Community News
TIF district consultant fields questions during public hearing
The Gillespie City Council took another significant step toward establishing a new Tax Increment Financing district, conducting a public hearing on the issue prior to Monday night’s regular council meeting. The hearing, a required step before formally establishing the district, was scheduled for 30 minutes but Keith Moran of Moran Economic Development, Edwardsville, fielded questions from nearly 30 residents and property owners from the proposed district for more than 45 minutes. Moran has been retained by the council to shepherd the city through the process of establishing a new TIF district.
The proposed new district—TIF District II—will encompass much of the city’s underdeveloped west side, including substantial tracts of platted lots that have never been developed. Because the district must be contiguous, the new district will use the old Illinois Terminal Railway right-of-way to reach Macoupin Street at Maple Street and join with the northwest boundary of TIF District I. At the south end of the proposed district, the boundaries snake through a residential neighborhood to take in Big Brick Park. Including the park within the district may enable the park to take advantage of TIF funds for improvements once the district starts to generate revenue.
While TIF District I focused on economic development, the proposed new district will emphasize housing and residential development. Moran said TIF District II is expected to benefit the city as well as the local school district by stimulating the development of new single-family housing units that will be attractive to first-time home buyers. A substantial number of the vacant lots in the proposed district are owned by the school district or city. New housing developments on those lots ultimately may reverse Gillespie’s trend toward population loss and boost student enrollment.
According to documents distributed Monday night, the city hopes to encourage construction of new homes that are energy efficient and utilize green energy sources. Moran said TIF funds may also be used to raze deteriorated structures and, at the discretion of the city, be used to fund grant programs for existing homeowners to improve their properties. Some TIF funds may be used for utility improvements or amenities such as improved sidewalks and improved streets.
City Treasurer Dan Fisher emphasized that TIF money that may be awarded to homeowners for property improvements will be in the form of grants, not loans. TIF legislation specifically prohibits government entities from making loans from TIF funds.
“There are no loans,” Fisher said. “There can be a grant.”
Moran briefly explained the concept of TIF districts and how they generate money for municipal improvements. Essentially TIF’s establish a baseline for individual properties in the amount of property tax a property owner currently pays. As property owners make improvements or assessments increase through quadrennial reassessments, the additional tax paid by the property owner is swept into the TIF Fund instead of being distributed to various taxing bodies. Moran emphasized that being in a TIF has no impact on the amount of tax a property owner pays. The owner of a home in the TIF District with an equalized assessed valuation of $10,000, for example, will pay exactly the same taxes as a homeowner outside the TIF District with an identical assessment. The difference is what happens with the taxes collected in excess of what the homeowner paid before the TIF was established.
Because of the nature of the TIF District, it’s in the best interest of the city and district to encourage property improvements by using TIF grants to encourage owners to improve their properties.
“The game is really to get people to improve their property,” Moran said. Property values in the area targeted by the TIF have been stagnant or the rate of growth has lagged behind the rest of the city. “We’re focusing on this area for a good reason.”
The lifespan of TIF Districts in Illinois is 23 years. For that reason, taxing bodies other than the city, such as school districts, sometimes oppose the creation of a TIF District because it causes them to forego increases in property tax revenue they would otherwise receive. Community Unit School District Supt. Shane Owsley reported to the Board of Education last month that he had negotiated with city officials for the local school district to receive 20 percent of increases in tax revenue that would otherwise go into the TIF Fund.
TIF District I, which encompassed the downtown business district, is set to expire in about two years. Its focus has primarily been economic development. TIF funds, for example, have been used for facade improvement grants to improve the appearance of downtown businesses, and development of the Illinois Coal Mining Museum. Once TIF District I expires, there will be no more money accruing to the TIF Fund from taxes paid on properties within the district, nor will projects within the district be eligible for TIF funds, according to City Treasurer Dan Fisher.
Fisher said he does not expect to see surplus funds in the TIF Fund when District I expires. In the event there are unexpended funds, those monies would be distributed to eligible taxing bodies.
