Committee meeting for Monday, May 11th, 2026.

To begin, we're gonna start out tonight's invocation by Chaplain Mark Miller, followed by our Pledge of Allegiance.

We just ask that you all stand, please.

Let us pray.

Father, we come to you tonight with expectant hearts with challenges.

We come to you with please.

We come to you with asking your grace.

I ask you, Lord, to cover the city with your grace and your protection, protect all our officers, firemen, all first responders.

And Father, for tonight especially, I ask that the debate in this room be civil but lively.

I ask that the city make decisions on the behalf of the people for the best of the city and for the betterment of this region.

In Jesus' name we pray.

Amen.

And to the Republic for which it stands.

One nation, under God, indivisible, with liberty and justice for all.

I am now going to turn it over to Mayor McNamara for tonight's presentation.

I'm sorry, proclamation.

Thank you, uh Chairwoman.

We have one proclamation this evening, and it's for National Police Week.

Chief.

Thanks for bringing it up.

No.

Whereas the Congress and President of the United States have designated May 15th as Peace Officers Memorial Day and the week of and the week in which May 15th falls as National Police Week.

And whereas the law enforcement officers are guardians of life and proper and property, defenders of individual right to be free people, partners with our citizens in an effort to lower crime, dedicated to the preservation of life, liberty, and the pursuit of happiness, and willing to make the ultimate sacrifice of their own personal safety to serve our citizens.

And whereas our community desires to honor the valor service and dedication of its own police officers to express our thanks to the men and women who help us leave our homes and families in safety each day and guard our loved ones, property and government against all those who would violate the law.

And whereas our community desires to honor the fallen officers who have over many years given the ultimate sacrifice of their own lives to protect our citizens and our community.

Now therefore, I Thomas P.

Maxmer as mayor of the city of Rafford do hereby proclaim May 11th through May 16th of 2026 to be national police week.

Chief, would you like to share a few words?

Yes, thank you.

Um thank you, Mayor, for the proclamation.

It means a lot to recognize this week.

We have men and women and law enforcement that put their lives on the line every day, and of course, with uh police memorial service that will be held on Wednesday, those who have paid the ultimate sacrifice, and so we look forward to being with the families every year and come out and pay a special tribute to the loved ones who are left behind.

And also this week, in addition to the church service this weekend, there will be a host of local law enforcement agencies out at Cherry Vale Mall.

So I encourage you to come out with your friends and your families and uh see the various displays that will be out there.

Thank you.

Thank you.

Thank you.

Thank you.

We'll go ahead and move into tonight's public speakers.

Um, just as a reminder, you will have three minutes to step up to the microphones located at the back of the horseshoe to make your comments.

You will hear an alarm sound once that time has come up, and we just ask that you bring your comments to a close when you do hear that alarm.

That being said, tonight's first public speaker tonight is Rosie Blake.

Women and men.

Good evening.

I am Rosie Blake.

I am Valenta Javier Frisco's mother.

I spoke I spoke here last.

Can you hear me?

Okay, there no you can't.

I spoke here last year about a speedy trial for the victims of family to get murdered.

Well, tonight I'm gonna speak about justice.

What is justice?

People should be treated fair.

We just said the Pledge of Allegiance, and it says justice for all.

And that's what it should be justice for all.

I was in court.

Okay, I was in court for 10 years for a person that allegedly killed my baby.

Killed my baby.

Well, we're done with court.

We went to trial September the 28th.

On March the 26th, 2026, he was found guilty of first degree murder.

And he still walked out with me.

With no court supervision, no drug testing, and no monitor.

He walked out with me.

And I think that's unfair with three counts of first degree murderers.

No drug testing, as I said, on a 10,000, $100,000 bond.

That was 10 years ago.

And that was allegedly, he's still on the same bond with three counts of first degree murder.

I can write a book on this justice system.

It was a mother I was talking to.

Her baby was in the hospital.

And her son had to go to court.

And guess what?

It was in Madison.

He went back to jail.

Is that justice or just us?

Then it was another mother.

Her child was charged with first degree.

He was charged with first degree murder.

He beat the charge.

He had another charge on him.

And they gave him no bind.

Is that justice or just us?

Nobody should go and walk around with three counts of first degree murder on them with nothing.

And I do believe in due process.

If he wants to fight it, he needs to fight it in jail.

Thank you for letting me speak.

Thank you.

Our next public speaker is Denzel Winter.

Good afternoon, Congresspeople.

Council people.

I'm here today.

I need to know the answer to this question.

I want to know why are there so many pedophiles on the West side?

Why?

Every time we turn around, there's a new one floating around on the streets.

What has to happen?

Do we have to start losing children before y'all start doing something about it?

You gotta realize it's not just the west side that y'all can put people on.

You got the east side, you got the north side, and you got the south side.

But they piling them all out up there on the west side.

And that's not right.

Talk about justice, that's not justice.

It won't be justice until one of the kids get killed.

Then we'll be trying to do uh uh one of those things where we try to uh uh maximize uh uh uh why they were out there just like that woman that was with that man that killed that uh uh uh uh that killed that man under the bridge.

She's walking free.

That's not justice.

She is just as guilty as that man that killed that woman, that man, because she was right there with him, but y'all let her out.

That don't make no sense.

People can kill people and still walk the streets.

Yes, I'm mad because one of these days it's gonna be one of mine.

And y'all gonna have to look me in the face and tell me why.

Because I'm gonna be right here every night that you have a meeting down here.

It don't make no sense.

I remember one time.

If I hadn't been in the car with my son, my son would be dead today because they figured that he was the one that killed the woman on pinions.

Come to find out, he wrote he didn't even look like the man.

They found the man down there in Alabama.

They didn't even do their job.

They didn't even do their job.

They had a picture of the man, but you know what was wrong with the picture?

It was grainy.

You couldn't tell who that man was until my daughter told them, fix that picture and you can see who it was.

And it wasn't my son.

It was just a blessing that my I was in the car.

My daughter was in the car because they they had the guns out and everything.

And it don't make no sense.

Do your job.

When there's a murder, get out there and investigate.

Because that's your job.

That's what we're paying you guys for.

Thank you.

Our next public speaker is Kelly Lewis.

My name is Kelly Lewis, and I live on Friday Road next to the site where Monarch Energy is planning to build a hyperscale data center.

I'm here tonight because the new TIFF district being presented would sit on top of that exact site.

I'd like to ask one question.

If a company has 12 billion to invest, why are Rockford taxpayers being asked to give them a tax break?

A TIFF is a tool to bridge a financing gap to close the distance between what a developer can afford and what a project costs.

That is the city's own definition.

So I would like to understand which gap exactly is being closed for a company with 12 billion in capital.

On March 31st, the joint review voted to recommend moving forward with the new TIFF.

It was then the city's economic development manager, Anna Garrison stated, and I quote, that project could move forward whether or not we create this new TIFF.

When we create a TIFF, we don't need to create a TIFF with that project in mind.

