City Council Planning Sessions

Monday, Sept. 23, 2024 I. Call to Order The Wheaton City Council Planning Session was called to order at 7:00 p.m. by Mayor Suess. The following were: Physically Present: Mayor Suess Councilman Barbier Councilwoman Bray-Parker Councilman Brown Councilwoman Robbins Councilman Weller Absent: Councilman Clousing City Staff Present: Michael G. Dzugan, City Manager Dawn Didier, City Attorney Halie Cardinal, Public Relations Coordinator II. Approval of Planning Session Minutes – September 9, 2024 The City Council approved the September 9, 2024, City Council Planning Session Minutes. III. TIF 3 Funding Requests City Manager Dzugan stated that TIF 3 is an economic development tool created in 2005 to facilitate redevelopment in the downtown area, known as the Courthouse Square Redevelopment Area. The area is located within the boundaries of Washington St. to the east, Chase St. to the west, the train tracks to the north, and Willow Ave. to the south. The most significant project within this area was the Courthouse square development, which redeveloped the former DuPage Courthouse and National Lewis University campus into residential and office uses. City Manager Dzugan stated that the City received two applications requesting TIF 3 funding assistance. Current key TIF 3 projects include $2.09 million for the exterior improvements of the Water Division building and $2.5 million earmarked for a potential redevelopment at the southwest corner of Washington and Liberty. He noted that TIF 3 has been successful, growing in Equalized Assessed Value from $1.2 million in 2005 to $34.3 million in 2022. TIF 3 debt was fully retired in 2020 and a $3 million surplus was distributed among taxing bodies in 2023. A projected surplus of $11.5 million is expected by the end of TIF 3's life in tax levy year 2027. TIF 3 will expire in 2028. The two applications for TIF 3 assistance include: Project 1 - Clocktower Renovation and Project 2 - 12 Terra-Cotta Gables/Other Masonry Work on Courthouse. The Courthouse Square Community Association (CSCA), comprised of 100 units, submitted a funding request of $2,079,000 to rehabilitate the clocktower. Legal counsel engaged by the City determined that the Clocktower Renovation qualifies as an authorized and eligible redevelopment project cost that could be considered for TIF 3 assistance.  Monday, Sept. 23, 2024, CITY COUNCIL PLANNING SESSION MINUTES The Courthouse Condominium Association (CCA), comprised of six units within the CSCA, submitted a funding request of $1,980,000 to repair and renovate terra-cotta gables and perform other masonry work on the courthouse building. Legal counsel engaged by the City determined that the Courthouse Dormers/Other Masonry Work also is an authorized and eligible redevelopment project cost that could be considered for TIF 3 assistance. City Manager Dzugan stated that staff are seeking the City Council’s direction to proceed with one, both, or neither of the TIF 3 funding requests. City Manager Dzugan reviewed the City Council’s adopted TIF Funding Policies and Procedures, which serve as a guide for reviewing TIF assistance applications. This states that the City can assist projects that show a financing gap; reject or approve projects on case-by-case basis; approval or denial of one project does not set precedent; and funding can be used for historic revitalization. Scott E. Pointner, attorney with Rathje Woodward LLC, presented on behalf of the CSCA. Mr. Pointner stated that CSCA has responsibility for the clocktower, however, there are many limitations on CSCA’s power and rights to address issues. Without TIF 3 support, the 100 homeowners will need to cover the costs of restoring the clocktower. He stated that the core issues of the clocktower are related to deteriorating terra-cotta and failing masonry. He stated that previous repair work was executed with the improper use of modern mortar for this structure, and the application of impermeable latex paint to terra cotta, which trapped moisture and accelerated the failure. The CSCA has developed proposed restoration plans based on experts’ opinions, gathered bids, and created a future maintenance plan which spans 25 years. Chris Lonnett, a resident of the courthouse building and a member of the association board, stated that the CCA’s residents are significantly impacted by the courthouse’s necessary exterior building repairs. Mr. Lonnett stated that CCA hired the same architect (BTL Architecture) as CSCA; specified a consistent level of work, quality, and standards for contractor bids; received detailed pricing for work from the same contractor as CSCA; and aligned timing of their work with CSCA’s proposed clocktower work. Council members discussed the two proposed projects and mentioned that the clocktower project’s plan is detailed, well-prepared, and outlines the CSCA’s responsibilities for future maintenance work. Council members further discussed the importance of clear, detailed maintenance plans and acknowledged the timeliness of the requests as the TIF 3 funds will expire soon. Council members expressed a stronger interest in proceeding with the clocktower project as opposed to the courthouse exterior building renovation project. Specifically, Council members noted that the clocktower holds historical value to the City whereas the courthouse exterior building repairs more so benefit private property owners. Council members agreed to move forward with developing a proposed agreement regarding the clocktower for the Council’s consideration, and to wait on making a final decision regarding the courthouse building renovation until more information is gathered and presented by the CCA. IV. Public Comments There were no public comments. V. City Council/Staff Comments Councilwoman Bray-Parker expressed her appreciation to the Downtown Wheaton Association for executing the Mix on Main Street Music Festival from Sept. 21-22. VI. Adjournment Monday, Sept. 23, 2024, CITY COUNCIL PLANNING SESSION MINUTES The meeting was adjourned at 7:42 p.m. Respectfully submitted, Halie Cardinal