Answering questions from spectators, Moran said the creation of TIF District II will not give the city authority to raze derelict properties against the wishes of the property owner. Likewise, property owners in the district cannot be compelled to make improvements or repairs they cannot afford. Importantly, it does not cause property owners in the district to pay more or less in property taxes than those who reside outside the district.
“It has no impact on the amount a property owner pays in taxes,” he said.
Having conducted the public hearing, the city is now in a position to make an application to the Illinois Department of Commerce and Economic Opportunity, which has final say on whether or not to approve the new District.
In related action Monday night, the council approved resolutions to authorize payment of $20,908.13 to Moran Economic Development for work done in connection with planning TIF District II, $1,402 and $1,346 to Curry and Associates Engineers for work done in conjunction with the TIF District II, and $390 to an area newspaper for publishing legal notice of the public hearing. All four payments will come from TIF funds generated from TIF District I and may be reimbursed from TIF District II when the new district begins generating revenue.
COUNCIL MEETING
During the regular council meeting, which convened about 20 minutes late because of the hearing, council members voted to give Mayor John Hicks power to act on purchasing a Bobcat skidsteer the city has leased for several months and directed City Attorney Dan O’Brien to draft an ordinance incorporating rules regarding sewage holding tanks on residential lots at Gillespie Lake.
On a motion by Ald. Landon Pettit, the council voted to give the Mayor power to act on purchasing the skidsteer based upon the recommendation of the committee. Pettit told the council the city leased the unit for the water infrastructure improvement project starting in July 2020 at a cost $1,300 per month. The lease, which is coming to an end, includes an option to apply the lease payments to the $70,310 purchase price and buy the unit for the $33,056 balance.
Pettit said maintenance workers use the machine routinely, Lake workers have found it to be more versatile than a tractor and loader currently located at the lake.
“Your options are to buy it, let it go back or extend the lease,” Pettit said. If the city extends the lease, however, the option to buy vanishes. “I think we’d be crazy not to buy it.”
Since July 2020, the cost of Bobcat skidsteers have gone up to $90,000, Pettit said. Additionally, with supply chain issues, it is nearly impossible to find one to buy.
‘You can’t find them,” he said. “That’s why they want this one back. They know they can turn around and sell it for $90,000.”
Ultimately, Mayor Hicks recommended referring the matter to committee. Pettit then made the motion, seconded by Ald. Rick Fulton, to give Hicks power to act on the committee’s recommendation. If the city buys the skidsteer, Pettit said it would be likely that he’d recommend selling the tractor currently in use at the lake.
Fisher asked the committee to consider future equipment needs when they consider whether or not to buy the Bobcat.
“We have to be cognizant of the fact we can’t own every tool we need when we need it,” Fisher said.
HOLDING TANK ORDINANCE
Lake Chair Frank Barrett asked the City Attorney to draft an ordinance to codify rules regarding sewage holding tanks at the lake. The ordinance will be subject to council action at a later meeting.
City employee Gary Thornhill said the current rules reflect EPA rules from several years ago, but acknowledged the state agency may have changed rules since then. Currently, the rules require holding tanks to be made of concrete, be installed by a licensed plumber and be equipped with an alarm.
CITY-SPONSORED HOLIDAY OBSERVANCES
Hicks appointed Ald. Wendy Rolando and Ald. Dona Rauzi to spearhead planning for a city-sponsored Easter egg hunt on Saturday, April 16. Additionally, he appointed Ald. Bob Fritz to organize observances for Memorial Day, and appointed Pettit to organize Veterans Day observances in November. The since disbanded American Legion Post traditionally sponsored Memorial Day and Veterans Day observances in past years. All three events were suspended for the past two years because of the COVID pandemic.
Hicks also reported that the city had been approached by a person wanting to install a shipping container to be used as a residence. Without asking for formal action from the council, Hicks said such a structure would not be allowed under the city’s current zoning requirements. According to the ordinance, he said, residential structures have to have a foundation, must have a peaked roofline and must “have the appearance of a house.”
Fielding a question about nuisance properties, O’Brien reiterated that obtaining a court order to raze a derelict property requires a civil suit invoking state statutes. Local nuisance ordinances are not adequate.
