Lincolnwood Economic Development Commission Meeting

Lincolnwood
Economic Development Commission
Meeting
Wednesday January 27, 2016
8:00 AM
Council Chambers Room
Lincolnwood Village Hall
6900 Lincoln Avenue
Note: All Village Board Members are invited to attend this meeting
Meeting Agenda
1. Call to Order/Quorum Declaration
2. Minutes Approval
- November 18, 2015 Meeting*
3. Proposed FY 16-17 TIF Budgets*
4. Reports
a. Development Updates*
b. New Business Licenses*
5. Other Business
6. Public Forum
7. Adjournment
*Commissioner Enclosures
The next scheduled meeting of the Commission is February 24, 2016
Economic Development Commission
Wednesday, November 18, 2015
Council Chambers Room
Minutes
Commissioners Present
James Persino, Chair
James Kucienski, Vice Chair
Myles D. Berman
Pat McCoy
Patrick Kaniff
Nadia Seniuta
Paul Levine
James Berger
Terrence Strauch
Commissioners Absent
None
Staff Present
Tim Wiberg, Village Manager
Timothy M. Clarke, AICP, Community Development Director
Caleb Miller, Community Development Intern
Others Present
Jesal Patel, Trustee
Craig Klatzco, Trustee
Jacqueline Boland, Executive Director of the Lincolnwood Chamber of Commerce
David Friedman, Director of Plant Operations, Aperion Care
Attorney Alan Skidelsky, Skildelsky and Associates, for Aperion Care
1.
Call to Order/ Quorum Declaration
Noting that a quorum of 9 members was present, the meeting was called to order at
8:04AM by Chairman Persino.
2.
Minutes Approval
Chairman Persino asked if any Commissioner had revisions to the draft minutes. Vice
Chairman Kucienski indicated that he would like to have the Commission’s adopted
statement regarding Binny’s Beverage Depot attached to the minutes. Commissioners
agreed. Vice Chairman Kucienski then moved to approve the minutes as amended.
Motion seconded by Commissioner Berman. Motion approved by voice vote, 9-0.
3.
4655 Chase Avenue 7c Tax Abatement Request
Chairman Persino began discussion of this matter by noting that several building permits
had been issued earlier this year for the subject property and indicated he believed the
central question before the Commission on this matter was whether the applicant met the
required “but for” test to qualify for the tax abatement. He asked staff whether a legal
opinion should be sought on this matter concerning the permits and the “but for” test.
Director Clarke responded by saying he believed this was more of a legislative
determination than a legal matter, and that the Commission is charged with providing its
determination and recommendation on the request to consent to the 7c tax abatement
request.
Director Clarke then introduced the petitioner, David Friedman of Aperion Care, and
their attorney, Alan Skidelsky. Mr. Skidelsky agreed with Director Clarke, saying that
while permits have been issued, little work has occurred thus far and noted that the
petitioner would only be ineligible for the 7c Tax Abatement if they had already occupied
the site. He noted that building permits were sought to expedite the matter. He explained
that the petitioner had originally sought to expand its current property in Skokie, but the
plan was rejected due to inadequate parking.
Mr. Friedman then mentioned that Skokie would be losing 100 jobs. Chairman Persino
inquired whether the location in Lincolnwood would employ that number of individuals.
Mr. Friedman replied by saying that they currently have 50 to 60 full time employees, but
with increased involvement with nursing facilities in the area, they needed additional
staff totaling between 75 and 100 people. Because their expansion plans in Skokie were
not approved, Aperion Care needed to relocate quickly. Chairman Persino then asked if
the site had enough parking. Mr. Friedman indicated that there were 70 off street parking
spaces which they believed was more than adequate.
Chairman Persino continued, asking the petitioner whether they would seek a different
location outside the Village if they did not receive the tax abatement. Mr. Friedman
indicated that they had improved the property enough to sell it if it came to that. He
explained that Aperion Care would consider other options if an abatement was not
provided, but that it was not certain what the next step would be if this was to occur.
