Latest news with #CrownCommunityDevelopment
Chicago Tribune
6 days ago
- Business
- Chicago Tribune
Construction begins on first residential lots at controversial Crown development in Sugar Grove
Construction has officially started at The Grove, a mixed-use development planned on 760 acres at Interstate 88 and Route 47 that was annexed into the village of Sugar Grove last year. Work is beginning on just one portion of the development area, set to be the community's first residential neighborhood, according to a news release Thursday from Sugar Grove LLC, an entity of Naperville-based Crown Community Development. That area, located along Merrill Road, will offer single-family homes on 214 lots, which Crown expects to deliver to home builders in 2026. Oswego-based J&S Construction was awarded the site contract for the project, according to Thursday's news release. The Grove has been a long time coming, said Crown's Managing Director Jennifer Cowan on Friday. She said that Crown has owned the property for many years, and that 'a lot of work has gone into positioning the property for development.' Last September, the Sugar Grove Village Board approved the development project and agreed to annex the property into the village and give its developer financial incentives via a tax increment financing district, according to past reporting. The project will sit on what is currently mostly farmland surrounding the Interstate 88 and Route 47 interchange. It's set to include neighborhoods, mixed-use commercial and residential areas, a walkable town center and a business park area. The project faced public opposition, however, both before and after the village gave it the green light. In April, a non-binding referendum question was passed by voters asking the village to reverse its decision on the project. In the same election, former village president Jennifer Konen and an incumbent village trustee — both of whom voted in favor of the Crown project — were voted out. Still underway is a lawsuit against Sugar Grove by Kaneland School District 302, which is challenging the tax increment financing district planned for the development project. A TIF district is a form of economic development incentive, in which the value of a property is essentially frozen, with the extra or 'increment' taxes created by developing the property then going into a special fund used to pay for costs related to improving the area. Kaneland was previously in negotiations with Sugar Grove to create an intergovernmental agreement about the TIF district, according to past reporting. But, not satisfied with those terms, the district floated the possibility of taking legal action against the village in February. The Kaneland lawsuit was filed on June 13 with the Kane County Circuit Court, according to case information on the county circuit clerk's website. The district is arguing that the TIF district will mean the school district will lose out on incremental property taxes levied against the area for a period of 23 years, and that there is controversy over whether the area should qualify for tax increment financing in the first place, according to past reporting. Per the lawsuit, the school district is asking the village to dissolve the TIF district. Sugar Grove Village President Sue Stillwell declined to comment on Friday about the lawsuit. Kaneland Superintendent Kurt Rohlwing said on Friday that the district right now is waiting on an initial hearing, which will likely not be until September. 'We want to make sure that we have a fair deal for the financial arrangements that impact all of our communities,' Rohlwing told The Beacon-News. But, despite the opposition and legal action surrounding the TIF district for the development, the Crown project has continued to move forward in recent months. In late April, the village OK'd a final plat of subdivision, essentially a map dividing up a piece of land into smaller lots, for one portion of the development — the part that just began construction, Cowan said. The latest approval Crown secured was a mass grading permit, which is required by its annexation agreement with Sugar Grove, according to Stillwell. Mass grading is essentially preparing the land at a site for construction. The developer is going to be grading nearly 80 acres of the project area, Cowan said, which could take six to eight weeks. From there, the developer will install sanitary sewers, water mains and storm sewers underground, and pave and finish streets by the end of this year or the spring of 2026. Getting the mass grading permit allows Crown to start construction while its engineering plans are still being reviewed, Cowan explained. She noted that significant rain during the fall could impede the process, so the goal is to have the grading done before then. Crown will have to go through the engineering review process and plat approval process for each portion of the project it brings forward to the village, Cowan said. This first development area is expected to offer single-family homes with two- or three-car garages, according to Thursday's news release. Crown is a land developer, meaning it won't be building the homes that will sit on this development area. But Cowan said she anticipates there could be homes built in this area before the end of 2026. The Crown project as a whole is set to have as many as 1,500 residences, according to The Grove's website, and at least 200 acres of open space, including parks and trails. As for the other components, Cowan said that the industrial portion of the land is already under contract for a data center, which could be built in the next three to four years. For Crown's part, she estimated that its build-out of all the parcels in the project's development area could be finished in about 10 years, not necessarily including the construction of the homes or other buildings that will then be built on top of them. But, for now, Cowan expressed optimism about the project as a whole and the progress being made on this first residential piece of the project. 'I'm really excited to be able to deliver some additional housing supply to this market,' Cowan said. 'It is a supply-constrained market. … Housing supply is definitely a need here in Chicago, in the Chicago metro area.'
