Nineteen Naperville residents are actively vying for eight open positions on the City Council on April 7. Some are incumbents, some former council members, others currently serve on boards and commissions in the city and the broader community. Some are newcomers to the political game.
The Sun posed specific issue questions of the contenders, asking each to provide answers within a week via email. This is the second report of their responses.
Question: The city is nearing full build-out and two major mixed-use projects including hotels are under way. Do you see any need to limit commercial growth as a way of maintaining balance with the city’s residential development? Please explain your reason(s) for this.
Becky Anderson
Residents value a balance between commercial development, homeowners and neighborhoods, said Anderson, who said she will work to protect quality of life if elected to the council.
“Our neighborhoods are who we are – their character, streets, homes, parks, schools-give them that hometown feel,” she said. “Increasing traffic because of increasing commercial encroachment also causes noise and light pollution; this is a big concern to many.”
Changes in land use should be done with great caution, said Anderson, who thinks the scale and scope of some recent development have neglected to take residents’ interests into proper account.
“The proposed push of the downtown north into residential areas has some potential dangers of ruining an established neighborhood-one that ranges in age of 100 years old — we lose affordable homes in the process too,” she said.
Rebecca Boyd-Obarski
The city has done well in striking a balance of commercial and residential properties that has helped create parity in the tax base between businesses and homeowners, said Boyd-Obarski, who does not support limiting commercial growth. While the balance historically was advantageous to the city’s financial standing, she said the economic downturn had an impact on the mix.
“The city lost some businesses during the recession and residents recognize the need to continue development,” she said. “As I have canvassed Naperville residents, I have fielded questions about bringing in new retail establishments, new large employers, and redevelopment of the Ogden Avenue corridor. The residents understand that a strong business community and commercial development are important to their quality of life and to the city’s bottom line.”
Judy Brodhead
The city derives 29 cents of every dollar of its revenue from sales taxes, even without imposing a home rule sales tax, said Brodhead, who “would never suggest limiting commercial growth” – although she thinks Naperville soon will have enough hotel rooms.
“When we created master land use plans, we carefully crafted commercial areas at major intersections,” said Brodhead, a former Plan Commission chairman, adding that businesses often hold off on putting down roots until residential development comes to an area.
The area around Route 59 and 75th Street was developed in the relatively recent past, and the big-box presences there have helped the city’s bottom line, said Brodhead, who cited city data suggesting the Costco store generates more sales tax revenue than all of the downtown businesses combined.
John Colletti
The use of tax increment financing, the sort of funding incentive that was tapped for the Water Street hotel/retail/restaurant project, should be limited, said Colletti, because it added unneeded debt service expense to the project. However, he sees ongoing need for major development to expand the commercial tax base, particularly on the edges of town.
“Expansion of retail beyond the current downtown footprint in the 2030 plan instead of creating new housing options may be unwise. Expansion of Internet sales has already diminished the value of brick and mortar retail venues,” Colletti said. “Customers are needed for current businesses and to attract new vendors to vacant properties.”
Colletti would support encouraging mix-use development, such as that in the Country Lakes area on the northwest side of the city.
Kevin Coyne
Policies designed to deter commercial growth would find no support from Coyne, who said property taxes are “extremely high” already.
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“Commercial activity is our best weapon against the risk that our state’s larger economic woes will limit Naperville’s long term potential,” said Coyne.
Rather than adopting “a sweeping policy against economic development,” he advocates for considering proposals individually.
“Naperville’s greatest asset, in my view, is its charm and small town feel,” Coyne said. “Quality of life and impacts on neighbors must always be given great consideration when reviewing development proposals. All interests must be balanced on a case-by-case basis.”
Bill Eagan
Balance is key, said Eagan, who considers all proposals deserving of a hearing.
“Any commercial development should be brought forward through our process and to the City Council to make sure that we are giving our City the best chance at continued success,” he said.
Wayne Floegel
The city needs to encourage business growth through partnerships with major employers, said Floegel, noting the community is home to a considerable amount of vacant office space and “a talent base that most corporations would consider phenomenal.”
