City of Batavia Committee of the Whole met Jan. 27
Here are the minutes provided by the committee:
Meeting Called to Order 7:00pm
1. Roll Call
Present: Barazza, Lanci, Beck, Malone, Solfa, Wolff, Baerren, Leman, Lohman, Pieper, Farenbach, Anderson
Absent: Malay*, White
2. Reminder: Please Speak Into The Mic for BATV
3. Approval of Minutes
4. Items Removed/Added/Changed
Swap item 7.1 with item 7.4 to allow for discussion
Motion: Approve swap of 7.1 and 7.4
Maker: Solfa
Second: Lanci
Voice Vote
12-0, 2 Absent, Motion Carries
5. Matters From Public
6. Consent Agenda
6.1 Resolution 2026-013-R Authorizing the Purchase of Three (3) Police Vehicles – MJ
6.2 Resolution 2026-017-R Establishing Public Hearing and Joint Review Board for Proposed TIF #7
6.3 Resolution 2026-020-R Confirming Appointment of Director and Alternate to NIMPA Board
6.4 Resolution 2026-019-R Authorizing the Execution of a Contract with ILM Environments of Waukegan, Illinois, for the Construction of Mahoney Creek Tributary – H. Michael Wild Park Drainage Improvements (GIGO Grant Funded Project) in the Amount of $557,324.00
Motion: Approve Consent Agenda as Presented
Maker:Baerren
Second: Solfa
Voice Vote
12-0, 2 Absent, Motion Carries
7. Regular Agenda
7.4 Thompson Farm Annexation and Zoning
Public Hearing: Thompson Farm Annexation Agreement
*Ald. Malay joined the meeting at 7:50pm
The proposed zoning amendment, planned development, and draft annexation agreement were reviewed at a Plan Commission public hearing, with several residents providing comments. The annexation agreement limits the project to 160 residential units and 220 population equivalents of sanitary sewer capacity, primarily for a multifamily component. The plan is conceptual, with higher-density development and full city utilities in the northeast portion of the site and lower-density, large-lot homes elsewhere using city electric and water with private septic systems.
The agreement allows expedited review for future approvals that follow the concept plan, while major changes would require standard review. It also allows coordination with the Geneva and Batavia school districts to adjust boundary lines and avoid split lots, and requires a tree preservation plan. Both the Plan Commission and city staff recommended approval. The city would assume jurisdiction over Winmouth Road upon annexation, while the county plans intersection improvements at Fabyan Parkway.
The discussion focused on planned bike and pedestrian connectivity, traffic impacts, and jurisdictional responsibilities related to the proposed development. The concept plan includes a bike path running north–south along Wenmoth Road and east–west along Fabyan Parkway, though gaps will remain where adjacent parcels are undeveloped or outside city jurisdiction, to be filled as future development occurs. Concerns were raised about traffic congestion at the Fabyan and Wenmoth intersection, with staff noting that a traffic study would be required at the time of development to determine needed improvements, such as turn lanes, which would generally be the developer’s responsibility, while Fabian Parkway remains under county control. Council members also emphasized the need for safer bike and pedestrian crossings over Fabian Parkway and stronger connections to Peck Farm and existing trail networks. Clarification was provided that annexation would shift police jurisdiction only along the portion of Winmouth Road adjacent to the property, while fire and ambulance services are already provided by the city through existing arrangements.
Alderman Pieper prepared a financial analysis of the proposed development, focusing on long-term infrastructure and service costs versus anticipated revenue. The analysis assumed roughly 75 single-family homes and 50 multifamily units, generating approximately 8,000 feet of new roadway and associated utilities, with the developer covering initial construction but the city responsible for long-term maintenance and reconstruction. Using current costs, roadway life-cycle expenses were estimated and translated into an annual per-unit revenue threshold, which was compared against projected property values, property tax generation, and limited assumptions about sales tax. Based on anticipated home values (approximately $1 million for single-family and $450,000 for multifamily units) the development appears likely to meet or slightly exceed the minimum revenue needed to cover road costs alone, though additional city service impacts such as police coverage, snow plowing, street maintenance, and long-term responsibility for Winmouth Road were noted as unresolved variables.
