City Council

MINUTES WOODSTOCK CITY COUNCIL November 15, 2022 City Council Chambers A regular meeting of the Woodstock City Council was called to order by Mayor Turner at 7:00 PM on Tuesday, November 15, 2022, in the Council Chambers at Woodstock City Hall. He explained the Consent Calendar process, invited public participation, and noted, as is the City’s policy, this meeting is being livestreamed with a recording archived should members of the public wish to view it in the future. A roll call was taken. COUNCIL MEMBERS PRESENT: Darrin Flynn, Lisa Lohmeyer, Tom Nierman, Wendy Piersall, Gordon Tebo, Bob Seegers Jr., and Mayor Michael Turner. COUNCIL MEMBERS ABSENT: None. STAFF PRESENT: City Manager Roscoe Stelford, City Attorney Ruth Schlossberg, Deputy City Manager/Executive Director of Strategy & Planning Paul Christensen, Executive Director of Business Development Danielle Gulli, Executive Director of Operations Christina Betz, Economic Development Director Garrett Anderson, Library Director Nick Weber, Assistant Public Works Director Brent Aymond, Grants Manager Terry Willcockson, and City Clerk Cindy Smiley. City Clerk Smiley confirmed the agenda is a true and correct copy of the published agenda. III. FLOOR DISCUSSION A. Presentation – Real Woodstock Quarterly Update Melissa McMahon presented the August 1 through October 31 Quarterly Real Woodstock Update. She provided information on Real Woodstock’s social media presence noting the following: Website sessions continue to be above average with 25,694-page views. Facebook presence continues to trend upward. The top age range was 25 to 34 for the first time. The Walking Tour continues to remain the #1 YouTube video viewed. Ms. McMahon then reviewed Real Woodstock’s advertising efforts describing its ongoing branding efforts with Star 105.5, monthly co-op ads with six to eight businesses in the Woodstock Independent, and full-page posters and a supply of Visitor Guides at the Train Depot. She provided information on the strategic placement of Real Woodstock banners at community events including the County Fair, concerts, and at ballfields. She stated Real Woodstock is now a platinum partner of Theater 121 in support of local arts and culture. Ms. McMahon also provided information on two new videos launched by Real Woodstock, “Welcome to Woodstock” and “Woodstock Economic Development.” She noted Real Woodstock continues its partnership with the Chicago Wolves, stating its championship resulted in Real Woodstock being seen on the AHL Network during the playoffs. She  Woodstock City Council 11/15/22 Page 2 of 9 also noted the partnership with the Family Health Partnership’s Care4 Breast Cancer Walk as a Bronze Sponsor. Ms. McMahon noted the T-Mobile award, including the Florida Georgia Line concert which brought broad coverage of Woodstock to radio, newspaper, television, and various online outlets. Mayor Turner thanked Ms. McMahon and expressed his appreciation to the Chamber for its support of Real Woodstock. In response to questions from the City Council, Ms. McMahon provided information on Real Woodstock’s plan for the Lighting of the Square. She stated Real Woodstock will once again support the Shop, Dine, and Save promotion along with the Chamber of Commerce. She stated the podcasts from Milwaukee discussed during a previous update, are still in the works; and Real Woodstock is awaiting news of a date for the premier of the Main Street television program which has been picked up by PBS Wisconsin resulting in a greater viewership. She stated the Witches and Wizards post had the greatest appeal to the 25 to 34 demographic. In response to Councilman Seegers’ comment that businessowners off the Square wish to see their businesses promoted, Councilman Flynn noted it is an advertising cooperative that is open to any business in Woodstock. Mayor Turner stated the City looks to promote businesses everywhere, noting the incentives that have been put in place to help businesses off the Square. He noted the City will focus on the businesses on Rt. 47, stating it will require promotion and information to get people to those businesses as a result of the upcoming improvement project. Mayor Turner urged Real Woodstock and City Staff to have the completion of construction and reopening of the Old Courthouse in its radar, opining there is a story to be told of that facility. He stated he would like it to be a big story in terms of the kickoff for the building and the businesses locating there as it is a tremendous asset for Woodstock. Councilmembers thanked Ms. McMahon and commended Real Woodstock for its efforts in promoting Woodstock. B. Public Comment There were no comments forthcoming from the Public. C. Council Comment In response to a question from Councilman Tebo, Ms. Betz stated there is an RFP out to look at an environmental assessment and remediation for the old Hunts gas station at the roundabout. This will look at the viability of keeping it and whether the site can still be remediated to obtain an NFR letter. She noted the roundabout can be completed without this being determined, with the gas station element decided next year based on the findings. Noting the question is long-term viability, Mayor Turner opined the expectation is that it will have to come down. Councilman Tebo opined this would be a great site for a mural of the old-time gas station, noting it is a historic site. Mayor Turner thanked the Woodstock VFW for its Veterans’ Day remembrance. Mayor Turner recognized the opening of Cedarhurst, noting it is a needed asset for the community that serves local residents.  