Campton Hills Plans Major 900-Home Development with Public Hearing

The Campton Hills Village Board has scheduled a public hearing for a significant proposed development that could reshape the area. The hearing will take place at 6 p.m. on September 4, 2024, at the Lord of Life Lutheran Church, located at 40W605 Illinois Route 38. The development, known as LaFox of Campton Hills, is spearheaded by the Shodeen Group based in Geneva and will encompass 962 acres.

If approved, the project will feature 900 homes, with approximately 700 designated as single-family residences. In addition to housing, the proposal includes 440 acres of open space. According to the updated annexation agreement, the village or another entity may purchase this designated open space within three years for just over $12.3 million, which equates to around $28,067 per acre. Should there be no purchase, Shodeen will have the ability to develop the land at a density of one house per acre.

Key Provisions of the Annexation Agreement

The proposed annexation agreement outlines several critical stipulations. Notably, Shodeen is required to establish a homeowners association to oversee the development. If the association fails to adequately maintain the open spaces or private infrastructure, the village will have the authority to create a special service area to manage these responsibilities.

The agreement also mandates compliance with the village’s Dark Sky regulations concerning street lighting. Furthermore, Shodeen will incur a fee of $10,500 per dwelling unit for permit registration, with scheduled increases of 3% in 2031 and 2032, and 5% in 2037, 2042, and 2047. Notably, the developer will not be assessed this fee for the 100th to 105th dwelling units, but instead will pay the difference between the original fee and the adjusted amount.

In addition to the permit fees, Shodeen is obligated to pay the village a one-time fee of $35,000 to cover costs associated with the annexation and development process. The agreement also acknowledges the potential establishment of a tax-increment finance (TIF) district, a mechanism that allows local property taxes to fund specific public improvements in the area.

Educational Contributions and Infrastructure Development

Shodeen’s responsibilities extend beyond housing. The developer must install essential utilities and infrastructure, including water, sewer, storm sewer facilities, and sidewalks to support the new homes. Additionally, there is a separate agreement with Geneva District 304, which stipulates a payment of $6,800 per residential unit, amounting to a total of $6.12 million. This figure will be adjusted according to the consumer price index.

If a TIF district is established, the school district will receive a per-pupil expenditure ranging from $18,000 to $19,000 per child annually, in addition to the aforementioned payment. For detailed information, the draft agreement is accessible on the village’s official website at camptonhills.illinois.gov.

As the public hearing approaches, residents and stakeholders will have the opportunity to express their views on this substantial development project, which stands to significantly impact the community of Campton Hills.