Over more than 100 emails between April of 2025 and March of 2026, the developers project by name was the subject of meetings with the mayor, the city administrator, R1 planning, and Winnevago County.

In a letter dated June 23rd of 2025, Monarch Energy wrote directly to Mayor McNamara and Chairman Sherelli asking for their help on what he called critical state issues, including pressure on legislation he found unfavorable after being shocked that the state would be willing to hold data centers to what he feels would be impossibly high standards and would force data centers to go to states with less protections in place.

A letter where he reminds them he has already placed substantial deposits with Comed for electrical services for the data center project.

The mayor himself asked for that letter.

It is communication such as this that paint a picture of a project deep in the planning process with financial discussions already in play.

So when the mayor's economic development manager says we don't need to create a TIFF with that project in mind, I would ask, has anyone actually told the developer that three minutes is not enough to litigate the data center itself.

So tonight I'm asking only this.

Before the council approves a new tax increment district, please answer two questions in public.

First, what specific financing gap does this TIFF close for a 12 billion dollar company?

And second, if the city is genuinely creating this TIFF without the data center in mind, will the council commit in writing that no Monarch Energy project will draw from it?

If the answer to that second question is yes, residents have nothing to fear.

If the answer is no, then Miss Garrison's statement deserves a second look.

Thank you.

Thank you.

This has become an issue for weeks and weeks.

It got laid over due to the issue of the fact is that they're at risk.

There's a morality issue.

There's an issue of the fact that they want to offer us only $4,500 to move out within a two-month time period.

There is people in the trailer park who literally have ramps that cost more than that $4,500.

Where is the funding going to come from that?

All of this stems out of the idea of generication.

If you guys don't know what that is, it is where we're bigger corporate companies come in.

They try to build up a city, that the idea of you know bringing up the tax rates, you know, making the city better.

But what it does is it changes the culture.

It changes everything.

It makes it to where the fact is that those of us who live there, the it forces us out if we are not the ideal.

We do have several people here tonight from the mobile home park.

People who are of different cultures, different age groups, different issues.

We have almost every single person has their own disability in which living there has benefited them.

4500 is not enough to move us.

It's ridiculous, actually.

Do you know that the average cost is to move into a place in Rockford?

The average family based on the Rockford census itself is 3.15 people.

Rounded up to four because 0.15 of a person doesn't make sense.

That is a two to three bedroom apartment or house, averaging 1,500 plus.

They want first last month's rent and safety deposit.

With me just even looking at a place last week, they wanted almost six grand just to move in.

That is not feasible for anybody.

I mean, if you can afford six grand to move in, you can afford a place to buy.

Here thank you.

Sequence requires prior to the adoption of an ordinance proposing the designation of a redevelopment project area or approving a redevelopment plan or redevelopment project, the municipality by its corporate authorities, or as it may determine by any commission designated under subsection K of Section L-74.4-4 to adopt an ordinance or resolution fixing a time and place for public hearing.

At the public hearing, any interested person or affected taxing district may file with the municipal clerk written objections and may be heard orally in respect to any issues embodied in the notice.

Pursuant to 65 Illinois compiled statuses 5 slash 11-74.4-5.

A public hearing must be conducted by the corporate authorities upon submission of a proposed redevelopment plan and the designation of the proposed redevelopment project area.

Notice of the hearing was given by publication in the Rockford Register Star on April 14th and April 15th, 2026, and otherwise by mail as specified by the statutes.

That notice informs citizens of Rockford that the City of Rockford will hold a public hearing on Monday, May 11, 2026 at 5 30 p.m.

in council chambers on the second floor at Rockford City Hall, located at 425 East State Street, Rockville, Illinois, for the consideration of a proposed redevelopment plan and the designation of that certain proposed redevelopment project area to be known as the South Rockford Industrial Project Area.

Brett Michelson with Ryan LLC will present the TIFF redevelopment project and plan and qualification factors.

Could I have Brett Michelson?

Yep.

And before you gentlemen begin, I will just ask that you speak clearly and directly into your mic so everyone at home can hear you, okay?

Good evening, everyone.

My name is Brett Michelson with Ryan LLC with me tonight.

Hi, I'm uh Chuck Door, I'm also a Ryan OALC.

And we are acting on behalf of the city as the city's TIFF consultant.

Uh we prepared a brief presentation this evening on the proposed South Rockford Industrial TIFF redevelopment redevelopment area.

So this evening we're going to go through a brief agenda, the TIFF fundamentals, the city's strategic planning and objectives, the qualification factors present here in this particular study area, the TIFF redevelopment plan, as well as the process and next steps.

So just a brief background for everybody in the room.

TIFF is a tool for achieving the city's economic development goals.

It builds upon the city's comprehensive plan.

We've worked together with the city to determine the goals and objectives of this particular area, and it simply seeks to reinforce those goals and objectives.

The way TIFF works is it functionally splits tax revenues into two separate buckets components.

It establishes a base year for the equalized assessed valuation.

The revenues from the base year still continue to go to the local taxing districts from that base year.

Any future incremental property tax revenue above that base year gets split into a separate bucket that can be used for redevelopment activities in the proposed study area.

A successful TIFF over time produces incremental revenue.

Here the baseline being the uh blue, that's the base equalized assessed valuation the year that the TIFF is created, and the orange is the hypothetical incremental revenue in a successful redevelopment project area.

In practice, it can have starts and stops, it can go up and go down as properties reassessed over time.

Um but typically in a successful TIFF you'll see a positive growth over time.

The uh TIFF project and plan objectives.

So the function of the TIFF is to assist in the coordinating the redevelopment activities in this proposed area in order to provide positive marketplace signal to investors.

Um prevent the onset of blight or other negative factors present within the area, accomplish redevelopment over a reasonable time period, provide for high quality development um industrial land uses within this proposed area, create attractive overall appearance for the area, and further the goals and objectives of the city's comprehensive plan, uh the 2040 plan.

Uh here we have a map of the study area.

Um briefly stated the RPA or the redevelopment project area is located within the southern portion of the city of Rockford and consists primarily of commercial farmland uses.

It comprises uh 1,600 acres.

The RPA is a contiguous area, generally bounded by South Bend Road and Conden Road on the north, the city's municipal boundary and Edson Road on the south, the city's municipal boundary on the west, and Illinois 39 Alt State Route 251 on the east.

So TIFF designation and qualification.

Pursuant to the city's 2023 comprehensive plan, the city is proposing the redevelopment of a strategically important industrial area.

The TIFF designation is needed to encourage private investment, support industrial redevelopment, and revitalize underutilized or flood-impacted properties within the redevelopment project area.

The TIFF is key to providing financial framework necessary to support infrastructure upgrades, utility extensions, stormwater and flooding mitigation, site preparation, and coordinated redevelopment in the area.

It's also critical to ensuring ensuring long-term financial stability for the proposed TIFF district and critical to supporting coordinated redevelopment that would not reasonably be expected to happen if not for the availability of TIFF funds.