“The teeth are in the state nuisance law and the state demolition law,” O’Brien said. “If you want to do more than a fine, you have to file a state violation.”
LED DISPLAY SIGN
Hicks announced that an anonymous donor has offered to pay for an electronic LED sign to be installed in front of City Hall for city announcements to the public. The sign is expected to cost as much as $50,000. Hicks said the city would be responsible for wiring and landscaping around the sign.
PEACE CORPS FELLOW
Fisher announced that he applied to Western Illinois University for another Peace Corps Fellow to serve the city for 11 months. The tenure of Ethan Fogg, a Peace Corps Fellow, ended last November. During his time with the city, Fogg assisted with grant applications, updating zoning maps and other duties aimed at economic development.
Council members also learned the city has been approved for a $1 million federal grant for its upcoming streetscape project, pending approval of the capital bill in Congress. If approved, the grant will bring funding for the project to a total of $3.5 million.
TRINITY BAPTIST CHURCH
After hearing a brief presentation from Dane Solari, pastor of Trinity Baptist Church, the council agreed to add an item to next month’s agenda to waive the building permit fee for a building the church plans to build later this summer. Solari described the building as a facility “to serve and love our community.”
A volunteer building team currently is in Mississippi, he said, and is expected to be in Gillespie June 2-24 to erect the new building.
OTHER ACTION
In other action, the council:
- Gave permission for Alicia DeWitt to use the sidewalk in front of her pet grooming business on Macoupin Street for a promotional party from 3 to 5 p.m., April 3.
- Authorized the use of city streets for a Labor Day weekend 5K run/walk and to donate $200 to help sponsor the event.
- Approved pay resolutions authorizing payment of $16,575 to Korte & Luitjohan Contractors, Inc., $9, 874.92 to R.P. Lumber and $925.34 to Schulte Supply.
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Meeting in their new quarters for the first time, members of the Benld City Council voted unanimously Monday night to approve a property tax levy request, approved a first installment payment for work completed at the Benld Family Sports Complex, and appointed a new deputy city clerk.
As of the last two weeks of December, Benld City Hall has been relocated to its new location at 218 East Central Avenue. The new building, the former location of First National Bank and Associated Bank, provides an improved venue for public meetings, a private room for executive sessions, plus office space and a drive-up window for water customers to drop off payments.
On a motion by Ald. Jerry Saracco, the council voted unanimously to approve a property tax levy request of $123,576.03 for 2024 taxes to be collected in 2025. The new levy request is about $3,000 more than the 2024 levy of $120,605.29. The Property Tax Extension Limitation Law (PTELL), approved by Macoupin voters in 1995 limits annual increases of no more than five percent or the Consumer Price Index, whichever is less. The current CPI, essentially the rate of inflation, currently is 3.4 percent. The levy approved Monday night represents an increase of less than three percent over the previous year’s levy.
Broken down by line item, the new levy seeks property tax revenue of $30,500 for administration, compared with $30,000 last year; $5,900 for the annual municipal audit, compared with $5,800 a year ago; $1,200 for the municipal band, which is unchanged from the previous year; $6,250 for street and bridge maintenance, compared with $6,090 the previous year; $5,350 for parks, compared with $5,250 last year; $44,636 for police protection, compared with $43,169 last year; $5,000 for social security, which is unchanged from the previous year; $1,200 for unemployment insurance, which also is unchanged from a year ago; $2,450 for workers’ compensation insurance, compare with $2,400 a year ago; and $6,500 for liability insurance, compared with $6,386 a year ago.
Additionally, the levy request includes $14,590.03 for the Benld Public Library, compared with $14,110.29 the previous year. Though included in the city’s tax levy request, the library is considered a separate taxing body.
The new levy will be submitted to the Macoupin County Clerk, who is responsible for calculating the appropriate tax rates to generate the levy.
BENLD FAMILY SPORTS COMPLEX PAYOUT
The council voted unanimously to authorize payment of $54,347,94 to J.P. Solutions, Benld, the general contractor for the Benld Family Sports Complex, located on the former site of Benld Elementary School.