Shoppers and other visitors also need to be welcomed, he said, suggesting a trolley service from the commuter stations, and guidance on where cars can be parked, would facilitate that. Investment in major marketing efforts promoting the city also would be helpful, Floegel said.
“Naperville needs to maintain its status as a place families want to stay, and where businesses can be successful,” he said. “We should be thinking about how to make this a destination city for fellow Illinois residents.”
Dick Furstenau
Commercial growth that doesn’t bring negative impact to adjacent residential areas isn’t a problem, said Furstenau, who wants to see the ratio of residential to commercial property taxes restored to its historical level of 60 percent to 40 percent.
“Since 2007, it has slipped to 67 percent to 33 percent, putting increased stress on residential real estate taxes,” Furstenau said. “In order to alleviate this stress on residents, the 60/40 ratio must be maintained.”
Kevin Gallaher
Commercial growth should be promoted, Gallaher said, citing vacant and “underperforming” properties on Ogden Avenue and Route 59 that generate no revenue for local taxing bodies.
That could be accomplished, Gallaher said, through an overhaul of zoning policy from one driven by growth to “a resident-friendly zoning process” entailing immediate resident input when development requests are launched.
“Rather than drag the zoning process out for months, the developer will know early on the issues it needs to address and the public will have ample time to have its questions answered,” said Gallaher, who also noted the retail landscape needs to adapt to the growth in online shopping. “Our current zoning process fails by stifling innovation and creativity.”
Patty Gustin
Residents bear the burden of 75 percent of the city’s operational expenses, said Gustin, calling it “a historically high and unacceptable ratio” and saying that putting a limit on commercial growth would miss the point.
The city’s plan creates an appropriate balance of residential and commercial development, she said. The Planning & Zoning Commission, which Gustin currently chairs, creates prudent growth and valuable revenue, she said. That doesn’t mean she is pushing for business as usual, however.
“We must turn the page to address the current times. We must preserve the character of our residential-based city, but also grow business to relieve the tax burdens on those same residents,” she said. “Higher residential taxes and service cuts are just not the right answers.”
Bob Hajek
Calling himself “very pro-business,” Hajek said commercial growth is still needed for the revenue it generates.
“Naperville has lost a number of big companies (one being Office Max in the last year). We need to continue to look for ways to attract both small as well as larger businesses,” he said, citing vacant spaces in retail developments on Ogden Avenue and elsewhere throughout the city. “We need to find ways to continue to sell the Naperville brand and evangelize that we have a great city, with great schools and a very talented work force in Naperville and the surrounding areas.”
Paul Hinterlong
Growth in the commercial sector is “exactly what we need for the future revenues” and needs to be encouraged wherever possible, Hinterlong said.
“It is essential that we attract and retain any and all commercial uses in Naperville. Commercial growth will bring much needed job opportunities to our residents which turns into revenues from the wages made by the employed,” he said.
Particularly desirable, Hinterlong said, are small businesses, which typically provide local jobs, which create income that supports the local economy, as well as expanding the tax base.
“The more taxes being paid on the commercial side relieves the pressure from the overall residential tax burden,” he said.
John Krummen
New commercial growth needs to take into account the new traffic it could generate, said Krummen, who noted that economic expansion means job growth as well.
“The new economic engine of the future (is) innovation-based business,” Krummen said, adding that the city is well-positioned to make the most of the emerging work pattern. “Our neighbors are engineers, accountants, financial professionals, lawyers, and successful business leaders. This high concentration of professional talents can be leveraged to attract new innovation based companies to Naperville.”
Corporations that place value on innovation – such as BP, Navistar, Nalco – can help draw other like-minded employers to Naperville, Krummen said, citing newcomer SKF Industries and its under-construction research and development site on Warrenville Road as an example.