The South Rockford Industrial TIFF, uh, based on the qualification factors present in the TIFF Act and our analysis is found to qualify in part as a conservation area and in part as a blighted vacant area.

The TIFS district meets the criteria for designation as a conservation area.

A hundred percent of the structures in the TIFF are 35 years of age or older, and at least three of the 13 qualifying factors for conservation conservation area are present.

We found four in this case.

Additionally, the TIFF district meets the criteria for designation as a blighted vacant area.

Um of the provisions in the TIFF Act is a standalone factor present found uh found present here in chronic flooding that's designated by an outside consultant that did a survey of the area and provided an engineering survey.

In addition to that, two of the six qualifying factors for a blighted vacant area as prescribed by the TIFF Act are found present here in this area.

The factors are reasonably distributed to a meaningful extent throughout the area, that that is to say they're not present on one or two properties, but throughout the entire study area.

Here we have the 13 conservation areas, statutory qualification factors under the act.

The ones uh bolded and underlined on the left were the ones found present.

They include deterioration, a lack of community planning, inadequate utilities, and our leg or decline in equal assess valuation relative to the city as a whole.

The standalone factor as mentioned was chronic flooding as designated by an outside engineering firm.

And then here we have the six blighted vacant statutory factors.

The ones underlined and bolded are the ones present in this study area.

They include deterioration of adjacent structures and a lag or decline in equalized assessed valuation relative to the city as a whole.

So the TIFF redevelopment plan and project, the proposed land uses for the redevelopment project area will support a mix of industrial, commercial, and business parse uses along with public infrastructure improvements that are needed to enable redevelopment of the area.

The proposed TIFF budget is $51 million.

The base equal assessed valuation estimated uh with 2024 data is 161,463.

Um the projected EAV upon completion of a successful redevelopment of the area and a 23 year life of the TIFF is projected to be between 45 million and 55 million.

Here we have the proposed TIFF budget.

Um the total estimated TIFF budget is really the most important component of this.

It can be read as a not to exceed amount over the 23 year life of the TIFF.

Um the other items are fungible, which means they can be moved around, but the line items suggest the priorities in conversation with the city that we have identified.

Um of the eligible TIFF uh expenses can include a land acquisition, uh, site assembly, site preparation, including environmental remediation, demolition and grading, utility improvements, rehabilitation of existing structures, public facilities, including parking and streetscaping, interest costs, professional services costs, and any job training.

Process and next steps.

Um April of 2026, uh the joint review board meeting was held.

Um they provided a positive recommendation to city council for consideration of the TIFF.

Tonight we're holding the public hearing after mailing notices to all taxpayers of record um within the TIFF district and publishing notice of the same twice in a local newspaper.

Um following the conclusion and the close of the public hearing um as soon as June of 2026, City Council can consider ordinances that would officially create the TIFF district.

Um something that I always like to leave off on is that City Council approves all entitlements and redevelopment and development activities that take place within the TIFF.

Just because the TIFF is established does not mean that funds are readily available.

Any uh utilization of TIFF funds would need to come before City Council and propose their use and any um gap financing that would need to be filled by uh potentially by the TIFF.

Thank you.

Okay.

Today's public hearing is specific to the proposed redevelopment area and qualifications of the area to meet TIFF eligibility.

This public hearing is not related to any potential project.

Comments should be specific to the purposes of the hearing.

Comments regarding a data center are not related to the purpose of the hearing.

All written comments received will be included in the record of the public hearing.

Are there any questions or oral or written comments from the general public with regard to the proposed redevelopment plan?

If so, please kindly add your name and address to the sign-in sheet at the table in the hallway.

When your name is called, please step to the microphone, state your name, and make your statement.

That being said, our first speaker tonight is Dan Olson.

Hello everyone.

Thank you for taking public comment tonight.

Uh my name is Dan Olson.

I'm the executive director of the Winnebago County Forest Preserve District.

I'm also a Rockford resident, but tonight I speak on behalf of the Board of Commissioners for the Winnebago County Forest Preserve District.

We have presented a letter today which does uh have opposition to components of the redevelopment of the TIFF.

Specifically of biggest concern for us are uh unknown environmental factors.

Many of you know that we have a forest preserve that's directly adjacent uh to the proposed TIFF district, and uh we I want you to know a little bit about that.

That's Kilbuck Bluffs Forest Preserve.

It is an extremely environmental, environmentally sensitive area.

We have all the components there, uh plant life, wildlife that are extremely beneficial.

That particular area has immeasurable environmental services that are provided, including uh some flood retention uh that doesn't go further down the line, which is a concern here tonight.

Um 23 years expanding that out is a concern to us and the environmental impacts there.

Secondly, we also recognize that a lot of the areas within the TIFF district, yes, they do chronically flood, but there are they do also provide some of the ecological benefits we need, and that's in wildlife corridors, flood uh flooding retention, and items like that.

Uh so we would like to be involved in any conversation that happens along those lines as well.

Again, what we have adjacent to the TIFF district is a very valuable environmentally, but also valuable for outdoor recreation, but also what's within the TIFF district we recognize as being beneficial to us at the Forest Preserve District as well.

Tonight, basically we have two asks that are in this letter that was submitted.

One is that the Forest Preserve District have representation in any committee that might be formed uh by any of the uh committees here tonight uh or the city in any form, and also any public uh public committee that might be formed.

We would love to be part of that.

And probably the the biggest consideration we would like uh tonight is when you are thinking about uh TIFF districts and where industrial uh opportunities might lie, look first in those truly blighted areas, the areas that can be repurposed uh from uh from already existing uh development.

With that, we think that the impacts will be uh much better for us and everyone in the county.

I thank you again tonight.

Again, a letter has been submitted.

That letter is from the Board of Commissioners, uh specifically our board president, and if you have any further questions, at any time we are available for the discussion.

Again, thank you.

Thank you.

Our next public speaker is Sandra Locke.

Good evening.

I was here when the uh conversation was being held with those taxing bodies who would receive I'm not taxing bodies, but those who would receive tax funds.

And I was here for the presentation by the Ryan Corporation, and my disappointment was that there was not a single question asked by any of those sitting there making the decision.

There was not a there was no discussion, there was not a single question.

They just all um the a majority voted yes.

And so um it may be that a TIF district expanded in territory and in uh duration would be desirable, but it seems premature to me uh to be paving the way for um who knows what.

Uh and I think you know at the moment, probably there's only one uh major consideration being being proposed.

But we should know what we are preparing for and not pave the way for something that really we've we've got more homework to do.

There are there are I I just came across some studies that I thought would lend some information.

Um time back there was a Fair Graham study that was that gave really good information about the land itself.

And that was although it was in preparation for perhaps expanding some rail lines, it still is still is one more document that we should uh we should pursue it to have a better idea about what's the best use of the land.

And then um just within November, there was a a proposal coming from a company and asking for exemptions from standards that were being developed.