The payment covers preliminary earth work at the site, including excavating and grading, sidewalk removal and trenching. City Clerk Terri Koyne reported that workers currently are installing playground equipment.
Community Unit School District 7 transferred the site to the city after a mine subsidence event destroyed the sever-year-old Benld Elementary School. The city secured a $600,000 Open Spaces Land Acquisition and Development grant through the Illinois Department of Natural Resources last year. The city will oversee development of the park, after which management and maintenance will be turned over the Benld Sports Association.
Ald. Saracco noted the city has received half of the grant money and voiced concerns that the city could lose the second half if the facility is not completed by the end of April. Mayor Jim Kelly assured the council that HMG Engineers confirmed the facility will be completed on schedule and if the construction does go past April, the second installment of the grant will not be withdrawn.
Earlier in the meeting, Ald. Saracco reported he attended a meeting at Gillespie City Hall regarding the status of nearly $60,000 in CEJA grant funds due to the City of Benld. Saracco said the money was expected to last November or December but has been delayed. Originally, the city planned to use the money to pay for demolition of the former Tarro Supermarket on East Central Avenue. When emergency circumstances arose, however, the city had to proceed with the demolition before receiving the funds. He recommended using the money, when it arrives, to purchase a new emergency siren or to replace a culvert on East Central Avenue.
NEW DEPUTY CLERK
On a motion by Ald. John Balzraine, seconded by Ald. Lance Cooper, the council voted unanimously to appoint Geir Perkins as Deputy City Clerk to assist the City Clerk with office work. In a separate action, the council approved expenditure of about $125 to have Perkins certified as a Notary Public and to buy a notary stamp for her use.
CITY PROPERTIES AND ORDINANCE VIOLATIONS
No action followed a 20-minute executive session requested by City Attorney Rick Verticchio to discuss a small claims lawsuit filed against the city by Monte Oberman in connection with property at 215 East Central Avenue that Oberman agreed to sell to the city in lieu of abating a public nuisance.
In related property matters, the council directed Verticchio to send notice of an ordinance violation to the owners of the former Benld Senior Nutrition Center, 205 East Central Avenue, for bricks falling from the front wall onto the sidewalk.
Verticchio also was directed to pursue action against the owners of 407 and 409 South Fourth Street for allegedly allowing persons to live in the residences without passing a building inspection. Ald. Balzraine said someone is living in a mobile home at 407 South Fourth and in a home located at 409 South Fourth.
Verticchio said he is working in court to get authorization to enter the mobile home for purposes of an inspection. A hearing is scheduled this Friday to obtain an administrative search warrant that will allow the city’s housing inspector to enter the residence.
CULVERT PURCHASE
On a motion by Ald. Dustin Fletcher, the council approved replenishing the city’s stockpile of culvert materials at a cost of $9,506.17.
SNOW REMOVAL COMPLAINT
Ferdinand Girardi appeared before the council to voice concerns about snow removal practices following the most recent snowstorm. Girardi said city workers threw up a three-foot embankment in front of his driveway when city streets were plowed and refused to plow access to his driveway. Ald. Balzraine disputed that there was a three-foot embankment in front of Girard’s home and confirmed that city crews are not responsible for plowing private driveways.
“What do you expect me to do?” Girardi wanted to know.
“I want you to take care of your driveway like everyone else,” Balzraine replied.
“You expect a 97-year-old man to get out and shovel out a driveway?”
“No,” Balraine responded, “I expect you to hire someone like everyone else does.”
Mayor Kelly reiterated that cars must be moved off streets during a snow emergency.
“If there’s a car in the road,” Kelly said, “the police will call you to move it. If you don’t move the car, it will be towed. Cars have to be off the road and plows have to be able to get through when there’s a snow emergency.”
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Macoupin County Board members voted unanimously Tuesday night to authorize a $1 million project to resurface about 2.7 miles of Staunton-Bunker Hill Road.