Woodstock City Council 11/15/22 Page 3 of 9 He noted the recent tour of the old BMO Harris Bank building, stating substantial progress has been made and the owner remains optimistic. IV. CONSENT AGENDA Motion by, D. Flynn, second by L. Lohmeyer, to approve the Consent Agenda. In response to a question from Mayor Turner, no items were removed from the Consent Agenda at the request of Council or the Public. In response to a question from Mayor Turner, the following questions or comments were forthcoming from the Council or the Public regarding items remaining on the Consent Agenda: Item D-5 – Purchase – Electric Panels and Equipment for the Downtown Councilman Tebo expressed his pleasure that the electric panels will be installed in the downtown and the sound system improved. In response to his question, Mr. Christensen stated equipment will be rented to improve the sound system this year until the new equipment can be installed. Item D-2 – Contract Award – 2023 F-Series Ford Trucks and Upfit Package Ms. Betz stated following preparation of this item for placement in the Council packet, Staff received information that Ford extended the deadline, meaning the request is for approval of Item D-2 rather than affirmation of Staff’s action. In response to Mayor Turner’s question, Ms. Schlossberg confirmed the item can be voted on as presented in the Council packet. There were no questions or comments forthcoming from the Public. Mayor Turner affirmed the Consent Agenda to include items A through D-6 as follows: A. APPROVAL OF CITY COUNCIL MINUTES November 1, 2022 City Council Minutes B. WARRANTS: 4028 4029 C. MINUTES AND REPORTS Environmental Commission Meeting Minutes September 1, 2022 Human Resources Monthly Report September 2022 Police Department Monthly Report September 2022 D. MANAGER'S REPORT NO. 215: 1. Resolution – Inducement Resolution – 221-231 East Calhoun Street – Approval of Resolution 22-R-27, identified as Document 1, A Resolution to Induce the Redevelopment of Certain Property Within the Woodstock TIF #2 Downtown & Route 47 (221-231 East Calhoun Street).  Woodstock City Council 11/15/22 Page 4 of 9 2. Contract Award – 2023 F-Series Trucks and Upfit Packages – Affirmation/Approval of the purchase of two 2023 F-Series trucks from Sutton Ford Matteson, IL for a cost of $109,959.35 and outfitted with the Snow Fighters package from Bonnell Industries Inc., Dixon, IL for an amount of $74,845.74, resulting in a total cost of $184,805.09. 3. Purchase – Falcon Asphalt Patch Cart – Approval of the purchase of one new Falcon Asphalt Recycler 4.0 from Midwest Paving Equipment Inc., Glen Ellyn, IL, through the Sourcewell Contract for a total cost of $37,369. 4. Purchase – John Deer Skid Steer – Approval of the purchase of one John Deere 324G Skid Steer from West Side Tractor Sales, Rockford, IL, through the Sourcewell Contract for a total price of $59,883.87. 5. Purchase – Electric Panels and Equipment for the Downtown – Approval of the purchase of panels and equipment to upgrade the electrical infrastructure in the Downtown Square from Associated Electrical Contractors, LLC, Woodstock IL, for the amount of $78,000. 6. Purchase – HVAC Unit and Two (2) 15-ton Mini-Units – Approval of the preparation, delivery, purchase, and installation of a new Liebert HVAC Unit (Sherman Mechanical, Inc. for a cost of $37,000) and two (2) 1.5-ton mini-split units (Woodstock Heating & Cooling for a cost of $15,000) for the Woodstock Police Department. A roll call vote was taken. Ayes: D. Flynn, L. Lohmeyer, T. Nierman, W. Piersall, B. Seegers, G. Tebo, and Mayor M. Turner.. Nays: none. Abstentions: none. Absentees: None. Motion carried. V. DISCUSSION ITEMS 1. Die Cast Developers Proposals Noting at a Special Meeting on November 4, Council received presentations from three developers, Pancor Construction; Chicago Hubs Realty (CHR); and Hoffman Planning, Design & Construction, Inc, interested in developing the former Die Cast site. He stated this evening Councilmembers will discuss their views and provide input on the proposals and, if there is a consensus, will provide direction to Staff as to which development it wishes to pursue. Mayor Turner opined each proposal is unique and all three developments would be excellent additions to the City. He expressed confidence in each developer’s ability to do something good for the City, opining the City is fortunate to have three options with unique elements and aspects to consider. Mayor Turner stated this is not a final approval, but rather a direction to Staff to enter into the process with one of the developers, noting if an agreement cannot be reached, the Council can pivot to another developer. Mayor Turner stated Council’s input and discussion is needed as is that of the Public, opening the floor for Council’s discussion.  