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Board begins review of Resolution 25-31 tying developer donation to TIF and school impact fees
Summary
Trustees heard a presentation on Resolution 25-31, an exhibit to an annexation agreement that would provide a developer donation/impact-fee arrangement to Geneva School District (roughly $6.125 million, adjusted up to 3% annually) and tied to potential TIF creation; discussion focused on timing, reimbursement mechanics and financing, with no vote recorded in the transcript.
The Campton Hills board moved to action item B and began discussion of Resolution 25-31, which would authorize a developer donation agreement memorialized as Exhibit C to an annexation agreement.
Speaker 1 (addressed in the transcript as Mark) described the school-district component: "They would get if there was impact fee of $6,125,000" and explained the amount would be adjusted for inflation and capped at 3% annually, spread over a 23-year period as part of the agreement. He said the per-student payment portion of the agreement is contingent on creation of a TIF (tax increment financing) and on available increment under the TIF act.
Trustees and staff discussed sequencing and feasibility. Speaker 3 said the item had appeared as an action item without a prior in-depth discussion and asked for modeling to show how the numbers would play out. Board members emphasized that upfront infrastructure costs (water and sewer) would likely require bonding, and that TIF increment typically accrues slowly — often several years after development — so early developer or municipal financing would be necessary.
Speakers noted other taxing bodies (Blackberry Township, the Elburn Fire District, Geneva Park District, Geneva Library District and Geneva School District) will be engaged through a joint review board (JRB) process if a TIF is pursued. Several participants said the school district had insisted on an agreement before the annexation consideration and that other districts would be addressed later if and when a TIF is formally created.
No formal vote on Resolution 25-31 is recorded in the provided segments; the discussion concluded with requests for further financial modeling and clarification of eligible reimbursable expenses.
Next steps recorded in the transcript: staff or consultants (SB Friedman was mentioned) were asked to prepare detailed modeling of build-out scenarios (townhomes vs. single-family), timing of permit-driven reimbursements, and the likely cash-flow profile over the 23-year increment period so trustees could evaluate the proposal before a formal vote.