That's not a very good start for anybody considering a project.

And no matter what project might be considered there, water would be an issue.

And even if they're doing their own drilling, we need to know how are they doing that, what's the impact on our on our um our our aquifer, and if they're doing water from deep levels that's not potable, are they gonna use it as is?

Are they going to clean it up?

Who cleans it up?

The city, then do the ratepayers pay for whatever infrastructure is required or uh inspections.

Um I was reading about a city water report that noted that um there had been some major improvements in our infrastructure.

Oh, this was this might have come back into uh like 2006 or something like that, and it costs millions of dollars.

So I'm wondering, we need to know what would be expected of us and not wait until some last minute where we're writing agreements and we really are not very informed.

I heard a sound.

Was that my limit?

Yes.

Is my time up?

There is no time limit.

Pardon?

Oh, oh, okay.

Um I was looking over the oath of office that the council members take.

And um and it um and the um the job description and the jab description includes to best represent the needs both their respective constituents.

Please, please, please listen to the questions, listen to the concerns, listen to the dangers and and the long-term risks for any project that's being considered to pave the way with with a TIFF district, and then the oath itself.

I I thought was been important because it as it includes the standard, and I will take I will I will carry out this office according to the best of my ability.

That doesn't mean passing things with no discussion and no questions and no doing extra homework.

It means full wholehearted homework and delaying decisions until you have done that homework, please.

Thank you.

Our next public speaker is Arena Follow.

I'm sorry.

Short Okay.

Yes, it's Rena Followell.

Thank you.

Yes, ma'am, I'm sorry.

Okay.

I uh of the proposed district actually just hearing everybody's comments kind of brought something up about the flooding and things.

I definitely think that we should repair it in the area of the trailer park.

But I just didn't know if fun fact, uh, cattails uh grow in flooded marshy areas, just a natural place for them to grow.

Um, and all parts of the cattail are edible.

Um the Native Americans would use the roots as like a mashed potato, um, and they would use those in the winter months.

They could you could dig those up whenever it was a available.

And the early spring, you can use the shoots like artichoke carts and eat those.

Um, yeah, and then pollen, you can use the pollen like a flower and actually bake from them, which I thought was really, really interesting.

And then the the green spikes.

You don't want to use the forbidden hot dogs, those kind of just explode in your mouth at in the fall.

But in the spring, you can use the the green ones, and you can actually eat those and cook them up and they taste very good.

And the Native Americans surviv uh the Native Americans survived on that most of the time, but then when um colonization happened and we came over here and said, what is all this?

We need to get rid of all this swampy area, and we need to fill it all in.

We got rid of all of the sustenance for the Native Americans along and just plowed it because we needed to be able to um harvest things our way and plant corn and plant all of those things.

So we did away with so many things that were naturally here that are made to be here, and we're just like, okay, we got to fill that in.

We need a whole bunch of money to do that.

So I thought that was interesting.

Um then uh proposed uh site for the TIFF.

I'm just gonna give you another area that was done that uh that was passed in what happened in one of those areas.

So the data center drained 30 million uh gallons of water unnoticed until the residents complained about the low water pressure.

Residents in Fayetteville, Georgia noticed low water pressure last year.

The utility discovered two unaccounted for water connections at one of the nation's largest data center campuses.

The Atlanta skyline looms over a field of dry grass during the 2019 drought.

Georgia is dealing with similar conditions this year.

I think we've all probably dealt in this area with droughts.

The neighbors of the data center in Georgia are steaming after they discovered the facility had sucked up nearly 30 gallon 30 million gallons of water without initially paying for it.

Outrage started bubbling up last year when residents of an affluent subdivision, Affluent, named uh in Fayetteville, Georgia, noticed their water pressure was usually low.

When the county utility investigated, officials discovered two industrial-scale water hookups feeding the data center campus located 20 miles south down of downtown Atlanta.

One water connection had been installed without the utility's knowledge, and the other with was not linked to the company's account and therefore not being billed.

All told the developer quality technology services owed nearly 1,005,000 for using more than 29 million gallons.

That's not the right number, accountable for water.

That is equivalent to 44 Olympic size swimming pools and far exceeded the peak limit agreed to during the data center planning progress process.

So I'm sorry, the TIFF proposed planning process.

The details were revealed in a May 15, 2025 letter from Fayetteville County Water System to Quality Technology Services, which it outlined the retroactive charge of a lot of money.

All right, that's 147474.

It's nice to look at.

Anyway, that number.

All right.

The letter did not specify how many months the paid bill covered when asked about it.

Wednesday, Vanessa Tiger, the Lafayette County Water System Director said it was likely about four months.

Four months.

Wow, that's crazy.

A QTS spokesperson said the time frame was about 9 to 15 months.

That's not a lot of time.

Huh.

Once the data center was notified, it paid all retroactive charges.

A QTS spokesperson said in an email, noting the unmetered water consumption occurred while the county converted its system to smart meters.

Huh.

The Fayetteville County water system confirmed the data center's meters are now fully integrated and tracked.

Tigert, the water system director, blamed the issue on non-procedurable procedural mix-up.

He did not want to take the blame on that one.

Fayette County is a suburb.

It was mostly residential, and we don't have much commercial meters in our system anyway, she said.

And so we didn't realize our connection point wasn't working.

The incident became public last week when a county resident obtained the two 2025 letter to QTS through a public records request and posted it on Facebook, prompting outrage from residents concerned about the data center's water consumption.

Excuse me.

The Fayetteville campus is one of the largest uh places developments in the country, covering 615 acres with plans for up to 16 buildings.

Right now, the campus is partially operational.

County officials say the campus will generate tens of millions of dollars in annual property taxes, but the facility's massive scale and appetite for water and electricity has helped galvanize local pushback against more data more centers.

The Fayetteville County City Council voted last month to ban any new buildings like this in every zoning district within the city.

Smart move.

Georgia is home to more than 200 places and facilities like this, and their thirst for water is turning into a political flashpoint.

You don't say.

Okay.

Uh said James Clifton, an attorney and property rights advocate who obtained and shared a 2025 letter to QTS.

So the first thing they do is lean on the individuals and the citizens to stop water consumption when we have QTS that's just absolutely draining us.

First months, it's the number one consumer of water in the country.

Okay, most months.

It's a number one consumer of water in the county.

Okay, sorry, that was much more serious when I reread it.

Uh said Clifton, who is also running for a seat on the board of commissioners.

QTS is a major uh developer with facilities across the country, disputes the accuser.

The company, which is owned by a private equity firm Blackstone, touts a close loop cooling system.

Oh, okay, we've heard about this, which it says does not consume water for cooling.

Like a laptop or a cell phone, the chips housed in data center centers can easily overheat, generally requiring a lot of water to cool them down, you don't say.

A company said that the water consumption was so high last year because of the temporary construction related activities, such as concrete work, dust control, and site preparation.

Once operational, the company said that centers only will use water for domestic needs such as bathrooms and kitchens.