Chicago Tribune
26-06-2025
- Business
- Chicago Tribune
Kaneland School District files lawsuit against Sugar Grove over Crown development's TIF district
Kaneland School District 302 is moving forward with taking legal action against the village of Sugar Grove to challenge the tax increment financing district planned for the controversial Crown Community Development project at Interstate 88 and Route 47, according to a lawsuit filed on June 13 with the 16th Judicial Circuit Court. At its May 12 meeting, Kaneland's school board voted to authorize the district to possibly take legal action over the TIF district for the development project. The lawsuit was filed on June 13 with the Kane County Circuit Court, according to case information on the county circuit clerk's website. The project, called The Grove, is a planned 760-acre mixed-use development, commonly called the Crown development in reference to its developer, Naperville-based Crown Community Development, according to previous reporting. The planned development, which the village OK'd last September, is designed to include nearly 400 acres of residential properties, a walkable town center, more than 120 acres of commercial development and about 240 acres for a business park. The lawsuit filed by Kaneland is over the TIF district for the project. A TIF district is a sort of economic development incentive, in which the value of a property is essentially frozen, and the extra or 'increment' taxes created by developing the property go into a special fund used to pay for costs related to improving the area. According to an original proposal, 10% of the TIF funds were to go to the village for any improvements it needs to make in the area, but, in August, then-Sugar Grove Village President Jennifer Konen said Crown had agreed to give another 10% of the funds to be distributed among the other taxing bodies, of which Kaneland is expected to get $26 million. The original TIF agreement also included payments from TIF district funds to offset the cost of schooling for students living in the new housing at the development. Kaneland was previously in negotiations with Sugar Grove to create an intergovernmental agreement about the TIF district, according to past reporting. But, not satisfied with those terms, the district floated the possibility of taking legal action against the village in February. A spokesperson for Kaneland said the district declined to comment on the lawsuit until the village had been served. As of Thursday morning, Sugar Grove's Village Administrator Scott Koeppel said they had not been served. In the complaint, Kaneland says that the establishment of the TIF 'will deprive the school district of incremental property taxes levied against the Redevelopment Project Area for 23 years.' The lawsuit is arguing that there is an 'actual controversy' over whether the area qualifies for tax increment financing, per the filing. The district is making this argument in a few ways. It is arguing that the project area should not be considered 'blighted,' which was part of the rationale for its qualifying as a TIF district, and that the TIF district is not contiguous. It is also alleging that the village has not provided sufficient proof that development would not have occurred in the area without the creation of the TIF district and providing financial incentives to the developer. Per the lawsuit, the school district is asking Sugar Grove to dissolve the TIF district. The Crown development has seen significant community backlash as the project has progressed, including a majority of voters supporting a non-binding referendum in April asking the village to reverse course on the development entirely. In the same election, incumbent Village President Jennifer Konen, who was in support of the project, was ousted, according to past reporting. Pat Gallagher, the primary proponent of the petition for the advisory referendum, told The Beacon-News he felt the situation with the Kaneland lawsuit was avoidable, but he's supportive of it as 'the most appropriate next step.' Sugar Grove Village President Sue Stillwell said in a statement that 'regardless of the nature of the litigation and any dispute,' she is 'committed to fostering a positive, collaborative relationship with the Kaneland School District as well as the other taxing bodies.' According to a statement from Crown Community Development on Tuesday, construction at The Grove has not yet begun, but Crown is working with the village to secure the required permits to begin development.
