Government Center

719 S. Batavia Ave., Bldg. A

Geneva, IL 60134

Kane County

KC County Development

Committee

Meeting Minutes

WILLIAMS, Berman, Arroyo, Daugherty, Garcia, Iqbal, Linder & ex-officios Tepe

(Transportation Chair), Lenert (Forest Preserve President), Roth (County Vice Chair) and

Pierog (County Chair)

Tuesday, March 18, 2025

10:30 AM

County Board Room

Call To Order

Chairman Williams called the meeting to order at 10:30 AM.

Roll Call

Board Member Rick Williams

Board Member Sonia Garcia

Board Member Mo Iqbal

PRESENT

Ex-Officio (Forest Preserve President) Bill Lenert

Ex-Officio County Board Vice Chair Bill Roth

Board Member Dale Berman

Board Member Gary Daugherty

Board Member Alex Arroyo

REMOTE

ABSENT

Board Member Michael Linder

Ex-Officio (Transportation Chairman) Vern Tepe

Ex-Officio County Board Chair Corinne M. Pierog

Also present: Co. Bd. Members Allan*, Juby*, Kious*, Molina*, Penesis*; Dev. Dir.

VanKerkhoff & staff Mall, Zine, Thavong; KDOT Chief of Permitting Hohertz; Environ. &

Water Res. Dir. Wollnik & staff Orlik; OCR Asst. Dir. of Community Development

Beck*; ASA O'Brien; ITD staff Peters; and members of the press and public.

Remote Attendance Requests

Chairman Williams announced the remote attendance requests for today's meeting. He

asked the Committee if there were any objections to Committee Members Berman and

Daugherty attending today's meeting remotely. There were no objections.

Approval of Minutes: February 18, 2025

RESULT:

MOVER:

APPROVED BY UNANIMOUS CONSENT

Bill Lenert

Public Comment

All public comments were held until the Zoning Petition discussions.

Monthly Financials

Monthly Finance Report

Chairman Williams stated the monthly financial reports were on file. No

additional report was made.

Building & Zoning Division

A. Building & Zoning Report

Dev. Dir. VanKerkhoff stated the monthly Building and Zoning Report was on file. He

reported that the Development Department is fully staffed. This allows for the

department to address the permit needs and zoning activity for constituents.

Zoning Petitions

Petition # 4656 Petitioner: JW McConnaughay Properties, LLC

Dev. Dir. VanKerkhoff introduced Zoning Petition 4656: JW McConnaughay

Properties, LLC. This petition has requested to rezone a portion of property from

B-3 District Business to B-4 District Business to allow for the sale and

consumption of alcohol in the unit. The property is located at 33W624 Illinois

Route 38, Suite B, Geneva Township. This parcel is categorized has

Sustainable Urban Area on the 2040 Conceptual Land Use Strategy and

Commerce/Employment on the 2040 Land Use Analysis. VanKerkhoff stated

that this rezoning would occur in an existing business-oriented strip mall

comprised of several units. The change in use would allow for the establishment

to serve alcoholic beverages for sale and consumption on site. This would allow

a vacant business space to be put to productive use. VanKerkhoff shared

several maps and photographs of the location of this parcel. He explained that

historically, the County has rezoned a smaller portion of the parcel as a way to

contain the area that was permitted for tavern use, as opposed to rezoning the

entire parcel. When the petitioner came forward, it was recommended to follow

this same method. VanKerkhoff presented the business' interior and exterior site

plans. If this is approved, the petitioner will apply for a Illinois Liquor and Gaming

License. Additionally, the petitioner will expand the parking area. He explained

that surrounding property owners, City of Batavia, and the City of Geneva have

objected to this. The Zoning Board of Appeals denied this petition. VanKerkhoff

addressed questions and comments from the Committee. Discussion ensued.

Attorney Christopher Aiston provided a presentation on Cafe Parlay - Request

for Zoning Map Amendment. He explained that J.W. McConnaughay Properties,

LLC is the property owner. The applicant for the rezoning is Kyle Lazar. Aiston

explained that this petition is to request an amendment to the zoning district

designation of subject property from B3 District - Business to B4 District -

Business to allow for the sale of on-site consumption of alcohol. He shared

photographs of the location of the parcel. Currently, the 875 square foot space is

vacant. Aiston shared the proposed site plan that depicted the proposed zoning

lot and the additional parking spaces. He reviewed the reasons as to why the

Development Committee should approve this petition, such as bolstering

commercial development within the Fox River Urban Corridor and allowing the

re-use/infill of an existing, vacant space. He addressed the municipal comments

and objections from the City of Batavia and City of Geneva. He noted that the

petitioner would comply with all building and/or plumbing code requirements.