Mr. Skidelsky stated that the overall loss to the Village over five years because of the
abatement would be roughly $158,000. This, he said, was based on the assessed value of
the property at $989,000. Vice Chairman Kucienski expressed concern that these figures
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were not completely accurate, to which Mr. Skidelsky replied saying that in his opinion
these were the most accurate numbers. Discussion continued regarding the current
condition of the property, with Mr. Skidelsky indicating that taxing districts would lose
more money if the property remained vacant. Mr. Friedman also indicated that Aperion
Care desired to be good neighbors and had reached out to nearby homeowners to advise
them about their plans and occupancy of the property. Many of them, he said, had
expressed relief. He mentioned that the property had been the site of vandalism and illicit
activity, and that its occupancy would be a major improvement to the area. Discussion
ensued.
The conversation then moved to the possibility of a renewal for the 7c tax abatement if it
was granted. Mr. Skidelsky indicated that most tax abatements last a period of more than
ten years, but the 7c is effective for initially only five years. He stated his client seeks
consideration of a renewal of the 7c tax abatement for an additional 5 year period,
making the abatement a 10 year abatement period. Discussion ensued regarding the
process for renewal of this tax abatement.
After expressing opposition to a 10-year incentive, Chairman Persino asked the
petitioner whether they would accept the 5 year abatement without the option for
renewal. Mr. Skidelsky indicated they would agree to those terms. Chairman Persino then
expressed his support for recommending the abatement, saying that the loss in revenue
was marginal. Discussion ensued.
Hearing no further discussion, Vice Chairman Kucienski moved to recommend a Class
7c Tax Abatement for Aperion Care, subject to a condition that the Village will not grant
its consent to a renewal of the tax abatement after the initial five year abatement period.
Commissioner Levine seconded the motion. Before voting, Commissioner Berman
noted his support for the abatement, but did not want to bind the petitioner from not
seeking a future renewal. Roll Call vote, in support of the motion: Strauch, Berger,
Levine, Seniuta, Kaniff, McCoy, Kucienski, and Persino. Against the motion: Berman.
Motion approved 8-1.
4.
Commission Meeting Times
Chairman Persino initiated discussion, expressing his opinion that the meeting times
should remain at 8:00AM, and those meetings should not be televised. He noted the
survey of nearby communities’ Economic Development Commissions, indicating that
none of them televised their meetings, and most of them were held in the morning. He
also indicated his surprise that several communities do not have Economic Development
Commissions.
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Manager Wiberg noted that many of the petitioners before the Commission were business
owners and representatives. Many of them, he said, appreciated coming during normal
business hours. He stated that evening meetings may hinder some of these individuals
from attending meetings, or may cause their attorneys to increase legal fees. Discussion
ensued.
Commissioner Strauch noted that the Commission was only a recommending body. Vice
Chairman Kucienski added that the Commission’s distribution of agendas, packets, and
minutes allowed for public involvement and transparency. Trustee Klatzco inquired as to
whether members of the community outside the Village government had come to past
meetings, to which several Commissioners replied, saying that some citizens have
attended prior meetings.
Commissioners then ended the discussion, deciding to continue morning meetings and
not going forward with televising them. Because no changes were made, a motion was
not necessary.
5.
Reports
A. Development Updates
Director Clarke summarized the written development update report. When asked whether
the Plan Commission approved sign variances for Binny’s Beverage Depot, he responded
saying that the sign located on Lincoln Avenue was withdrawn by the petitioner, but the
proposed monument sign for Touhy Avenue sign was recommended, along with the
special use for the store itself.
B. New Business Licenses
Commissioners reviewed the list of new business licenses issued during the month of
October 2015.
6.
Other Business
Chairman Persino indicated that he wanted to express his views concerning the new plans
being prepared for the Purple Hotel site. He indicated that he was outright opposed to the
concept plan put forward by Stark Enterprises due to their inclusion of roughly 360
residential rental units. He expressed concern that the addition of so many new residents
would burden Village services. He also indicated that previous plans put forward by
North Capital Group did not include any residential units, but did have a hotel, which he
indicated was a desired use in the community.
Executive Director Boland then discussed why developers would include residential units
on the property. She explained that residential units allowed for 24/7 activity on the site,
rather than activity only occurring during regular business hours. She also emphasized
the Village’s desire to make the property a town center, which would only be enhanced,
4
she said, if residential units were located on the property. Trustee Patel continued,
discussing the Village’s need for quality rental housing. He noted that many seniors in
the area looking to sell their homes did not want to purchase condos, but rather rent
apartments in areas of high activity. Discussion ensued.