That will totally equivalent equivalent of four households per month, they said.

That may not happen for another few years, however, so it's gonna take some years to even get there if it ever does.

The company is still actively building and expanding in Fayetteville on the campus.

It aims to finish in three to five years.

Tiger, who sent the 2025 letter to QTS said the utility didn't know about the water hookup because the connection process got mixed up at the county.

Let's see where I'm at.

I think I'm over here here I thought.

Yeah, somewhere over here, right?

Yeah, I don't know.

Hold on just a second.

How many pages have I read?

I think I have to turn this one over in just a second.

I think it's this one.

Here it is.

There I go.

Oh my goodness.

Aha.

Transition to cloud-based system while also trying to accommodate an industrial customer.

Tiger also said that her staff is small and at capacity.

So it's not a lot of employees, it doesn't sound like.

Staff.

We can't keep staff, she said.

I've got one person that's doing inspections and plant review, and so he spread pretty thin.

Able to locate politico.

This is just like, I don't know, I think this got put in the middle of the paper right here, so it knocked it blocks some stuff.

But I'll try and just, yeah, we'll just able to locate the inspection report.

I may have hit send too soon, she said about the 2025 letter to QTS.

While the utility charged the data center a higher construction rate for unapproved water consumption, Tiger confirmed the utility did not penalize or fine the facility.

That decision has some residents stewing.

Did I already write read this part?

I don't think anybody's paying attention.

I may have.

That's okay.

I've got another one.

This one's good.

How a landfill waste energy project gave way to the Rockford facility TIFF proposed TIFF facility, Rock River Current.

Okay.

Landfills initially helped bring data centers developer Monarch Energy to Town.

The San Diego-based infrastructure development developer was attracted to land south of the Chicago Rockford International Airport, in part because of its proximity to two landfills.

The Winnebago landfill, just south of Baxter Road, and Orchid Hills landfill, just west of Illinois Route 251.

Monarch, which is at the time was focused on green hydrogen production, had plans to use carbon dioxide byproduct from the decomposition of trash.

That seems smart to produce sustainable aviation fuel for customers at the Chicago Rockford International Airport.

That that seems completely reasonable.

Air liquid advanced technologies are similar to waste to energy facility that uses methane gas from the Winnebago landfill.

Monarch Monarch was preparing to do the same with carbon dioxide.

The company was here in April 2024 with U.S.

Senator Tammy Duckworth and a multitude of local, state, and federal officials, to talk about its potential one billion investment to produce sustainable aviation fuel.

But the capital stack for that project was in part reliant on tax credits made available through the IF IRA.

Inflation reduction act, which provided incentives for clean hydrogen production.

The Trump administration rolled back much of those clean energy incentives.

So Monarch pivoted to focus on highly demanded TIFF proposal sites.

That's all I got.

I mean it.

All right, thank you.

Thank you.

Our next speaker is Steve McMaster.

Hello.

My name is Steve McMaster.

Uh been up here lots of times, and the the thing I harp upon a lot is uh making sure we understand the rules, uh making sure we understand what's happening, we understand what the legal requirements are and and how to move on.

I don't really feel like many people in this room understand what a TIFF district is or what it's used for.

We we had the presentation from Ryan where they pointed out quite a few like things that they've identified as like reasonable reasons for the TIFF district to be in this area.

One of the things that they keep mentioning is like we need to redevelop this land that way people will use it.

Let's not beat around the bush here.

We know who's going in that land.

We we know that there's a 12 billion dollar proposal for that area already, without the TIFF district.

We know we don't need this TIFF district because there's already a 12 billion dollar proposal here.

Or is that reliant on the TIFF?

I don't know.

There have been over a hundred emails shared between members of this side of the room that have not been seen by members of this side of the room.

That doesn't feel like transparency, that doesn't feel like accountability, that doesn't feel like everybody here understands what the point of this is.

As far as the citizens seem concerned, it seems like this is a tax incentive strictly for a data center.

That doesn't seem to be what the citizens want.

I I don't know if you've managed to come to all of the no data center meetings or the data center innovation meetings.

There was just one last week, and not a single person from this side of the room was there.

There was over, I think there was roughly 200 people that were there from this side of the room.

It's really disappointing when we have that kind of dichotomy.

Um this is kind of our only chance to speak up.

Uh this is the only time where you are forced to listen for as long as people are willing to speak.

Uh the Power Act is a 600-page document.

I I hope nobody has plans tonight.

Um we'll start here with the air quality, health, and economic impacts of the Vantage Data Center facility.

Now, this is an independent uh environmental report that got released uh just earlier this, or I guess earlier this year, February 27th, 2026.

Uh bunch of PhDs on it, you know, Harvard, Harvard folks, you know, kind of assume that they're they're on the right path.

Uh well, we'll start at the beginning with the executive summary.

This report evaluates the estimated public health and economic impacts attributable to fine particulate matter, PM 2.5 emissions from the permitted on-site power storage system at the Vantage Data Center in Loudoun County, Virginia.

This analysis reflects operations in the facility's maximum permitted annual emission limits.

PM 2.5 is widely recognized as one of the most harmful air pollutants to human health.

Extensive scientific evidence shows long-term exposure to PM 2.5, even at levels below current federal standards, is associated with increased risks of heart disease, stroke, respiratory illnesses, asthma exacerbation, and premature death.

That seems bad.

Seems like a thing that we're concerned about and hasn't really been addressed by anybody publicly here.

Uh continuing on.

Using the U.S.

Environmental Protection Agency's Cobra Health Impact model, the facilities permitted emissions are estimated to result in between 53 and 99 million dollars per year in health-related damages.

When we talk about the TIFF district and we talk about what could go in there and why we should incentivize it, uh I really want you to keep number numbers like that in mind.

These aren't made up numbers.

These aren't numbers that I'm bringing to you.

This is from a Harvard study.

Like, don't get me wrong, I understand that studies can be manipulated however we want.

But this is important information.

It's important to recognize that you should not be getting all of your information from Monarch.

Like if annual impacts remain at this level, the total estimated health damages could add up to 300 to 500 million dollars over the next five years.

Again, this is Loudoun County, Virginia.

They have a bit of a increased population size.

They also have you know a lot more data centers than than we have proposed for the TIFF area.

But we're only 150,000 people.

This is a 12 billion dollar project.

If you kind of divide that out amongst everybody, that's $80,000 per person.

That's more than the medium wage in Rockford.

So when you're making this decision, it's important to recognize the people over the money.

It's important to recognize that we only get a say right now.

It's important to recognize that we're saying no.

We're saying please don't do this.

If this isn't a data center conversation, then great.

Take the data center's plot out of the fing TIFF district.

We're still on page one and a half.

Uh this one I think has four or no, this is this is only a 25 page, and then the the Power Act, I figured we'll go into that.

That's 600 pages, so like again, I don't know what the plan is tonight, but this is my plan.

Geographically, the largest estimated county level average annual exposure increase attributable to the facility occurs in Loudoun County.