County Engineer Tom Reinhart told the board that the section of Staunton-Bunker Hill Road was selected to expend remaining Rebuild Illinois funds because it could be improved with an overlay without extensive patching or rebuilding. The board resolution approved Tuesday night appropriates $997,904.40, representing the balance of RBI funds allotted to the county, to mill and resurface more than 13,200 feet of Staunton-Bunker Hill Road, proceeding west from the county highway’s intersection with Illinois Route 4 near Staunton. Additionally, the board voted unanimously to approve a resolution entering into a $29,542 contract with Veenstra & Krimm, Inc., Springfield, to provide engineering, consulting and oversight services for the project.
A bid letting for the resurfacing is expected this spring.
In other action, the board agreed to sell 2.5 acres of surplus property and approved a controversial division of one lot in the Gander Subdivision between Brighton and Bunker Hill.
PROPERTY SALE
After an extensive discussion, the board voted unanimously to declare 2.55 acres of county-owned land lying to the east of Poggenpohl Redi-Mix and Construction, north of Carlinville, as surplus property and offer it for sale via sealed bids. Bids are due by Feb. 28.
Board member Todd Armour said at least one potential buyer has expressed interest in acquiring the property but “some members of the committee thought there might be other buyers.”
The board, however, tabled action on another six acres of property located west of the Poggenpohl facility.
“There’s another six acres out there,” Armour said. “The committee wondered if we should get an appraisal on all of it, advertise it for sale and get the county out of the property business.”
The additional six acres is contingent to the Macoupin County Fairgrounds, Armour said. A potential buyer expressed interest in buying it and allowing the Fair Board to use the property for overflow parking during the fair and other events.
Armour reported the committee retained Aumann Auctions to appraise the initial properties. The 2.55 acres now offered for sale was appraised at $60,000, with the initial 5.99 acres appraised at $110,000. A new appraisal would include the initial 5.99 acres, plus an additional six acres. State law requires the county to sell the property for a sum no less than 80 percent of the appraisal.
Board member Holly Klausing commented that selling the first 5.99 acres without including the second six-acre parcel could be problematic. “I’m afraid that if we sell these two parcels,” she said, “no one will be interested in the other six acres because it will be landlocked.”
Armour also noted that a farmer who is renting the land from the county has already added soil amendments for the upcoming growing season. “If we sell it out from under him, we’ll have to reimburse him for that,” Armour said.
Ultimately, the board agreed to offer the initial 2.55 acres east of Poggenpohl for sale while tabling a decision on the remaining property pending an appraisal and additional information.
GANDER POINTE SUBDIVISION
With three dissenting votes, the board approved a plan to subdivide Lot 1 of the Gander Pointe Subdivision near Brighton into three separate lots ranging from one acre to 1.5 acres in size.The issue has been under discussion by the board since December, with some board members questioning whether or not the subdivision owners were attempting to circumvent county ordinances defining the difference between major and minor subdivision developments. Gander Pointe currently is a minor subdivision subject to fewer rules and regulations than a major subdivision.
Aaron Coe, the county’s GIS Manager and Plat Officer, told the board that State’s Attorney Jordon Garrison had researched the issue and found no language in the county’s ordinances that would prevent Gander Pointe owners from further subdividing a lot depicted in the original plat. Further, the cities of Bunker Hill and Brighton, exercising their one and one-half-mile jurisdiction, both agreed to the resubdvision plan.
While the Road and Bridge Committee reviewed the resubdivision plan and recommended approval, a resolution to approve the plan was approved 15-3 with board members Tony Wiggins, Ross Arden and Gordon Heuer voting “no.”
LOTUS WIND FARM AGREEMENT
The board tabled a resolution to approve an engineering agreement totaling $941,000 for work in connection with improving roads to and from the Lotus Wind Farm project in northwestern Macoupin County. County Clerk Pete Duncan said there were numerous questions about the resolution, including the cost of the contract. Scott Jansen, senior development manager for APEX Clean Energy, participated via telephone, telling the board he questioned the $941,000 figure. Questioned by Duncan, Jansen was unable to confirm whether or not the company would pay the cost directly or reimburse the county for the expense.
“I think the best thing to do is to table this agreement tonight,” Duncan told the board. “Let the committee talk about it and come back next month. We’re talking about a lot of money.”
Reinhardt agreed, suggesting the board invite Jansen to the February board meeting to answer questions and provide additional information.