During the public hearing, Chris Lannard, planning consultant for the Thompson Family Trust, presented an overview of the proposed development and its history, emphasizing the family’s long-standing ties to the property and the community. He described the site’s unique context, surrounded by forest preserve land and Peck Farm, and explained how the concept plan responds to natural features such as drainage patterns, wetlands, floodplain boundaries, and existing tree lines, all of which are intended to be preserved. The plan proposes a mix of multifamily housing in the northwest portion of the site, limited by a cap of 220 population equivalents, and large-lot single-family homes on approximately 20,000-square-foot lots using public water and utilities with private septic systems. Lannard noted that access would be limited to Winmouth Road due to county restrictions along Fabian Parkway, with additional right-of-way dedicated to accommodate future county roadway improvements, and highlighted planned bike path connections along Fabyan and Wenmoth.
Attorney Kate McCracken spoke on behalf of the Thompson family, urging the council to view the proposal as a unique, owner-driven effort rather than a typical developer-led project. She emphasized the family’s multi-generational stewardship of the land, their commitment to responsible density, preservation of natural features, and collaboration with city staff. McCracken argued that the development should not be grouped with concerns about sprawl or fiscally unsustainable growth, stating that the projected home values and resulting tax revenues would allow the project to pay for itself. She concluded by asking the council to recognize the care and intentional planning behind the proposal, framing it as an opportunity to responsibly integrate a cherished piece of land into the community.
1. Ordinance 2026-002: Authorizing the Execution of an Annexation Agreement between the City of Batavia and Chicago Title Land Trust Company, not Individually but as Successor Land Trustee to ATG Trust Company Under Land Trust # L006-084
Motion: Approve Ordinance as Presented
Maker: Solfa
Second: Lanci
Roll Call
Aye: Barazza, Lanci, Beck, Malone, Solfa, Wolff, Baerren, Leman, Lohman, Pieper, Farenbach, Anderson
Nay: None
Abstain: Malay
12-0, 1 Absent, 1 Abstain, Motion Carries
2. Ordinance 2026-003: Amending the Land Use Map of the Comprehensive Plan of the City of Batavia
Motion: Approve Ordinance as Presented
Maker: Solfa
Second: Lanci
Roll Call
Aye: Barazza, Lanci, Beck, Malone, Solfa, Wolff, Baerren, Leman, Lohman, Pieper, Farenbach, Anderson
Nay: None
Abstain: Malay
12-0, 1 Absent, 1 Abstain, Motion Carries
3. Ordinance 2026-004: Annexing Territory and Zoning Properties to the City of Batavia
Motion: Approve Ordinance as Presented
Maker: Solfa
Second: Lanci
Roll Call
Aye: Barazza, Lanci, Beck, Malone, Solfa, Wolff, Baerren, Leman, Lohman, Pieper, Farenbach, Anderson
Nay: None
Abstain: Malay
12-0, 1 Absent, 1 Abstain, Motion Carries
7.2 Discussion: Update on Rt. 31 Road Diet
The council received an update on the Illinois Route 31 road diet project, focusing on pedestrian and bicycle safety improvements following the completion of the initial lane reconfiguration in 2024. Staff and consultants from GFT explained that the project is now in preliminary engineering, funded through $1 million in ITIP grants with a target construction year of 2027, making the schedule time-sensitive. The current phase emphasizes improving east–west crossings along the corridor, including proposed overhead rectangular rapid flashing beacons (RFBs) at Millview, Union, and McKee to enhance visibility and safety, filling a remaining sidewalk gap between Midway and Bernadette, and adding a multi-use path connection between Houston Street and McKee.
In the downtown segment, several alternatives were analyzed to extend the road diet while maintaining traffic capacity, with IDOT strongly favoring the addition of a westbound right-turn lane at Wilson Street to reduce queuing and avoid safety issues associated with lane drops. This option would require removing some on-street parking but could include relocating parking onto Route 31 itself, an unusual but supported concession from IDOT.
7.3 Resolution 2026-019-R Authorizing Execution of a Redevelopment Agreement with Manhattan Real Estate Ventures, LLC for 190 S. Water Street
The council considered Resolution 2026-19R authorizing a redevelopment agreement with Manhattan Real Estate Ventures for the adaptive reuse of 190 South Water Street, the former Pomarco building, into the U.S. headquarters of QT9 Software. Austin Dempsey presented the project as a long-awaited downtown catalyst, noting the $12 million private investment to renovate the historic industrial structure into a modern brick-and-glass office with outdoor gathering space, bringing an initial 60–70 high-tech jobs with growth potential beyond 100. The project would receive $1.87 million in TIF assistance as a post-occupancy reimbursement, with a six-year clawback provision, and is projected to generate more than $5 million in incremental tax revenue over the life of the TIF.