Manager Wiberg continued the discussion, adding that the residential units do not replace
any commercial space, but are simply located above it. While the plans indicated less
commercial space on the property, he said, the difference was marginal. He noted that
Stark Enterprises had presented their ideas at a Committee of the Whole meeting, and
that a video of it can be found on the Village website.
Hearing no further discussion, Chairman Persino ended the conversation regarding the
Purple Hotel site.
7.
Public Forum
No member of the public desired to address the Commission.
8.
Adjournment
By consensus, the meeting was adjourned at 9:38AM.
Respectfully Submitted,
______________________________
Caleb Miller
Community Development Intern
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Memorandum
To:
Chair and Members
Economic Development Commission
From:
Timothy M. Clarke, AICP
Community Development Director
Date:
January 20, 2016
Subject:
Proposed FY 16-17 TIF Budgets
Each year the Commission reviews proposed budgets for the Village’s TIF Districts. Attached
for Commission review are proposed FY 2016-17 budgets for:
1) North East Industrial District (NEID) TIF;
2) Lincoln-Touhy TIF District; and
3) Devon-Lincoln TIF District
Do recall that in 2015, the Touhy-Lawndale TIF District (Lowe’s project) was terminated and
therefore there is no longer a budget for the now terminated Touhy-Lawndale TIF District.
NEID TIF District
Currently, about $695,000 in NEID TIF revenue is created annually. The NEID TIF District
essentially covers the northeast industrial area of the Village. Major projects envisioned for
funding in FY2016-17 from this TIF fund include:






Bike Path construction ($240,000)
Bike Path construction engineering oversight and surveys ($110,000)
New Parking Lot construction ($750,000)
New Parking Lot design and engineering oversight ($100,000)
Construction of Lowe’s “Pork Chop” removal and driveway slope correction ($65,000)
Design and engineering oversight, Lowe’s Pork Chop Removal/Driveway Slope
($10,000)
 Parkway tree planting/sidewalk installation ($30,000)
 Public Works Yard expansion design ($25,000)
 Fiber Optic Line installation ($180,726)
In addition to the identified construction and engineering costs detailed above, which total
$1,510,726, TIF funds are also proposed to be used to make a payment on the 2002 GO Bonds,
provide PEP/GIFT grant(s), maintain streetlights located in the TIF and pay miscellaneous
professional service fees, for a total proposed NEID TIF expenditure of $1,897,951 in FY 16-17.
The proposed new public parking lot in the NEID TIF District is proposed to be located on the
Union Pacific property between Lunt and Morse Avenues, south of the Public Works facility
near the Z Baking Company(see attached parking layout concept). Staff has met with the owner
of Z Baking which is in full support of this proposed parking lot to help ease area parking
shortages. In addition to this meeting, staff has notified all area businesses and held an open
house for interested businesses to review parking lot plans. Attached is a Memorandum which
summarizes this outreach to area businesses, as well as a parking survey of the Lincoln Business
Park, indicating that on average, 88% of the parking spaces in the nearby Lawndale Public
Parking Lot (located to the north of the public works facility) are occupied during the morning.
Lincoln- Touhy TIF District
This TIF district includes the Purple Hotel site. The Village has not yet received any incremental
revenue in this TIF account. For FY 16-17, this proposed budget includes costs for installation
of streetlights on the portion of Lincoln Avenue located in this TIF District ($175,775) and for
minor consulting costs.
Devon Lincoln TIF District
This TIF District was created in 2014. TIF revenue for this TIF District is beginning to be
received by the Village during the current fiscal year with approximately $94,000 having thus far
been received (with additional funds anticipated by the end of the fiscal year). Proposed FY 1617 expenditures total $569,725 and include:
 Engineering for Devon Streetscape ($325,000)
 Lincoln Avenue medians ($194,225)
 PEP/GIFT Grants ($50,000)
 Legal ($500)
Upon review, if the proposed TIF budgets are acceptable, a motion to recommend Village Board
approval would be appropriate.