Aiston spoke on Spot Zoning. Spot Zoning is the rezoning of a small parcel for a

use classification that is inconsistent with the surrounding area. Aiston shared

several examples on the County allowing Spot Zoning. He reviewed the

anticipated revenues from the proposed Cafe Parlay. Currently, the vacant

property does not have any incoming revenue. Aiston stated that Cafe Parlay

could bring the County revenue by obtaining the $2,500 annual licensing fee and

$25K in annual gaming taxes. VanKerkhoff, Aiston, and applicant, Kyle Lazar,

addressed questions and comments from the Committee. Much discussion

ensued.

Surrounding property owner, Donald Cinkus, West Chicago, stated that he owns

eight lots next door to the proposed gaming establishment. He noted that this

type of business is not a good fit for the area. Currently, the property houses a

karate studio that teaches approximately 97 minor children. Due to this and

other business operations, the parking lot is at capacity. Cinkus mentioned that

he researched the applicant's other gaming businesses. These businesses have

daily operation hours from 9:00 a.m. to 3:00 a.m. Cinkus stated that another

occupant of the property, Liberty Guns, is fearful that property owner,

McConnaughay, will revoke their lease due to this new business. He explained

that Liberty Guns owner had a business in West Chicago, but had to move his

business due to the same situation presented today. Cinkus spoke more on the

inadequate parking. He addressed the karate studio and the children that attend

for classes. He stated that having adults drinking and smoking within the same

area as children does not create a positive atmosphere. Cinkus explained that

he owns the majority of the roadway and he will not approve an easement to

allow use of his driveway to come and go from this proposed business. Overall,

Cinkus summarized that this type of business is not a good fit due to the

possibility of people entering his property and the fact that the septic system

would not hold up. Mr. Lazar and Attorney Aiston responded to the objection.

County Board Member Juby stated that she attended the Zoning Appeals Board

meeting. She spoke on the concerns of limited parking spaces. The largest

concern is that this type of business is not conducive to the types of buildings

surrounding the vacant space.

RESULT:

MOVER:

MOVED FORWARD BY ROLL CALL VOTE

Mo Iqbal

Bill Lenert

SECONDER:

AYE:

Dale Berman, and Mo Iqbal

Gary Daugherty, Sonia Garcia, and Bill Lenert

Alex Arroyo, Michael Linder, Vern Tepe, and Corinne M. Pierog

Rick Williams

NAY:

ABSENT:

ABSTAIN:

Petition # 4658 Petitioner: Landberg Properties

Dev. Dir. VanKerkhoff introduced Zoning Petition 4658: Landberg Properties.

This petition has requested a rezoning from B-3 District Business and R-1

District One Family Residential to PUD - Planned Unit Development to bring the

three existing residential dwellings into conformance with the Kane County

Zoning Ordinance, as well as to allow for an additional future fourth dwelling unit

on the second floor of the existing garage. The property is located at 1N326 and

1N336 LaFox Road, Blackberry Township. VanKerkhoff stated this parcel is

categorized as Critical Growth Area/Route 47 Corridor in the 2040 Conceptual

Land Use Strategy. It is categorized as Rural Residential on the 2040 Land Use

Analysis. VanKerkhoff noted that this historic property was built in 1872. This

rezoning would preserve a landmark Kane County property for this area, which

adds to the historic character of downtown LaFox and the area. VanKerkhoff

presented several maps and photographs of the location of this parcel and

surrounding zoning classifications. He stated that the Historic Preservation

Commission recommended approval of this rezoning at their January 22, 2025

meeting. The Zoning Board of Appeals approved this petition. VanKerkhoff and

Preservation Planner Thavong addressed questions and comments from the

Committee. Discussion ensued.

County Board

RESULT:

TO:

MOVED FORWARD BY ROLL CALL VOTE

County Board

Mo Iqbal

MOVER:

Bill Lenert

SECONDER:

Rick Williams, Dale Berman, Gary Daugherty, Sonia Garcia, Mo

Iqbal, and Bill Lenert

AYE:

Alex Arroyo, Michael Linder, Vern Tepe, and Corinne M. Pierog

ABSENT:

Petition # 4657 Petitioner: Christopher Haas on behalf of Chestnut Skies, LLC

Zoning Planner Zine introduced Zoning Petition 4657: Christopher Haas on

behalf of Chestnut Skies, LLC. This petition has requested a Special Use Permit

in the F-Farming Zoning District to allow for a public stable. This property is

approximately 62 acres and located at 8N852 Burlington Road, Hampshire, in

Plato Township. Zine shared maps and photographs of the location of the parcel

and surrounding zoning categorizations. She noted that the petitioner is not

seeking to construct any other structures and property will remain as is. This

property is categorized as Agriculture/Food, Farm, and Small Town Area on the

2040 Conceptual Land Use Strategy and Agriculture on the 2040 Land Use

Analysis. Zine shared the proposed site plan on the property. She reviewed the

stipulations to this petition from the Kane County Water Resources Department

and Health Department. She shared additional reports and analysis of the

property. She stated that the Zoning Board of Appeals recommended approval

of this petition. Zine addressed questions and comments from the Committee.

Discussion ensued.