Forbes
02-05-2025
- Business
- Forbes
An Alternative To Aging In Place For Retirees
One of the main dilemmas people face as they get older is where to live. The common questions are: The question should be: how can I live better in this phase of life? In January, one of the articles I wrote was titled 'Why Aging In Place May Not Be The Answer For Your Retirement.' During my research process, I discovered an alternative to these options: Amblebrook at Gettysburg, Pennsylvania. It is a unique active adult living community for many reasons. Interestingly, The National Association of Home Builders just recognized Amblebrook with a Gold award—'Best 55+ Detached Community of the Year'—which is the association's grand award. As baby boomers continue to retire, there is a trend for people to downsize often moving to retirement communities. Most 55+ communities are referred to as senior living communities that do not include a continuum of care and health services. But while there are many 55+ communities, Amblebrook's magic formula is twofold. The community's award-winning design, intentionally planned to foster connectivity and wellness, has made it a leading-edge community that encourages year-round activity for all residents. It is easy to talk about community, but Amblebrook is intentional about facilitating community and creating a sense of belonging. Amblebrook's developer Crown Community Development went all-in on amenity offerings, building many of the facilities and amenities before many homes were even built. Having this 'wellness campus' ready and available for residents to use much earlier than the industry norm helped Amblebrook's residents to build and establish connections right from the beginning. After interviewing Chris Naatz, the Director of Sales and Strategy for Crown Community Development, Amblebrook's developer, I learned some specific reasons why this community has been so successful. When planning the Amblebrook community, Crown made informed, strategic decisions about the design and layout of Amblebrook's wellness campus with the specific goal of stimulating social connections and promoting longevity. The first thing you see at Amblebrook's Welcome Center is not a salesperson, but a Café and Coffee Shop where both visitors and residents meet and connect. While the Welcome Center is the jumping off point within Amblebrook, it is just one of several hubs within the community. There is a Demonstration Kitchen called Nourish Interactive Kitchen, and an art room called Canvas Studio that even includes a kiln for ceramics. There is a theater space for watching TED talks, movies, and speakers. In collaboration with a local healthcare provider and other wellness experts, there is a state-of-the-art wellness facility offering spa programs, physical therapy, massages, and other wellness-related care options. For residents who want to be active, there are indoor and outdoor pools, a full gym, indoor and outdoor pickleball courts, a dog park, walking trails in nature, and more. Amblebrook offers an organized community events calendar where residents participate in over 2,000 events per year, engaging with each other in ongoing learning on a breadth of topics. Residents have founded over 50 clubs, and there are ample volunteer opportunities and expansive amenities rooted in wellness that are all strategically designed to promote genuine human connections rooted in purpose and better health. Gettysburg is also close to several metropolitan areas, making it an attractive location for people who want to enjoy the countless activities that big cities offer. With all these opportunities for activity and connection, those who have moved to Amblebrook are living a lifestyle that is more mentally, socially, and physically active and fulfilling than they ever imagined. Naatz described the culture as an older version of the series 'Friends' and 'Seinfeld' because groups of friends have moved into the community as a group from their old neighborhoods. 'There is so much wisdom in the community that is shared in a variety of ways,' he said. 'We have a brain trust that we tap into for emotional, spiritual, and intellectual learning.' He explained how this community is a perfect example of life-long learning, but 'it's the relationships that keep people joyful and well.' Those who have moved to Amblebrook have made more meaningful friendships than they've ever had before in their lives, and it's their high level of activity and engagement with each other that forms these bonds. Residents attend lectures and community events, participate in clubs and organizations, take vacations together, and socialize daily. All this activity is naturally a prescription for better health (mental, physical and emotional) and a longer lifespan. To learn more, I interviewed some of the residents. According to one woman, 'Everybody who lives at Amblebrook has a rich background. We have physicists, doctors, lawyers, and people with jobs that I didn't even know existed. The life experience is phenomenal. Residents give lectures offering their expertise to each other.' Another man added, 'We always find things to talk about with our neighbors and are always learning new things from them. Everybody has something different to add. I've been teaching people to play canasta and chess. We've got Civil War experts who take their friends over to Gettysburg for tours.' Based on my extensive research about positive aging, it is important to stay relevant, engaged in life, and connected to others. While there is no one answer to where to live, communities such as Amblebrook facilitate what matters most. As Robert Waldinger concludes in his book 'The Good Life: Lessons from the World's Longest Scientific Study of Happiness, 'strong, positive relationships are a key predictor of happiness, well-being, and even longevity, more so than factors like wealth or success.' According to a 2023 report from the U.S. Surgeon General's Advisory on the Healing Effects of Social Connection and Community, 'evidence consistently shows that wider social networks and more frequent social engagements with friends and family are associated with better cognitive function and may protect against the risk of dementia.' At the same time, 'Evidence across scientific disciplines converges on the conclusion that socially connected people live longer.' Amblebrook represents a new approach to how an active adult community should be designed. This focus on wellness, regularly activity, and connection is on the cutting edge. Based on research trends about health and wellness, Amblebrook will likely be the direction for the industry that other developers will model. This type of community is not seen as a place to retire, but instead a place where someone can start a new stage of life. It raises the bar for what 'retirement' means. Aging in place –in your home—may still be the answer for some people. But we should remember that Robert Waldinger concluded that the good life is based on healthy relationships. 'Loneliness kills. It's as powerful as smoking and alcoholism.' He emphasizes taking care of our physical health, but relationships and social health is just as important for living the good life. Though creating and maintaining relationships is harder to do as people grow older, organizations such as Amblebrook remove the common obstacles to living a life full of community and strong social connections.