Woodstock City Council 11/15/22 Page 5 of 9 Councilman Seegers stated his #1 priority is viability that can get the project to a successful conclusion, followed by the proposal’s economic impact to the City. He stated while he thought PanCor’s proposal was the most aesthetically pleasing, he reiterated his goals of viability and economic impact, noting the current state of the economy. Councilman Seegers opined Chicago Hubs Realty (CHR) has an advantage over the other developers because they will receive tax credits, noting, in addition, the economic impact to the City of that proposal is the greatest of the three. He stated the inclusion of a parking garage in that proposal is important to him as well. He stated for these reasons, he supports the CHR proposal. Councilman Nierman stated he was initially opposed to CHR’s proposal for assisted living; but as he looked at its economic impact and the fact that they propose to develop the entire site, he determined it would be the best choice. He stated he would like CHR to elevate the aesthetics of its architecture. Noting she liked each presentation, Councilwoman Lohmeyer opined each included something Councilmembers wanted to see included. She stated CHR has a track record, is confident about meeting its deadline and has a proven history, all of which give her the most confidence. Noting her support of the senior building and assisted living, she stated with what Council saw at Cedarhurst today and the information Ms. Willcockson has presented about the aging population, she feels there is a need for this. Councilwoman Lohmeyer stated the CHR proposal’s appeal plus the financial information provided by Staff’s analysis regarding its economic impact on the City, leads her to favor it. She stated she would like the City to work with the other developers for projects in other areas of the City. Councilman Tebo noted for years the City has expressed a need for a hotel, especially near the Downtown. He suggested splitting the site, giving the north end to CHR for development of a version of its proposal and the south end to Hoffman for development of a hotel. Stating he liked all three proposals, he suggested giving PanCor the south end to develop should Hoffman decline. Councilman Tebo opined the City should push for a boutique hotel. Councilwoman Piersall opined all of the proposals would bring so much to Woodstock. Noting while Hoffman project offers a hotel and other amenities, she feels it may be the least viable, which is very important. Councilwoman Piersall opined the CHR proposal is delivering things that the public has identified they want to see and also is the most viable, making it the best for the Die Cast site. She expressed her hope the City can work with the other developers on other parcels. Councilman Flynn opined all three proposals offer something very special. Noting the City is selecting something for this specific location, he stated he would like to see the City work with the developers not selected on other parcels. He stated the CHR assisted-living component would bring many people to visit, following which it would not be difficult to lure a hotel here. He stated other components of their proposal would appeal to people just starting out, opining it ticks all the boxes. For these reasons, he expressed support of the CHR proposal. Mayor Turner expressed his agreement with the other Councilmembers, opining there are strengths  Woodstock City Council 11/15/22 Page 6 of 9 within the CHR proposal including the buildings they build and the market they are serving. He noted they are far enough along in their development that the City can see it is viable. He stated he to feels the other developers would be great partners elsewhere in the city and would like to have discussions with them on this. He stated he is not opposed to splitting the site and would like to see further discussions about that. Mayor Turner expressed agreement with Councilman Flynn’s statement that the senior-living building will stimulate more development activity and noted he will have discussions with Hoffman about a hotel somewhere in Woodstock. Mayor Turner noted the public has talked about the need for a parking garage, stating at $60,000 per space a 200-space garage would cost $12 million. He talked about how this could be funded through the TIF with the development of the CHR proposal, explaining this further. Noting the complexities of funding this entire project, he stated for him the CHR proposal’s financial impact is a key part of why he ranks that proposal #1. He stated the number of jobs created and the number of people drawn to the downtown by the CHR proposal