The presentation highlighted the benefits of increased daytime foot traffic, preservation of historic buildings, alignment with the downtown plan, and synergy with nearby arts, restaurants, and future mixed-use development, while QT9 leadership emphasized their commitment to keeping employees engaged with downtown businesses rather than operating an in-house cafeteria. Broad enthusiasm was expressed for the project’s economic, cultural, and symbolic value, positioning it as a key step in strengthening downtown vitality and establishing Batavia as a growing tech and innovation hub.
Motion: Approve Consent Agenda as Presented
Maker:Wolff
Second: Malay
Voice Vote
13-0, 1 Absent, Motion Carries
7.1 Resolution 2026-106-R: Authorizing the Execution of the Preliminary Engineering (Phase 1) Services Agreement with GFT Inc. (TranSystems) for the Reconstruction of Hubbard Avenue
The council considered Resolution 2026-16R authorizing execution of a Phase 1 preliminary engineering services agreement with GFT for the reconstruction of Hubbard Avenue. Hubbard Avenue, located in the industrial park, is one of the city’s lowest-rated roadways despite serving several major employers, including Aldi, Waste Management, Feece, Oil, and DS Containers. The corridor currently suffers from drainage problems, inconsistent right-of-way and pavement widths, and a lack of continuous pedestrian and bicycle infrastructure. The proposed engineering phase will evaluate roadway and intersection alternatives, address drainage improvements, and incorporate bike and pedestrian connectivity consistent with the city’s Complete Streets policy.
The project is supported by federal STP-L grant funding awarded in 2024, with construction targeted for 2029. Eleven firms submitted proposals for the work, and GFT was selected based on strong qualifications and past performance, including award-winning projects completed for the city. The negotiated cost for Phase 1 engineering is approximately $379,000 and is within the approved budget.
Motion: Approve Consent Agenda as Presented
Maker: Malay
Second: Solfa
Voice Vote
13-0, 1 Absent, Motion Carries
7.5 Continued Discussion: Implementing Contractor Registration
City staff revisited the idea of contractor registration, which was previously discussed in 2016 but not pursued. Since then, the city has received multiple homeowner complaints about contractors failing to complete work, leaving permits open or failed for years, and facing little accountability. Staff presented a proposed framework outlining how contractor registration could improve oversight and protect residents, with the potential to deny or revoke a contractor’s ability to work in the city if standards are not met. While the city cannot intervene in private contractual disputes, registration could provide tools such as bonding, insurance requirements, and permit controls to discourage bad actors. Council members agreed the issue warrants more in-depth discussion, including examples from other municipalities, and deferred further action to a future meeting to allow for a more thorough review and public input.
8. City Council Updates
8.1 Project Status
Council updates included a reminder to respond to Lori Botterman’s email regarding summer farmers market event participation, highlighting past success in community engagement and departmental outreach.
Human Resources announced new job postings, including a community engagement intern, public safety management analyst, civil engineer/engineering assistant, and an internal posting for manager of electric operations to prepare for upcoming retirements and expand engineering support.
Ald. Solfa acknowledged city employees’ prompt response to multiple frozen water main issues over the weekend, praising their work in difficult conditions.
8.2 Other Business
9. Executive Session: Purchase and Sale of Real Estate
Motion: To enter Executive Session
Maker: Solfa
Second: Malone
Roll Call
Yay: Barazza, Lanci, Beck, Malay, Malone, Solfa, Wolff, Baerren, Leman, Lohman, Pieper, Farenbach, Anderson
Nay: None
13-0, 1 Absent, Motion Carries
10. Adjournment
Motion: Exit Executive Session and Adjourn Meeting at 10:30pm
Maker: Solfa
Second: Malone
Roll Call
Yay: Barazza, Lanci, Beck, Malay, Malone, Solfa, Wolff, Baerren, Leman, Lohman, Pieper, Anderson
Nay: None
12-0, 2 Absent, Motion Carries
https://bataviail.community.highbond.com/document/0184f98b-03d1-4475-a8a9-d7a9d35f8de0/
