Public hearing set on Campton Hills 900-home development. Here’s what’s in annexation agreement

The Campton Hills village board has set a public hearing for a proposed 962-acre annexation at 6 p.m. Thursday, Sept. 4, at Lord of Life Lutheran Church, 40W605 Illinois Route 38.

Developer Shodeen Group of Geneva is proposing LaFox of Campton Hills. It would have 900 homes — 700 single family — and 440 acres of open space, records show.

The 17-page updated annexation agreement includes the stipulation that the village or another entity might want to buy the 440 acres of open space within three years for slightly more than $12.3 million — or $28,067 per acre — to preserve it.

If nobody buys the 440 acres designated for open space, Shodeen can build houses, at a density of one house per acre, according to the agreement.

Among other stipulations in the proposed annexation agreement:

• Shodeen is to create a homeowners association to manage the development, and if it fails to maintain its open spaces or private infrastructure, the village will create a special service area.

• Streetlights will have to follow the village’s Dark Sky regulations.

• Shodeen is to pay $10,500 per permit registration for each dwelling in the planned-unit development with a schedule of increases of 3% in 2031 and 2032 and 5% in 2037, 2042 and 2047.

• The developer doesn’t have to pay the permit registration fee for the 100th through 105th dwelling units. Instead, the developer would pay the difference between $10,500 and the adjusted amount of the fee at the time.

• Shodeen is to pay the village $35,000 for its costs related to the annexation and development.

• The parties also acknowledge that village officials may seek to create a tax increment finance district. A TIF is a development tool in which local property taxes are used to support specific public improvements within the district.

• Shodeen will have to install utilities and infrastructure such as water, sewer, storm sewer facilities and sidewalks.

The agreement includes a separate five-page contract the developer has with Geneva District 304 for it to pay $6,800 per residential dwelling unit — $6.12 million — to increase by the consumer price index.

And in the event a TIF is created, the district will get a per-pupil expenditure of $18,000 to $19,000 per child per year, in addition to the $6.12 million.

The draft agreement is available online at camptonhills.illinois.gov.