County Board

RESULT:

TO:

MOVED FORWARD BY ROLL CALL VOTE

County Board

Mo Iqbal

MOVER:

Bill Lenert

SECONDER:

Rick Williams, Dale Berman, Gary Daugherty, Sonia Garcia, Mo

Iqbal, and Bill Lenert

AYE:

Alex Arroyo, Michael Linder, Vern Tepe, and Corinne M. Pierog

ABSENT:

Petition # 4517 Petitioner: Frank Cuda, P.E. on behalf of Greg and Charles

Kellenberger

Dev. Dir. VanKerkhoff introduced Zoning Petition 4517: Frank Cuda, P.E. on

behalf of Greg and Charles Kellenberger. This petition has requested a Minor

Variance to the approved site plan for a Special Use Permit. This parcel is

located at 37W507 Big Timber Road, Elgin, Dundee Township. VanKerkhoff

explained that the Kane County Board previously approved an ordinance

granting a rezoning from F-District Farming to B-3 District Business with a

Special Use for outside storage on October 8, 2019. The proposed changes to

the Special Use and the current site is altering the existing stormwater detention

basin located at the south end of the property to an underground chamber

storage system, establishing a material storage area at grade above the

chamber system. Additionally, a new 1,936 square foot building addition with a

minimum side yard setback of three feet and an installation of a wood privacy

fence along the west property line that will connect with the existing fence on the

south and east property lines. VanKerkhoff reviewed the revised site plan.

VanKerkhoff addressed questions and comments from the Committee.

County Board

RESULT:

APPROVED BY ROLL CALL VOTE

Mo Iqbal

MOVER:

Bill Lenert

SECONDER:

Rick Williams, Dale Berman, Gary Daugherty, Sonia Garcia, Mo

Iqbal, and Bill Lenert

AYE:

Michael Linder, Vern Tepe, Corinne M. Pierog, and Alex Arroyo

ABSENT:

Property Code Enforcement Division

Monthly Report

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

He reported that staff has remained busy and anticipates the workload to

increase as spring approaches. He announced that he celebrated his two-year

employment anniversary and Property Code Enforcement Inspector Diaz

celebrated his one-year anniversary with the County. Mall reported that last

month the division had 27 new cases and two cases were sent to adjudication.

Dev. Dir. VanKerkhoff voiced his appreciation for the Property Code

Enforcement Division. County Board Member Kious obliged. Committee Member

Daugherty requested that the district be listed for violations. Mall addressed

additional questions and comments from the Committee.

Planning & Special Projects

Monthly Report

Dev. Dir. VanKerkhoff stated the monthly Planning and Special Projects Report

was on file. He noted that the State of Illinois' Manufacturing Excellence Center

(IMEC) is hosting their Manufacture Makers Madness. At the Kane County

Board's Jobs Committee, it was announced that 20 products made in Kane

County were nominated. This afternoon, IMEC will announce the Sweet 16.

VanKerkhoff encouraged everyone to vote for these products. VanKerkhoff

addressed questions and comments from the Committee.

Designating Kane County Historic Landmark (Echo Valley Farm)

Preservation Planner Thavong stated that this resolution is for the Echo Valley

Farm landmark designation. She explained that this property has gone through

the landmark process that included several reviews by the Historic Preservation

Commission and a vote to forward it onto the Development Committee and

County Board for final designation. She provided a presentation on the Kane

County Historic Preservation Program. She stated that the Kane County

properties are nominated on a volunteer basis. She shared photographs of

numerous historic preservation properties located around Kane County. Since

1988, the program has land marked 45 individual landmarks. Additionally, the

program has included four Kane County rustic roads. Thavong stated that the

County has intergovernmental agreements (IGAs) with three municipalities for

the extension of the county's historic preservation program: Sugar Grove,

Pingree Grove, and Campton Hills. She spoke on the proposed addition to the

program: Echo Valley Farm located at 41W652 Beith Road, Campton Hills,

Campton Township. Thavong shared historic maps depicting the location of the

11-acre property. She noted that the property has six historic structures. She

mentioned that the property was owned by Nels Peterson, in which the future

owner of Echo Valley Farm is the Peterson's daughter. Thavong shared several

historic photographs of the past owners, property, and buildings. She spoke on

the Commission's criteria to deem a property historic. She shared additional

historic photographs of the property and the growth of the farm. Thavong

addressed questions and comments from the Committee. Discussion ensued.

KC Executive Committee

RESULT:

MOVED FORWARD BY ROLL CALL VOTE

KC Executive Committee

Gary Daugherty

Bill Lenert

TO:

MOVER:

SECONDER:

Rick Williams, Dale Berman, Gary Daugherty, Sonia Garcia, Mo

Iqbal, and Bill Lenert

AYE:

Alex Arroyo, Michael Linder, Vern Tepe, and Corinne M. Pierog

ABSENT:

10.

11.

12.

13.

14.

Subdivision

None.

Environmental Resources

None.

Water Resources

None.

Office of Community Reinvestment

None.

New Business

None.