If approved, the resolution would authorize the county to enter into a contract with Cummins Engineering, Springfield, to oversee road improvements to support the weight of heavy equipment used in developing the wind farm.
“This resolution is solely for oversight,” Reinhardt said. “APEX is paying for it all. There’s no county money involved.”
Stretching across North Palmyra and North Otter Townships, the Lotus Wind Farm will have about 50 wind turbines capable of generating 200 megawatts of power—enough to operate 77,500 homes. The company website claims the project will create more than 100 jobs during the construction phase, plus nine permanent jobs when the facility is up and running. The wind farm is expected to generated upward of $57 million in new property tax revenue over the life of the project.
FOUR MONTH REVENUE REPORT
Duncan presented a financial report for the first four months of the current fiscal year, show revenues for the General Fund to be down by $32,000 from a year ago at this time. He said revenue from sales tax, income tax and the personal property replacement tax have been significantly higher in past years.
“Obviously, it’s going to be tight,” Duncan said, “and that’s why I’ll be doing a review every month.”
GREAT RIVERS AND ROUTES TOURISM BUREAU
Board members unanimously approved a routine resolution in support of the Great Rivers and Routes Tourism Bureau. The annual resolution is assists the Bureau in seeking annual re-certification from the State of Illinois.
“In my opinion, they do a good job for us,” said Armour in moving to approve the measure.
OTHER ACTION
In other action, the board:
- Appointed Dale Lawrence and Joe Perkins, and re-appointed Noah Sisson to three-year terms ending on Feb. 28, 2028, on the Emergency 911 Board, and designated Perkins as an “at-large” member.
- Appointed Duncan as the Freedom of Information Act officer for the county board.
- Approved Chairman Larry Schmidt committee appointments as follows:
- Building and Grounds: Harry Starr, chair; Jim Ibberson, vice-chair; John Blank, Gordon Heuer, Ryan Kilduff, John Trevino, Tony Wiggins.
- Courts: Kristi Dunnagan, chair; Kilduff, vice-chair; John Payne, Molly Rosentreter, Arron Stayton, Blank, Wiggins.
- Economic Development: Holly Klausing, chair; Starr, vice-chair; Blank, Kilduff, Dunnagan, Payne, Rosenterer.
- Finance: Payne, chair; Todd Armour, vice-chair; Ross Adden, Mark Dragovich, Bernie Kiel, Blank, Heuer,
- General Administrative: Kiel, chair; Stayton, vice-chair; Leann Barr, Klausing, Ibberson, Trevino.
- Labor Management: Armour, chair;Dunnagan, vice-chair; Stayton, Dragovich, Heuer, Klausing, Trevino.
- Liquor Commission: Ibberson, chair; Klausing, vice-chair; Barr, Blank Rosentreter, Starr, Wiggins.
- Public Safety: Stayton, chair; Dragovich, vice-chair; Barr, Adden, Ibberson, Payne, Starr.
- Road and Bridge: Kiel, chair; Heuer, vice-chair; Adden, Armoiur, Barr, Rosentreter, Wiggins.
No action followed a five-minute executive session to discuss employment in the State’s Attorney’s office.
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Carlinville – The Macoupin County Agriculture Education (MCAE) Foundation is offering 6 – $1,000 scholarships for the upcoming 2025-26 school year to students wishing to pursue agriculture majors.
The MCAE Foundation offers scholarships to provide encouragement and financial assistance to Macoupin County residents and/or students of Macoupin County schools who display well-balanced attributes of good citizenship, commitment to activities and scholastic ability.
The applicant must be a graduating high school senior or a current college student who plans to attend or is attending an Illinois junior college, college, university or Career Technical Education (CTE) program, and majoring in agriculture.
Applications are available through your high school guidance counselor, high school agriculture instructor or the Macoupin County Farm Bureau® (MCFB®). An electronic copy of the application can be requested by contacting the MCFB® office by telephone or by email at: mcfb@gomadison.com
All applications must be submitted to the MCFB® office by March 27, 2025. Any questions can be directed to the MCFB® office at 217/854-2571.