Attachments
1. Proposed NEID TIF Budget
a. Memo Proposed Parking Lot
b. Parking Lot Layout (concept)
c. Parking Survey
2. Proposed Lincoln Touhy TIF Budget
3. Proposed Devon Lincoln TIF Budget
MEMORANDUM
TO:
Tim Clarke, Community Development Director
FROM:
Ashley Engelmann, Public Works Director
DATE:
January 21, 2016
SUBJECT:
Proposed Parking Lot
The Village is in the final stages of acquiring the Union Pacific railroad right-of-way
property and has also received a grant which will be used to construct a bike path on the
property in 2016. In addition to the bike path the Village has developed concept plans to
construct a public parking lot along the right-of-way. The parking lot would be open to
the public and would have approximately 120 parking spaces within it.
On January 8, 2016 a letter was mailed to 72 business owners within the business district
generally bounded by Pratt Avenue to the south, Touhy Avenue to the north, Hamlin
Avenue to the west and Central Park Avenue to the east inviting them to an open house to
review and comment on the plan. The Village received one call prior to the meeting from
a representative of Gage Assembly located at 3771 Morse Avenue. The representative
called to inquire as to which direction traffic would flow when entering the parking lot.
No representatives from any of the businesses within the business district attended the
meeting.
A presentation of the concept plans for the parking lot is scheduled to occur at the
February 2, 2016 meeting of the Village Board Committee of the Whole.
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116 PARKING STALLS
5 HANDICAP STALLS
PROPOSED TYPICAL SECTION
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Lincolnwood, IL 60712
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2015 - UP ROW PARKING LAYOUT
ALTERNATE 5
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OF
DRAWING NO.
ALT 5A
Business District Parking Survey
Morning Averages (9AM‐11AM)
Lawndale Lot
61.4/70 (0/4 handicap)
CP Lot (North)
8.2/15
CP Lot (Middle)
6/8
CP Lot (South)
4.8/9
NE Prkway Lot
18.6/24 (0/1 handicap)
Ridgeway
44.2/58
Central Park
11.8/13
Hamlin (Pratt‐Morse)
13.4/32
Hamlin (Morse‐Lunt)
26/40
Morse 3/1
Lunt (Hamlin‐Ridgeway)
11.8/19
Lunt (Ridgeway‐Lawn)
22.4/24
Total Used
232.6
Total Available
453
Percent
51%
Evening Averages (2PM‐3PM)
Lawndale Lot
50.6/70 (0/4 handicap)
CP Lot (North)
11.2/15*
CP Lot (Middle)
6/8
CP Lot (South)
5.6/9
NE Prkway Lot
20/24 (0/1 handicap)
Ridgeway
44/58
Central Park
11.2/13
Hamlin (Pratt‐Morse)
17/32
Hamlin (Morse‐Lunt)
30.2/40
Morse 3/1
Lunt (Hamlin‐Ridgeway)
11.2/19
Lunt (Ridgeway‐Lawn)
23.8/24
Total Used
Total Available
234
453
* Unloading Light Poles, parking lot blocked off
85%‐100% Occupied
60%‐85% Occupied
Less than 60% Occupied
Percent
52%
Survey completed on 12/1, 12/3, 12/8, 12/10 and 12/15
Village of Lincolnwood
Community Development Department
Development Updates
JANUARY 2016 Report
January 27 Public Hearing on Proposed New Comprehensive Plan
A public hearing will be held at 7PM on Wednesday January 27 before the Plan
Commission in order to hear comment and to consider a new Comprehensive Plan for the
Village. This new plan was prepared over the last year through the work of the
Comprehensive Plan Committee, a special committee formed to undertake the task of
updating the Village’s Comprehensive Plan. The award winning planning consulting
firm, Houseal Lavigne assisted the Committee in this work.
Village Board Approves Binny’s Beverage Mart for 7175 Lincoln Avenue
The Village Board concurred with the Plan Commission and approved the requested
Special Use along with certain sign variations for a Binny’s Beverage Mart planned for
7175 Lincoln Avenue. Binny’s is proposing to occupy the space formerly occupied by
Lincolnwood Produce, New Century Bank and the Vineyards of Lincolnwood. The
Economic Development Commission also issued a statement supporting the approval of
Binny’s. The owner of Binny’s, Mike Binstein, grew up in the Village.
Village Board Approves Begyle Brewing Company for Town Center PUD
The Village Board concurred with the Plan Commission and approved a requested
amendment to the Town Center PUD to allow Begyle Brewing Company, to produce
beer, operate a Tap Room and have retail sales. Begyle, a small local brewery located in
the Ravenswood/North Center neighborhood of Chicago, is proposing to expand its
operation to an approximate 20,000 square foot space within the existing Town Center
warehouse building.
