and Corinne M. Pierog

ABSENT:

11.

12.

13.

Environmental Resources

None.

Water Resources

None.

Office of Community Reinvestment

None.

14.

New Business

Changing the Name of Part of Bliss Road to “Old Bliss Road”

Dev. Dir. VanKerkhoff provided additional information on this resolution. He

addressed questions and comments from the Committee.

KC Executive Committee

RESULT:

TO:

MOVED FORWARD BY ROLL CALL VOTE

KC Executive Committee

Dale Berman

MOVER:

Rick Williams

SECONDER:

Ron Ford, Rick Williams, Dale Berman, Gary Daugherty, Michael

Kenyon, and Chris Kious

AYE:

Mo Iqbal, Michael Linder, and Corinne M. Pierog

Mark Davoust

ABSENT:

AWAY:

15.

Reports Placed On File

RESULT:

MOVER:

APPROVED BY UNANIMOUS CONSENT

Chris Kious

16.

17.

18.

Executive Session (if needed)

None.

Public Comment (Non-Agenda Items)

None.

Adjournment

RESULT:

APPROVED BY VOICE VOTE

Michael Kenyon

Chris Kious

MOVER:

SECONDER:

This meeting was adjourned at 12:06 PM.

Savannah Valdez

Recording Secretary