Chicago Tribune
11-04-2025
- Politics
- Chicago Tribune
Column: Sugar Grove voters send strong message about listening to constituents
No joke: How many ousted officials does it take before village leaders start listening to their residents? Look no further than Sugar Grove to see that people are fed up with unpopular decisions being jammed down their throats. Since the winter of 2019 the hottest topic in that village has centered on its plans for 760 acres of prime farmland owned by Crown Community Development at the Interstate 88/Route 47 interchange that initially included 4 million square feet of potential warehousing. Residents didn't just react, they revolted, with hundreds of Sugar Grove and Blackberry Township residents packing large convention rooms expressing their concerns at village meetings. The pushback worked. Crown withdrew its plan and in 2021 several elected officials were kicked off the Village Board, including President Sean Michels, who was crushed by Jennifer Konen, a trustee who ran on an anti-warehouse campaign. A few years later Crown was back, this time with a more palatable mixed-use proposal that, in addition to the potential for warehouses, included 'The Grove,' a residential/retail development that featured a 'town center' a good six miles from the heart of the village. Backlash against this 'Crown light' plan was not as monumental but still significant, led mostly by Blackberry Township homeowners who were not only incensed all the industrial development was on their side of the interstate but that, because 98% were Elburn residents, they had no vote in what would forever impact their homes and their futures. Much to their frustration – and outrage – they felt they were once more dealing with Sugar Grove leadership that heavily favored Crown, specifically Konen. And so, the Thoughtful Progress Facebook page that was started in opposition to Crown in 2019 was revived. More recently Neighbors for Sensible Growth was formed and the battle was on again, picking up considerable steam in the village throughout last year, especially as the board voted to approve zoning changes and annexation, then gave Crown financial incentives via a tax increment financing (TIF) district, which in essence declared this fertile farmland blighted. It was a bridge too far for lots of people. And it wasn't long before opponents put together a slate of candidates to run against Konen and for three open trustee seats. The opposition also went a step further, gathering 500 signatures to put an advisory referendum on the ballot asking how voters felt about the Crown development. Once more, they made their displeasure known. Not only did Susan Stillwell soundly defeat Konen for village president (unofficially as of Thursday, 57.71% to 42.29%), all three candidates backed by the anti-Crown movement won seats on the board, which ousted an incumbent trustee who had voted for the development last fall. If that wasn't a strong enough message, the advisory referendum asking for a reversal of the Crown project got (unofficially as of Tuesday) nearly 58% of the votes. 'Time and time again we would hear that it's only Blackberry Township people opposed to the development … that Sugar Grove residents want it,' said Pat Gallagher, who put together the referendum. 'No, they don't … and this election proved that,' Gallagher said. So it seems. The nearly 35% of registered Sugar Grove voters – up from close to 19% in the election four years ago – who cast a ballot in the April 1 election soundly rejected the Crown plan. Imagine how high the numbers would have been with Blackberry votes added. 'This is an incredibly educated force that wants to come to the table and have a voice in how we grow,' said Thoughtful Progress founder Carolyn Anderson. 'We welcome progress but not at the cost of who we are.' As a Blackberry Township resident myself, all of this is positive news. The not-so-great? It's likely too little too late, with the best hope in the hands of Kaneland School District, which is considering legal action against Sugar Grove to challenge the TIF district on the grounds it would limit property tax revenue to the school district. 'It's a litigation nightmare that could have been avoided,' said Gallagher, who drew up the advisory referendum and helped gather the signatures that put it on the ballot. 'Municipalities should not have carte blanche over all the taxing bodies impacted by a TIF. 'There is such a paternalistic attitude that 'we know better than our constituents,'' he added. 'There is too much power in the hands of a few.' And that, he says, all 'goes back to representation.' Jaden Chada, a Blackberry Township resident and 20-year-old nursing student at Aurora University, got involved in this movement after attending a Sugar Grove meeting two years ago discussing the comprehensive land use plan where, 'nearly every person was against it and yet they approved it anyway.' 