Proposed Mixed Use Development for 6733-35 Lincoln Avenue Withdrawn by
Applicant
Although it received a favorable recommendation from the Plan Commission, the
applicant for a proposed mixed use development for 6733-35 Lincoln, withdrew its
application in order to undertake additional research concerning whether the site has legal
rear access. A revised proposal is expected to be submitted for consideration.
Consent Granted to 7C Tax Abatement Requested for 4655 Chase Avenue
The Village Board concurred with the recommendation of the Economic Development
Commission and consented to a Cook County Class 7C property tax abatement for 4655
Chase Avenue. Aperion Care, a company that owns/leases nursing homes that provide
post-hospital rehabilitation and long term skilled nursing care sought the abatement as
part of their expansion and relocation from Skokie.
Village Building Code Modified
As recommended by Staff, the Village Board adopted changes to the Village’s local
building code amendments that were previously made to the model International Building
Code. These changes relate to fire resistance ratings and construction material mandates
concerning multifamily construction. Recently staff reviewed these sections of the code
and determined that they were outdated with enactment of fire sprinkler requirements.
Building Permits
Below is a summary of building permits issued in October, November and December,
followed by a 2015 calendar year summary by month.
Building Value
Permit
Fees
October
# of
Permits
2015
145
$1,504,104
$31,347
2014
797,370
50,364
2012
97
60
1,289,512
29,258
2011
2010
65
106
1,063,540
1,203,639
27,712
39,079
2009
96
1,049,547
37,541
2008
94
1,451,978
38,079
2007
97
759,420
27,258
November
# of
Permits
2015
115
$1,248,957
$24,949
2014
72
943,988
25,503
2012
60
1,289,512
29,258
2011
2010
65
84
1,063,540
4,458,466
27,712
85,894
2009
68
775,765
20,213
2008
71
312,316
13,629
2007
69
2,104,212
45,839
December
# Permits
Building Value
Building Value
Permit
Fees
Permit
Fees
2015
88
$1,294,578
$33,540
2014
43
54
387,987
12,753
484,024
18,880
2010
42
45
337,308
336,140
9,580
22,005
2009
37
420,371
16,589
2008
35
1,414,024
35,483
2007
37
3,615,398
76,223
2012
2011
Calendar 2015 Monthly Building Permit Summary
Zoning Reviews for Business Licenses
The Community Development Department reviewed and approved zoning for 5
businesses seeking business licenses during November and 6 in December. One of these
was due to a change of ownership of Manchu Wok located in the Town Center.
November New Business
Issuance Date
11/30/2015
11/30/2015
11/19/2015
11/4/2015
11/5/2015
Type of Business
Chiropractor
Beauty products
Auto repair
Gas Station
Healthcare Design
Name of Business
Family Chirporactic
Beauty Bar
Central Park Auto Repair
Touhy Crawford Mobile
Healthcare Dekor
Address
3333 W Touhy Avenue
3333 W Touhy Avenue
7169 N Crawford Ave
7169 N Crawford Ave
7373 N. Lincoln Avenue
Contact Person
Hong Liu
Andres Hernandez
Emad Awaada
Mohmamed Yacoob
Jon Perl
Telepone #
847-312-0117
312-860-0253
773-943-1768
847-679-5398
847-732-5104
December New Business
Issuance Date
12/21/2015
12/2/2015
12/15/2015
12/18/2015
12/15/2015
12/18/2015
Type of Business
Dental practice
Restaurant
Heating & Air conditioning
Video Production
Home Health Agency
Healthcare Management
Name of Business
Lincolnwood Mall Dental
Nori Japan
Howard Bernath Heating
Clyde Media LLC
Home Health Choice LLC
Concerto Renal Services LLC
Address
3333 W Touhy Avenue
3333 W. Touhy Avenue
3737 W. Arthur
7301 N. Lincoln
7350 N. Cicero
7373 N Lincoln Suite 100
Contact Person
Dr. Krasnov
Xiu Ren Chi
Howard Bernath
Ryan Koscielniuk
Renee Else
Shimon Motsel
Telepone #
917-902-9515
347-866-5252
773-764-6416
773-412-6565
224-628-1029
847-233-1202