Because of its large population, Fairfax County accounts for the largest share of estimated total population exposure.

That's uh a weird point to bring up, but it's a very interesting one when you talk about this proposed TIFF district.

It's right on the border of property that we don't control.

It's right on the border of property that will affect other people.

When we talk about water runoff, when we talk about power usage, when we talk about any sort of infrastructure advancements that need to happen in that area, it doesn't just affect us, it affects everybody around us.

Census tracks experiencing the highest estimated PM 2.5 increases include large and diverse communities within Northern Virginia and higher higher populations of Hispanic and Asian residents relative to statewide averages and elevated social vulnerability index scores.

Hey, uh what's the average wealth of that area of Rockford?

Is it also significantly lower than the rest of the city?

Are we also talking about harming specifically our worse-off residents?

Like, it's it's those people who can't afford a lawyer to fight back.

It's those people that you need to protect.

This is a 12 billion dollar proposal in this area.

Do we have any TIFF districts that have a tw a singular 12 billion dollar customer?

I'm I'm pretty sure this is the largest investment that we've ever had in the city.

I as far as in one particular spot.

Like, this isn't just a shrug-off conversation.

This isn't a thing that you try to spring on us at the last minute.

Mr.

Mayor, when you announce on a reel a month ago that you'll make sure that everybody's informed of the situation.

You you didn't mention the fact that you had already sent out information of that the TIFF hearing was gonna happen on this date.

You have to do that 45 days beforehand, so you you must have already done that.

And then you you seem to have forgotten over the last week that this was occurring because you didn't make a single post about it.

I didn't see anything from the City of Rockford government regarding this TIF district.

Why not?

It seems like you don't care.

I I don't know if the next four hours can make you care, but I don't know, I guess we're gonna try.

According to the EPA's 2023 air quality statistics, background PM 2.5 levels in the affected region are already elevated relative to national averages and are close to the current federal annual annual standard.

Emissions from this facility would therefore add to ambient population levels in communities that already experience substantial existing air quality burdens.

Hey, are there any existing air quality burdens for the area right next to the airport and the landfill?

Hey, are there any existing air quality burdens for the area right next to the airport in the landfill?

I think there probably would be.

We've we've done air quality studies, right, to to see what the current status of that area is.

We we know how we're gonna clean it up with this TIFF money, right?

That's that's been well discussed public I I haven't seen any of it.

I I'm I'm sure somebody somewhere is doing work.

It would be great if the public was aware of that.

Perhaps uh next time we have a data center informational meeting, you can come and present that information.

Hey, you could have brought this slideshow out to us to get a better understanding for the rest of the citizens before this meeting.

That would have helped the information pathways.

That would that would have made me feel more confident that the city actually cares.

But I don't think you do, and since I don't think you're gonna listen to anything I have to say anyway.

We move to page three.

Introduction.

This report evaluates potential air quality and health impacts attributable to the permanent on-site power system permitted for the Vanta Data Center facility at 22318 Glen Drive in Sterling, Virginia.

Based on Virginia Department of Environmental Quality, air permit number 74242.

The air the this facility is authorized to operate eight natural gas simple cycled turbines and more than 50 diesel generators, including emergency and back start units.

Uh we're also gonna do natural gas production in this TIFF district for some sort of project, right?

There's a 22 or 28 inch natural gas pipeline that's being talked about being installed in this TIFF district.

I'm already installed.

Oh, hey.

I guess I'm I'm less informed than I should be.

Uh perhaps you guys could put out that information.

I don't know, it seems relevant to conversations like this one.

Seems relevant when people don't know information and are actively begging you to tell us.

Using the maximum annual emissions authorized in the permit, we quantify how this on-site power system could increase the fine particulate air pollution, PM 2.5, in nearby communities in Loudoun County, Fairfax County, and the broader downwind region.

Hey, that's a really good point.

Again, the pollution that we cause, regardless of what goes into this district, will be spread to other communities.

It doesn't just stay here.

It's I don't know, a lot like that old gunite facility that got in trouble for leaking sh stuff into our waterways.

We have a history in this city, a very recent history in this city of areas being developed and being misused.

We have uh a long history of different companies that have had to start up and close down and then change hands in this shell game of covering up the super fund sites that we have in this city.

Is this area a super fund site, actually?

That would that would be a really interesting information to bring up.

Perhaps we could talk about what used to be there, how the groundwater currently is, what uh new development would look like for that kind of environmental status of that region.

I I don't know, it seems really relevant.

It seems like it would be a great conversation to have before this TIFF hearing.

What are we supposed to do?

Right?

Like, you're you guys are gonna quietly let this all happen, and then at some point you're gonna randomly pop back up for a vote.

Uh I I don't particularly know why or when that will happen, but it it seems to be consistent.

It again, we we weren't told about this.

We we were told by the mayor, don't worry about it.

I'll let you know.

And then we got nothing.

Scientific Foundation and Independence.

This assessment was conducted by an independent scientific experts and was not prepared on behalf of the project proponent, permitting agency, or any of the regulating regulating authorities.

This analysis relies on publicly available permit documentation and peer-reviewed air quality modeling and health impact assessment methods.

It follows established scientific frameworks used and used to evaluate one, how emissions disperse and are chemically transformed in the atmosphere to form fine particulate matter, and two, how increases in fine particulate matter exposure attribute to the plant attributable to the data center translate into adverse health outcomes and economic damage.

The approach is consistent with methods widely applied in the academic literature and by federal agencies to assess population level health impacts of industrial air pollution and builds on decades of statistical and etiomologi.

Research linking to long-term PM 2.5 exposure to increased risks of premature mortality and other adverse health outcomes.

That's a somewhat long paragraph basically saying stuff in air bad.

We want to breathe air.

Air good, stuff in air bad.

Cool.

This analysis was conducted by an environmental health scientist and air pollution biostatistician trained at Harvard University.

All assumptions, inputs, and analytical steps are documented.

This report is intended to provide an independent policy relevant assessment of potential long-term public health impacts attributable to the facility's permitted emissions.

This analysis is focused on population level health impacts and does not replace regulatory compliance modeling conducted as a part of the permitting process.

Did we have any modeling conducted for any of the proposed changes to this area?

I haven't seen any, but like maybe not.

What is PM 2.5 and why does it matter?

This is, I I figure uh another explanation.

Fine particulate matter, smaller than 2.5 micrometers in diameter, is one of the most harmful forms of air pollution.

Because of its microscopic size, roughly 30 times smaller than the width of a human hair, PM 2.5 can penetrate deep into the lungs and enter the bloodstream, triggering inflammation throughout the body.

A large body of scientific evidence links exposure to PM 2.5 with a wide range of adverse health outcomes, including asthma exacerbation, respiratory and cardiovascular disease, heart attack, stroke, and premature death.

According to a major public health assessments, PM 2.5 accounts for the majority of roughly eight million global deaths each year attributed to air pollution, making it a leading environmental risk factor worldwide.

