On Tuesday, Sept. 10, the Sugar Grove Village Board voted to approve the annexation, Tax Increment Financing (TIF) district and development agreements for Crown Community’s 760-acre development project, located at the interchange of Rt. 47 and I-88.
The development project will feature industrial, retail and office spaces, in addition to a town center and residential areas.
“The development incorporates land uses that the village wants and needs,” Sugar Grove Village President Jennifer Konen said. “We need more residents to help attract the commercial restaurants and shopping. We also need large property taxpayers for the schools and other taxing bodies.”
Before the vote, public comment lasted for an hour, with all speakers opposing the development and urging trustees to vote no. The development has faced significant opposition from both Sugar Grove residents and those living in unincorporated areas. A major point of contention has been the TIF and its potential impact on taxing bodies, like the fire and school districts.
The Kaneland school board has raised some concerns about the TIF, particularly regarding the district’s potential loss of revenue, as well as an influx of students in the project’s residential areas. While Crown has pledged around $26 million over the life of the TIF to help the district, including surpluses, tuition payments, impact fees and land cash payments, the board could take legal action to challenge the TIF. Alternatively, the board could enter into a government agreement to secure the financial support, but it remains unclear whether that would fully offset the lost revenue from the TIF.
A TIF district freezes current property tax revenues for a set period, which is typically 23 years. As property values rise within the district due to development, any increase in tax revenue is diverted to a special fund to reimburse Crown for infrastructure and development costs. According to Crown, without the financial support provided by the TIF, the project would not be financially feasible.
Two trustees voted against the annexation, TIF proposal and the development agreement. Konen and the four other trustees all voted in favor. Trustee Heidi Lendi, one of the two who opposed the plan, said her decision was influenced by her knowledge as an architect, feedback from the community and her research on the TIF statute.
“I was a little surprised by the total vote,” Lendi said. “I suspected the proposal would pass, but I didn’t think it would be by the margins that it did.”
Despite her opposition, Lendi expressed hope for the development’s success and promised to continue listening to the community’s concerns.
“I will do what I can to address any issues that arise as the development progresses,” Lendi said.
Now that the annexation and TIF have been approved, the next steps are for the development to begin.
“The developer will need to start working on the engineering in preparation for a permit from the Village,” Konen said. “I would guess that the developer is looking to start mass grading on the south side of the tollway in the spring.”
Konen emphasized the benefits the development will bring to Sugar Grove, noting that the TIF would allow for the expansion of village utilities, which in turn will make it possible for the property to develop.
“The development will provide additional revenue to the village by way of sales tax, utility taxes and income taxes,” Konen said.
Despite these commitments, concerns from residents about the impact on taxing bodies and traffic remain.
Blackberry Township resident Jaden Chada, who lives near the north side of the development, is strongly opposed to the project, especially the TIF, and has been vocal about his opposition to it.
“Crown should have had to pay their own way,” Chada said. “And if they do need assistance, like a TIF, they should have asked the public and put it to a referendum.”
Konen explained that there will be revenue generated for all of the taxing bodies over the life of the TIF. The village put in place impact fees for most local taxing bodies and agreed to set aside 10% of the TIF funds as surplus each year.
“Over the course of 20 years, that will be roughly $37 million shared among all taxing bodies,” Konen said.
Regarding traffic concerns related to the development and construction, Konen acknowledged that increased traffic would lead to the need for improved road safety, including the addition of traffic signals and turn lanes, which will ultimately slow down speeds in the area.
To maintain transparency and ensure the project adheres to the original plans, Konen assured that all work will be carefully monitored.
“The developer must permit all work, and they will work with staff on all their submissions to ensure all development is compliant,” Konen said.
Konen also noted that the village will use its website, social media and water bills to keep residents informed of progress and address any concerns as the development progresses.
Thoughtful Progress Inc., a group opposing the development, is gathering signatures to place the annexation on a referendum. This would allow Sugar Grove residents to vote on the issue in the April 2025 election.