will be substantial, noting the financial impact of this for the City. He stated he appreciates that CHR has reached out to the owners of the row houses. He stated for these reasons for this site he supports the CHR proposal. Councilman Seegers noted while a proposal for the hotel in Woodstock did not make financial sense to him in the past, the CHR proposal would make it viable. He stated he would also like to see the look of the proposed buildings be improved, as expressed by other Councilmembers. Councilman Seegers also noted the CHR proposal would not put a substantial load on City services or the school district, opining this is economic efficiency, gaining revenue without adding services. In response to Councilman Seegers’ question, Mayor Turner stated with a consensus Council would be saying it would prefer the CHR proposal following which the parties would enter into negotiations to come to a mutually-beneficial agreement. He opined should they fail to do this; the other companies would be waiting in the wings. Brief discussion ensued about the need for a hotel in the Downtown with Mayor Turner opining it will not take long to attract one and Councilman Flynn opining it could be done on another parcel within the same timeframe as development of the Die Cast site. Opining it will be easier to market Woodstock when things start to happen, Mayor Turner stated the City will pursue this. Councilman Tebo opined the best of both worlds would be if CHR built the senior component on part of the Die Cast site and Hoffman would build a hotel on another portion. Mayor Turner opined the south end cannot be something that is delayed or an afterthought and must be as creative as the rest of the project. He stated if this can be done Council would be willing to consider it. In response to a question from Mayor Turner, there were no comments forthcoming from the Public. Councilwoman Lohmeyer expressed appreciation for Staff’s vetting and for the process used this time in pursuing a developer for this site, opining it was a very good approach. There being no further discussion, it was the consensus of the City Council to direct Staff to work with WellQuest/Chicago Hubs Realty for development of the Die Cast site, with the possible  Woodstock City Council 11/15/22 Page 7 of 9 exploration of the splitting of the site to secure a potential hotel development. 2. Old Courthouse RFP Response Mayor Turner stated there are two proposals for consideration for the final space at the Old Courthouse. He noted the first proposal is that of Creative Woodstock, which has been previously discussed, with the second being in response to the RFP from a private business, Makity Make. He stated this evening is the opportunity for Council to discuss these proposals and determine if there is a consensus for direction to pursue one of them for a lease to be considered by Council at a later date. Noting her background in the arts and her work with the Arts Commission, Councilwoman Piersall stated she is a huge fan of the Creative Woodstock proposal. She opined the Makity Make proposal is not as well-rounded as what Creative Woodstock has envisioned and is not as enmeshed in the community. She expressed her wish to create a space where people could come into the Old Courthouse for free and enjoy what their taxes have paid for. Opining the City can do both, she recommended allowing Makity Make into the Old Courthouse hoping they will thrive, and also hoping Creative Woodstock can also survive and thrive. She stated, as a businessperson, she sees that Creative Woodstock needs to be built as an entity before the City gives them a space. Councilwoman Piersall stated she and the Arts Commission would work with Mr. Weber on this, noting what Creative Woodstock could give all the venues and artists in Woodstock. Councilwoman Piersall stated it has also become clear to her that to make Creative Woodstock successful and to make Woodstock an arts destination in McHenry County with all the money that will come forward with that, the City needs a Master Arts Plan. Noting an additional $26,000 is needed to fund this, she asked Council to give Makity Make the space, find $26,000 for the Master Arts Plan and then to build what Woodstock needs to maximize its position as the arts hub of McHenry County. Councilwoman Lohmeyer stated she likes the solidness of the Makity Make proposal, noting it has already been proven in another city. She opined Creative Woodstock is too abstract to commit to, stating for these reasons she supports Makity Make. Councilman Nierman stated as a business owner he feels the City would not have any risk with Makity Make, while Creative Woodstock is more of a risk. He stated for that reason he supports Makity Make. Councilman Flynn stated Makity Make ticks all the boxes, opining the demographics will respond to it. He stated Creative Woodstock has a place and could do things with other entities such as the Opera House. He expressed his support for the Makity Make proposal, stating it