Hills has eyes on Route 47 land

Right now, the 500 acres along the east side of Route 47 in central Kane County remain largely undeveloped, save for a smattering of farmhouses and a landscape business.

But developers envision a different future for the land -- one that could transform the corridor, which is north of Lily Lake and south of Elgin, into a place for businesses and townhouses.

No formal plan has been submitted yet, but the idea appears to be gaining momentum in the newly incorporated village of Campton Hills. Officials next month will consider extending village boundaries to include the property on the far west side.

Village officials say annexing the land could be a "definite benefit" by giving them a voice in future development. Its neighbors in Lily Lake and at least one Route 47 property owner, however, are crying foul.

"It goes against everything they rallied to incorporate for," said Lily Lake's acting village president, Jesse Heffernan, referring to Campton Hills' philosophy that incorporation was the only way to keep their community from being swallowed up by the growing city of Elgin. "It's right in our territory, it's at our back door."

St. Charles real estate investor Marvin Vestuto is coordinating the project. Vestuto's current plan has support from eight of 10 property owners in the 500 acres -- which he refers to as "black gold" that could benefit the village in the form of sales tax and revenue.

"There's less and less valuable land left around the county, so you have to try and get the highest and best use out of it," he said. "A developer, as you know, is going to make a few dollars out of this. But after the developer is out of there, it's the community that's going to benefit and benefit and benefit for years."

Vestuto's proposal is uncommon in that he's asking Campton Hills to annex the land for only six months, instead of permanently, and he has submitted no official development plans.

If the village and Vestuto don't reach an agreement within about six months, the property could go back to being unincorporated.

"It's kind of like a six-month trial marriage," said attorney Ken Shepro, who is representing Vestuto.

Trial or not, landowner Warren Strom doesn't like the idea of his family farm being engaged to Campton Hills without his permission. He and several family members told trustees of their opposition at a meeting Sept. 18.

"We think that's hypocritical … if you will allow us to be forced into the village when you didn't want to be forced into Elgin," Strom said. "We don't want to be in your village. It's of no benefit to us."

The Strom farm sits on about 77 acres that would be needed to make the annexation contiguous with the village. It has been in the family for several generations.

Shepro said Strom's land is not in danger of being developed because the family sold its development rights to the county years ago through a program that aims to preserve local farmland. A second piece of property, held in a Texas trust, also couldn't be built on because the development team has been unable to reach the owners about a possible agreement, Shepro said.

Strom also fears the annexation over the years could mean higher property taxes, although there are tax-freeze incentives the village could offer to relieve his worry, according to village attorney Bill Braithwaite.

The development group does not need Strom's permission to go ahead with the annexation because it has a majority of the affected landowners on board, officials said.

So far, Campton Hills officials say they're willing to look at any proposal Vestuto brings to the table.

A public hearing on the issue is expected in early October.

"(Being in on the project) allows for the village to plan for this property with the assurance that it's going to be a part of the village," Braithwaite said. "It's a definite advantage."