Thankful for City Council meeting

In the holiday spirit I am thankful to have watched the November 25 regular meeting of the DeKalb city council on TV from the comfort of my recliner.

For most of the rest of you who watched at least the first half of San Francisco beating Washington I offer this report.

Be thankful for 1st ward alderman Dave Jacobson. He pulled the proposed increase on building permits from the consent agenda. After discussion the measure failed to pass on 2nd reading so the council will discuss the matter at its next meeting. Staff will bring permit fee comparables to that meeting.

Jacobson, who owns the former downtown DeKalb Clinic building,was speaking from experience when he said permit fees can be cost-prohibitive for remodeling — let alone new construction — in a downturn economy within a community with too many vacant properties. Hopefully staff discusses their proposed increased fees with more of those who will have to pay them before the next meeting.

Be thankful for 2nd ward alderman Bill Finucane. He insisted that staff better explain why the council should approve a new “boutique” TIF that didn’t include the intended Doc Nelson property on Rte 23 (Sycamore Rd). Mayor John Rey said two developers told him they would develop the Nelson property without TIF subsidy anyway.

Staff’s answer did not convince enough council members to move forward with the Sycamore Road TIF without more discussion. Their response for this one-shot opportunity to create a TIF adjacent the Nelson property was there was nothing to lose since if they didn’t need it they could just end the TIF.

If the Sycamore Road TIF is approved it will capture every dollar above an almost zero-based EAV property within the city’s busiest retail corridor for the next 23 years. That can generate some serious revenue that can be transferred to an adjoining TIF district, like the Central TIF District, for example. There is always a need for revenue in the Central TIF District. Just sayin’.

Be thankful for 3rd ward alderman Kristen Lash who resisted the “nothing to lose” response. A sharing agreement with the school district that includes giving them 15% of the TIF surplus on a zero-based EAV property is a sweet deal for the city.

It’s made sweeter if they move the Pappas property from the Central TIF to the new Sycamore Road TIF. The Central TIF was extended 12 years several years ago. A new TIF can last up to 23 years and can be extended another 12.

Jacobson said the proposed Sycamore Road TIF didn’t pass the premise “but for” test: But for TIF a strategic location on the busiest retail corridor can not be developed? If the answer is “yes” your community is in trouble.

Be thankful for 4th ward alderman Bob Snow. He’s advising his fellow council members to resist the urge to micromanage staff but he’s vetting staff proposals on these TIF requests. He also pushed for continuing the public hearing on the proposed change to the Glidden Crossing annexation agreement to allow a bar liquor license in the Shnuck’s shopping center.

The developer, Glidden Crossing LLC, flew in from the west coast to attend the public hearing. Mike Tyson, the potential tenant for the establishment that would serve beer, wine, food, and video gaming machines, had a presentation of his designs and plans in his car but staff had little to share with the council or the public.

That prompted the only citizen to show up and speak on the amendment, Tom Specht, to complain about short notice and too little information. That was especially worrisome to Specht, a former plan commissioner who vetted the original annexation agreement and remembered that neighbors were promised and the agreement included a stipulation that no bar or liquor store would be allowed.

City attorney Dean Frieders said  there was no legal requirement to notify the neighbors. But if council wanted it done staff would do so. Dave Baker pushed for notifications to be mailed out to those neighbors and to extend the legal notification boundary from within 250 feet of the establishment to within 500 feet.

Be thankful for 5th ward alderman Ron Naylor who questioned creating a TIF that didn’t include the Nelson property the loudest — at this meeting and last meeting.

Be thankful for 6th ward alderman Dave Baker for his second vote on the proposed building permit increases. That vote assured the public and those impacted have time to ask questions and give their aldermen input. No proposal to increase fees or taxes should ever be approved until discourse with those affected takes place.

Be thankful for 7th ward alderman Monica O’Leary for vetting the staff proposals usually quietly with her votes. She listens intently to the discussions.

Be thankful for Mayor John Rey for emphatically stating that TIF doesn’t work without private investment. Let’s hope he and the council scrutinize the DeKalb City Center proposal with private investment as the base for moving forward.

The risk for borrowed money to pay for TIF projects is much greater than pay as you go. When TIF funds are matched and exceeded by private investment the redevelopment occurs more cost efficiently for the taxpayers and the taxing units.