High risk groups include children, asthmatics, and older adults living with preexisting heart and lung conditions.

Again, where is this proposed district?

What are we what are we doing?

We we just had some people come up here and speak about how this how areas that we care about or areas are ignored in the city, especially when they're low income areas.

This is not a high income area of the city.

This is not filled with residents who can pay a lawyer to try to fight against a 12 billion dollar project.

Our only hope is that you kind of sort of listen to us.

I I I don't think it'll happen, but I I guess I'm just gonna annoy everybody.

PM 2.5 originates from both direct and indirect sources.

Primary PM 2.5 is emitted directly into the air from combustion processes such as power generation, vehicle exhaust, and industrial activity.

Secondary, secondarily, PM 2.5 forms when gases such as sulfur dioxide, nitrogen oxides, ammonia, and volatile organic compounds react in the atmosphere, often in the presence of sunlight.

These reactions convert the gases into fine sulfite, nitrate, and organic particles that become part of the two point uh PM 2.5 mixture people breathe.

Together, these pathways contribute to ambient 2.5 exposure that might affect regional air quality and public health.

Importantly, there's no safe level of exposure to PM 2.5.

Health risks increase continuously as exposures rise, with no threshold I'm sorry, can does anybody want to like talk about what's being talked about on that side of the room.

It's like it's somewhat distracting, but it's kind of funny, like, right?

We we keep interrupting to try to figure out if this can happen or not.

Is that is that what's trying to cool?

Sounds good.

I'll just keep going.

Importantly, there are no safe levels of exposure to PM 2.5.

Health risks increase increase continuously as exposure rises, with no threshold below which exposure is considered harmless.

A large body of evidence, including national studies of more than sixty million U.S.

Medicaid beneficiaries employing causal inference methods indicate that long-term increases in PM 2.5 contribute to higher mortality and hospital rate, hospitalization rates, even at concentrations below current federal standards.

In practical terms, this means that the modest incremental increases in pollution can still produce meaningful population level health impacts when a large number of people are exposed.

We're a town of 150,000 people.

Like there are more that sit downwind of us, more that sit downstream of us.

This is not just an us thing.

We need to try to do what we can to protect everybody.

Emissions input and scope of analysis.

This analysis uh evaluates the air quality and health impacts attributable to the permanent on-site power system permitted for the Vanta Data Center facility located on Glen Drive.

Under Virginia's Department of Environmental Quality, V VADEQ air permit registration, the permit.

Based on the permit, the facility is authorized to operate multiple combustion sources, including eight natural gas simple turbine engines, and 51 diesel generator sets consisting of 49 emergency diesel generator sets and two Blackstart diesel generator sets.

Emissions inputs are based on the facility-wide annual emission limits specified in the permit, which are derived from enforceable operating limits and emission factors.

Do we have any of those?

I I don't know what protections we would have for this TIFF district for this proposed 12 billion dollar project.

Again, already a proposed 12 billion dollar project that for some reason we still need to create a tax incremental financing district for?

Like what if that's not pulling things and I don't know what is.

This permit establishes facility-wide annual emission limits, all units combined, including 51 or 56 tons per year of PM 2.5.

Like, that's that's what they're just willing to allow in the area.

That's kind of what this study goes into is understanding like how bad that is.

Just what they what they already allow.

What we, I don't believe have any restrictions for.

I would love to feel corrected.

I would I would love for some presentation to come in and say like exactly what could happen to this region, what couldn't.

Like, all we've heard is not to worry about it.

This isn't in any way related to a 12 billion dollar proposed project in the area.

I I I just don't believe you.

It doesn't seem like you've done any of the prep work, so I I don't know.

I guess we'll just keep reading and see what happens.

The scope of this report is limited to changes in annual PM 2.5 exposure and the resulting health and economic effects attributable to the vantage facilities operating vantage facilities permitted emissions.

This analysis evaluates health impacts under a full permitted operations screening scenario, reflecting the maximum annual emissions authorized by the facility's air permit.

In short, this annual PM 2.5 exposure refers to the population-weighted annual average ambient PM 2.5 concentration increment attributed to the facility.

Basically, this is just gonna go in and talk about only stuff that this one facility has added to the region.

Again, facility very similar to what's currently proposed in the TIFF district.

This screening approach does not assume that on-site generators operate only during emergency events.

Rather, it reflects total emissions allowed under the permit and therefore captures a bounding full permit emission scenario.

The potential magnitude and geographical impacts i the permitted annual emission extent of impacts if actual annual emissions approach the maximum permitted annual emission limits, regardless of the specific mix of permitted operating modes.

Actual impacts would be expected to scale with actual annual emissions.

The results should therefore be interpreted as expected.

The results should therefore be interpreted as illustrating the potential public health implications of the permitted on-site power system when operated at its authorized emission levels.

It is important to note that generator tier standards regulate emissions per hour of operation, but do not directly constrain the total annual emissions of these op if these operating hours increase.

Accordingly, the health impacts estimated here reflect total permitted emissions rather than assumptions about specific operating schedules.

Ammonia emissions were not explicitly included in the primary modeling analysis.

Although permitted, although the permitted natural gas turbines employs selective catalytic reduction, SCR systems that use ammonia or urea injection for nitrogen oxide control.

The air permit does not specify an enforceable annual limits for NH, nor does it require routine reporting of ammonia emissions or ammonia slip rates.

As a result, the facility-specific NH emissions uh emission quantities could not be derived directly from the permanent documentation.

Because ammonia is a precursor in the form of secondary fine particulate matter, PM2.5, the exclusion of facility-specific NH emissions may result in the underestimation of secondary PM 2.5 formation.

Accordingly, estimated PM 2.5 exposure and associated health impacts should be interpreted as conservative with respect to the ammonia-related secondary formation.

That's uh and in short, um there are some ways that data centers can try to curb their emissions or any facility, um, but it's kinda hard to track.

That's that's what this is effectively saying.

There's a fair bit of ammonia emissions that are going to be added that even the the Harvard study can't seem to track.

They're not sure about how much is going to be in there, and they actively say that they're like, yep, that's gonna be lower than what the the end result is.

That's the kind of thing when we're talking about these new technologies, we're talking about these new buildings, these new types of industry.

That's the kind of thing that we need to recognize and legislate against, or just say YOLO.

But like admit it to us.

If we're doing that, if we're just saying like, haha, screw you, we're gonna get well, it's I guess it's not tax revenue if we're doing a TIFF district.

Wait, hold on.

What is the the benefit to you guys?

Because there's there's no benefit to us, or at least, you know, many of us don't see a benefit.

And it's not like it's a tax benefit if we're gonna do a TIFF district and they're gonna be the only facility in that area that we know about.

Like, they're the only ones that could receive the TIFF money.

So what are you getting out of it?

Is that is that part of the the gifts that you show up with every once in a while that that all of you get that you don't mention?