'That's not right,' he added. Even at his age, Chada realizes that to make a difference it often takes more than showing up and voicing concerns, that there also has to be a plan and those willing to do the hard work to implement it. Chada got so involved that he became the manager of Stillwell's campaign which, he noted, spent only $3,000, a mere fraction of the opponent's, he said. Among his duties: hitting the streets of Sugar Grove day after day, distributing door hangers and flyers to nearly 2,500 of Sugar Grove's 3,000 homes. Thousands more hours went into this effort by a small but determined group that included Anderson, a former insurance specialist and now self-described 'housewife' who estimates she put in 40 to 60 hours a week. 'Our team has spent years researching this development and especially the TIF financing behind it,' she told me. 'The idea that the taxing bodies and public should be forced to bear the financial burden of a project they overwhelmingly opposed is nothing short of immoral.' Sugar Grove is 'uniquely positioned,' she went on, to attract high-caliber development, including health care options. 'With its access to large tracts of land near the tollway, proximity to a strong network of educational institutions and its location within reach of an underserved population, it offers tremendous potential for meaningful investment,' she said. To Gallagher, a software engineer with a master's degree in American legal history, the results on April 1 not only sent a message that local elections are important, but that change is possible. 'It might just be a moral victory at the moment,' he added. 'But we still have a lot of irons in the fire.'
Chicago Tribune
28-02-2025
- Business
- Chicago Tribune
Kaneland School District considers legal action against Sugar Grove over development project's TIF district
Kaneland School District 302 may pursue legal action against the village of Sugar Grove to challenge the tax increment financing district planned for the controversial Crown Community Development project at Interstate 88 and Route 47. In the latest backlash to Crown Community Development's 760-acre mixed-use project called The Grove, Kaneland is opposing the development on the grounds that it is being built in a tax increment financing, or TIF, district will limit property tax revenue to the school district. In a TIF district, property taxes from the new development do not go to taxing bodies as they typically do. Rather, the extra or 'increment' taxes created by the development of the property go into a special fund used to pay for costs related to improving the area. It's meant to serve as an economic development incentive. According to an original proposal, 10% of the TIF funds were to go to the village for any improvements it needs to make in the area, but in August, Sugar Grove Village President Jennifer Konen said that Crown had agreed to give another 10% of the funds to be distributed among the other taxing bodies, which could amount to $37 million over the TIF district's 23-year lifespan, according to past reporting. Kaneland is expected to get $26 million of those funds. The original agreement also included payments from TIF district funds to offset the cost of schooling for students living in TIF-supported housing. Kaneland began negotiations with Sugar Grove, the entity that would be disbursing the TIF funds, to create an intergovernmental agreement about the TIF district, according to documents from the school board's Jan. 13 meeting. A final draft of the agreement was presented to the school board in January. It included the stipulation about an additional 10% of TIF funds being allocated to taxing bodies, among other provisions. Now, not satisfied with the terms of the proposed intergovernmental agreement, the school district is considering a new approach: taking legal action against Sugar Grove over the TIF district. 'We're looking at the … both short-term and long-term health of our district,' Kaneland Superintendent Kurt Rohlwing told The Beacon-News on Thursday. 'The health of our district dictates the experience and the education we're able to provide the students of Kaneland. And so, we don't believe that what is proposed is in the best interest' of the school district. Rohlwing characterized the proposed intergovernmental agreement as the village's 'last best offer,' and said legal action was the next possible avenue. On Monday, Kaneland's school board authorized its legal counsel, boutique K-12 education law firm Kriha Boucek, to draft a complaint. While any official legal action must be first approved by the school board, Rohlwing said, this move is the district's latest attempt to fight the TIF district. The Grove is a proposed 760-acre mixed-use development, commonly referred to as the Crown development in