has a track record. Councilman Tebo expressed his support for Makity Make, stating it is adaptable and checks all the boxes. He stated he agrees with Councilwoman Piersall that perhaps Creative Woodstock can be a fit when there is an Arts Master Plan. He questioned the per sq. ft. included in the Makity Make proposal, noting it is not what Council wished to see. Mr. Christensen stated the City can offer value to them to increase the rental price. Councilman Seegers agreed with Councilwoman Piersall that Makity Make will not create the “bang” of Creative Woodstock, but opined the taxpayers deserve a return. He opined with the  Woodstock City Council 11/15/22 Page 8 of 9 Makity Make proposal every taxpayer will benefit. He stated he would support Creative Woodstock but not in this space because it would have to be subsidized by the City, noting what could happen should it not succeed. He stated for these reasons he supports Makity Make. Mayor Turner stated Makity Make has a track record, operates a proven business elsewhere, will bring arts-related activity into the building, will provide rental income and will avoid the risk of the need for a subsidy. He stated for these reasons he supports the Makity Make proposal. He agreed offering other things should be explored as should opportunities for partnering with members of the arts community, including Creative Woodstock. Mayor Turner opined as it looks at the building, it behooves the Council to go with Makity Make, telling them to consider the options and opportunities that could be found elsewhere. Mayor Turner thanked Mr. Weber and asked him to consider this not as the end of the road, but rather as an opportunity to adapt and perhaps take on a partnership or look elsewhere in the City, noting it is Council’s obligation to look at this building and create income. Ms. Gulli stated Makity Make is very interested and is cognizant of what already exists in the community so they do not step on any toes, but rather can work with other entities. She opined their intent is to be immersed in the community and hope to use the front space as a gallery for local artists. Mayor Turner urged the Makity Make owners to look at the Woodstock community and be flexible. Mayor Turner expressed support of completion of the Arts Master Plan that can be used as the driver for arts in Woodstock. Councilwoman Piersall stated Council has been very clear with Staff in terms of wanting to see creativity, new ideas, and innovation. She opined Creative Woodstock is the most innovative and creative idea to come before Council. She wished to acknowledge and commend Mr. Weber for his work on Creative Woodstock, stating she believes in what he is doing. She opined Council is just building this a different way, stating she looks forward to working with Mr. Weber more on this. Councilman Seegers expressed his agreement with Councilwoman Piersall’s comments regarding Creative Woodstock and Mr. Weber. In response to his question, Councilwoman Piersall stated they have already discussed forming a 501(c)(3) for Creative Woodstock, opining there is enough passion in the community that people may be willing to donate to this. Mayor Turner opened the floor for Public Comment. Ms. Willcockson wished to comment regarding the Arts Master Plan, stating the City has already funded a study with ArtSpace via a recent grant award. Noting nothing can be started until the agreements are in place, she stated this is taking time. She stated this study will look at all of the different facilities and entities that are doing arts in Woodstock, noting perhaps this could accommodate Creative Woodstock. Mr. Weber thanked Council for considering Creative Woodstock and working with him on the  Woodstock City Council 11/15/22 Page 9 of 9 proposal. He opined the concept has a lot of potential for the community. He stated the Makity Make proposal is a good one, noting they have a background in business. Opining Creative Woodstock would serve a multi-generational demographic, he urged the owners of Makity Make to try to do this also and to reach as broad a demographic as they can. He wished them well. Mr. Weber stated he looks forward to working with the Council to make an entity for Creative Woodstock. There were no further Public comments. There being no further discussion, it was the consensus of the City Council for Staff to pursue a lease with Makity Make for space in the Old Courthouse. VI. FUTURE AGENDA ITEMS There were no further additions, deletions, or corrections to the tentative future Council agendas. ADJOURN Motion by G. Tebo, second by D. Flynn, to adjourn this regular meeting of the Woodstock City Council to the next regular meeting on Tuesday, December 6, 2022, at 7:00 PM in the Council Chambers at Woodstock City Hall. Ayes: D. Flynn, L. Lohmeyer, T. Nierman, W. Piersall, B. Seegers, G. Tebo, and Mayor M. Turner. Nays: none. Abstentions: none. Absentees: None. Motion carried. The meeting was adjourned at 8:46 PM. Respectfully submitted, Cindy Smiley City Clerk