Nancy Marinello
Commercial growth is needed to grow the tax base, Marinello said, but it should be done “in areas that complement residential areas.” One example, she said, was the recent retail development design from a team at Neuqua Valley High School that includes an indoor go-cart track and rock climbing wall.
Marinello also hailed the arrival of SKF Industries, which is expected to create several dozen jobs in the next few years.
“What should not be done is to remove viable, industrial property from the tax rolls for use by an entity that does not pay property taxes,” Marinello said. “This just happened with the sale to the Naperville Park district of the land for the new recreation building. This type of facility would be more appropriate in a residential setting.”
Joe McElroy
Commercial growth needs to be encouraged to alleviate the pressure on residential taxpayers, said McElroy, who had a hand in the establishment of the Naperville Development Partnership two decades ago.
“Also, we should be encouraging more mixed use developments, which include residential and commercial,” he said. “Some of our large, underperforming shopping centers could be redeveloped in this fashion.”
Adjacent residential areas can and should be protected, McElroy said, from any undesired impact of commercial development.
“We also should revise city codes to make it easier to establish neighborhood commercial areas, so people could once again walk to the corner grocery store or bakery,” he said.
H. Tom O’Hale
Tall buildings that add to traffic snarl are not the sort of commercial growth O’Hale supports.
“If commercial growth means assisting individuals to start businesses that will occupy the myriad of vacant stores and office spaces in Naperville, then I do not see a need to limit commercial growth,” he said. “I would go so far as to recommend that incubator projects be developed to provide assistance and support for entrepreneurs to occupy those spaces.
Decision makers too frequently have overridden the concerns of residents and the stipulations in the local code relating to the size and scope of development, and followed staff recommendations instead, O’Hale said.
“I would specifically oppose that type of behavior by staff,” he said.
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Steve Peterson
Commercial growth should not be limited to maintain a balance with residential development, Peterson said.
“I believe in responsible development. Naperville has done a good job of balancing residential, commercial, and retail,” he said. “We should continue to encourage development in all three areas to strengthen the economy and increase the tax revenues.”
Steve Purduski
Rather than limiting commercial growth, the city needs to encourage “the right kind” that complements neighborhoods, Purduski said.
“We have areas of Naperville that are zoned retail and/or office, with numerous vacant storefronts. There are areas of the city that are underserved by nearby retail businesses, local service offices, and other amenities,” he said.
The time has come, Purduski said, for new ways of thinking about future growth.
“The tools we have with which to operate are mainly our zoning ordinances and our tax structures,” he said. “We have an opportunity to examine our shortcomings in retail and commercial interests, and through the use of zoning changes and other incentives, help to steer the city from hyper growth, into a well thought out maintenance phase.”
David Wentz
Continued commercial growth helps reduce “a further onset of urban blight,” along with lessening dependence on residential property tax receipts, Wentz said.
“The two most impacted areas are the North Ogden Avenue corridor and the south Naperville Wolf’s Crossing on Route 59,” he said, noting that the Water Street and convention center projects could lead to more mixed-use development.
Also worth considering, Wentz said, is soliciting health care systems and educational institutions to occupy some of the vacant commercial space on the city’s north end. Small business needs a welcome mat as well, he said.
“Increasing our focus on smaller commercial developments reduces the likelihood of long standing vacancies,” he said, alluding to still-vacant locations once occupied by Menard’s, Dominick’s and Office Max.
Hank Beckman is a freelance reporter
Learn more
Additional details about the candidates and their campaigns can be found here:
http://www.votebeckyanderson.com
http://www.rebeccaboydobarski.com
http://www.brodheadfornaperville.com
http://www.colletti4council.com
coyneforcouncil.org
eagan4naperville.com
http://www.wayneforcouncil.com
electfurstenau.com
http://www.electgustin.com
http://www.hajekforcouncil.com
votehinterlong.com
http://www.krummenforcouncil2015.com
marinelloforcitycouncil.com
http://www.joefornaperville.com
ohalefornaperville.com
petersonforcouncil.org
http://www.purduskifornaperville.com
davewentz.homestead.com