reference to its developer, the Naperville-based Crown Community Development, according to past reporting. The developer, through a subsidiary, owns the site of the planned development and 23-year TIF district, located at the intersection of Interstate 88 and Route 47. Plans for the development include nearly 400 acres of residential properties, over 120 acres of commercial development and about 240 acres for a business park, according to past reporting. According to its website, the project could hold as many as 1,500 residential units. As public discussions over the project took place over months and the proposal drew substantial community criticism, a Joint Review Board formed by the village of Sugar Grove reviewed the proposed TIF district and its financial impact on the area in May. It ultimately made no recommendation to the Sugar Grove Village Board. According to a document from the Kaneland superintendent presented to the school board with a timeline of the district's position on the development's TIF impact, the district's legal representation recommended that the district abstain from voting for or against the TIF district at the Joint Review Board meeting, so as to 'allow ease in working with the village of Sugar Grove and allow for more concessions to be given.' Kaneland abstained in the May vote. Despite months of public opposition, however, the Sugar Grove Village Board voted in September to allow the Crown project to move forward. Residents opposing the project have said previously that the development will burden the taxing bodies such as school districts that will have to provide services to the residents and businesses the project draws in without receiving the additional tax revenue the development would ordinarily bring in due to the TIF district, according to past reporting. 'The interest of the (Kaneland) district is intertwined with the interests of our homeowners,' Rohlwing said on Thursday. 'The additional revenue not only … would allow us to provide better facilities, better educational opportunities and experiences for our students, it also would provide us a possible way to alleviate the tax rate on individual homeowners,' saying that, were the development not in a TIF district, commercial and retail properties from the project would provide a greater share of tax money to taxing bodies. Crown Community Development's Jennifer Cowan previously said their goal was to begin work on the site in fall 2025, completing engineering on the first part of the project and obtaining the necessary permits before then. The first lots for the development are expected to be sold and builders are set to start constructing houses sometime in 2026, according to past reporting. The public relations firm representing Crown Community Development did not respond to The Beacon-News' request for comment on Friday. But, even after the Sugar Grove Village Board's approval of the development in September, public opposition has continued. A non-binding referendum on the April 1 ballot will provide residents another opportunity to express their support or opposition to the project. And Kaneland, for its part, is one entity making a final effort to oppose the current TIF plan, and the terms of the intergovernmental agreement with Sugar Grove. 'If they want this incentive, then they need to, the way I see it, they need to invest money back into the community,' Kaneland board president Addam Gonzales said at Monday's meeting. 'And we are nowhere near what my expectations would be for that.' Should the school board approve the legal complaint, which would need to identify the defects in the TIF district, the complaint would then be filed in Kane County Circuit Court, an attorney from Kriha Boucek told the board on Monday. But it could take years to make its way through the courts. Despite the possibility of a legal battle, Sugar Grove, however, does not seem to be going back on its plan for the development or the TIF district. 'While I respect the Kaneland school board's decision and understand their concerns, I stand by the Village Board's approval of the project,' Sugar Grove Village President Jennifer Konen said in a statement to The Beacon-News on Thursday. 'This project creates opportunities for families, children and local businesses while strengthening our tax base and ensuring long-term, sustainable growth that benefits homeowners and the entire community.' But Kaneland doesn't appear to be backing down, either. The school board noted Monday that, since the district is one of the largest taxing bodies affected by the TIF district, they need to be the entity to take the lead in opposing it. 'Who else can fight the village, right?,' school board member Aaron Lawler said. 'I mean, the fire district probably can't, the library district probably can't, the park district probably can't. So it falls on our shoulders.'