Uh uh were they the ones who sent you guys the bottles of liquor in in December?

I saw I saw one I saw one of the packages open.

Oh, don't you guys worry.

Uh one of the boxes was opened in the elevator, which has security cameras, so we can just like FOIA that information and review it.

I I'm I'm I'm sure, I don't know, there could be other cameras recording at any particular time that might also have that information.

Like, just because you think you're clever doesn't mean you are.

Uh I get told that a lot, I understand.

But it's important to recognize that, like, eventually you're gonna have to be honest.

I mean, or you're gonna have to deal with the consequences.

Like, I I don't want to be here.

I don't I don't want to continue speaking for however long I guess I can stand up.

Is that is that what we're doing?

Uh but I'm gonna because it doesn't seem like you listen anyway.

Back to the document.

We're on page six for the record.

Um in addition to contributing secondary PM 2.5 formation, short-term exposure to elevated ammonia concentrations can cause irritation to the eyes and respiratory tract, typically associated with localized or transient ammonia slip events from SCR systems.

This analysis focuses on long-term annual average PM 2.5 formation and does not quantify short-term ammonia exposure or acute irritation effects, which are outside the scope of the assessment.

Again, this assessment that doesn't doesn't like the end result is still ignoring information.

Analytical approach and methodology.

To estimate potential air quality and public health impacts attributable to operation of the vantage data centers on pipe on-site power system, this analysis applies a multi-step framework that translates permitted expos permitted emissions into long-term changes in ambient fine particulate matter exposure and attributable health and economic impacts.

Emissions inputs and scope are defined in pr in the preceding section.

This section describes how inputs are represented and evaluated within the modeling framework.

The geographic location of the emission source was defined using the facility location reported in the Virginia Department of Environmental Quality air permit for the vantage data center.

Facility emissions were represented as a single aggregate elevated point source consistent with the regional screening application of the in map model.

This facility-wide representation aggregates emissions from permitted gas turbines and diesel generators into a single source characterized by the maximum annual emission limits authorized under the air permit.

It avoids introducing additional assumptions regarding unit-specific dispatch operation schedules or temporal variability, which are not required for evaluating long-term average exposure and health impacts.

Because the permit does not specify a complete stack geometry and exhaust parameters required for dispersion modeling, representative representative release parameters were derived from facility documentation and the DEQ approved turbine stack test report.

The stack inside the diameter, the the stack inside diameter was taken directly from the sampling location information provided in the compliance test document.

Exhaust temperatures used in the model are consistent with flu with flue gas temperatures measured during performance testing.

Exit velocity was calculated from reported volumetric flow rates and stack dimensions documented in the stack test data.

A representative stack height of 50 meters was assumed based on the facility documentation obtained through public records.

Because the error permit does not specify an enforceable stack height, this value represents a documented engineering parameter used for dispersion modeling rather than a regulatory limit.

Does anybody here know if we have regulations regarding stack heights or speeds that we're throw environmental particulates out?

Like have we done any error monitoring, any any wind pattern monitoring of the area to understand who's gonna be affected?

Again, this is already an area with an airport and with a landfill.

Like this is already an area that should be a major concern.

This is already an area that whether or not we want to currently say this particular portion of ground is a super fun site.

Like again, we have an airport and a landfill right next door.

Like it's gonna be a super fun site as soon as those are shut down.

Like that's what happens.

We can obviously do some capping, we can obviously do some groundwater retention systems and stuff, but like at the end of the day, this is already a blighted area, as you point out.

Like this facility isn't gonna fix that.

I don't see how development in that area is going to fix that.

There was nothing in the report about the TIFF district is where where how we plan on spending the TIFF funds.

Like the only assumption that we can make, the only reason why we would move it from a TIFF, we would we would have it be a TIFF district as opposed to just general taxes, is so that way we can give money back to the developer.

That's why we do it.

It's an incentive financing.

It's incentives for developers of that area.

Again, 12 billion dollar project.

Our only 12 billion dollar project, certainly I expect our only 12 billion dollar project that would be in this TIFF district.

So it seems like the data center is an incredibly relevant conversation.

So I'll continue.

The objective of this analysis is to estimate population level exposure and attribute health attributable health impacts, including secondary particulate matter formed in precursor emissions.

Reduced complexity refers to the computational efficiency rather than scientific validity.

Again, this is an actual study that was done that I haven't seen a similar study done by any of you guys.

I I I imagine for a 12 billion dollar project, like I don't know, spend a million dollars trying to actually ascertain what the situation is going to look like.

That seems somewhat reasonable.

I think 12 billion dollars TIFF district, blah, blah, blah, something like 50 million dollars were arguably not gonna get tax revenue for.

I I feel like if we take two percent of that to try to figure out if we should do it, then that'd be a good idea.

I don't I don't know, I'm getting a lot of headshakes.

Perhaps we could have more of a conversation about it.

Who we got?

Leadership Rockford.

Oh, you're in that one.

Neat.

Anyway, we we won't read other people's mail.

It's also happening in the side.

Uh AirMod is the EPA preferred model for regul for regulatory permitting and compliance demonstrations, particularly for evaluating near field concentrations at specific receptors and shorter, shorter averaging times.

However, AirMod does not simulate atmospheric chemical reactions or gas to particle conversion, and therefore does not explicitly account for secondary PM 2.5 formation.

Again, this stuff is kind of hard to track.

Like we we have smart people who are saying, mmm, current modeling is a bit rough.

Like, do we think we're better or do we just not care?

Because I know I care.

I know a lot of people care.

Hey, they're still sitting here.

You guys are kind of sort of getting paid for it.

Uh I I hope I'm not upsetting anybody, but again, I think this is the only time we can do this.

So I I'm more than willing to like take a pause if anybody else wants to give any comments.

I'm not sure how that works for a public hearing.

Am I able to do that?

Um I believe there are approximately four or five additional speakers signed up after the current speaker.

So if he wants to um seed his time for the moment to allow those speakers to address the public hearing, that's fine.

My my apologies, please.

I I apologize for anybody upset.

Okay.

Sounds good.

Well that means it's not like you can stop and come back.

Yeah, if I if if anybody wants to come up, feel free to tap me on the shoulder.

Yeah.

Yeah, absolutely.

If you want to.

No, you can do whatever you want.

Is that okay?

Commercial break.

Yep.

Um, I had signed up on it.

Okay.

Um somebody else.

Okay.

Um I excuse me.

I yes, sorry.

Excuse me.

Our next public speaker tonight is Denise Malik.

Is Denise still here?

We're all nice.

Okay, I can come back.

Um is George Cerns here.

George.

There you go.

There you go.

Huh?

Oh, okay.

Um, my wife and I moved out to Wagon Wheel Lane in 1988 from Rockford.

I grew up in Rockford.

I love the area.

And uh Wagon Wheel Lane is so nice to raise a family all around us.

And um my son grew up there, my stepdaughter grew up there, and I don't know how many dogs we had there, but they all grew up there too, and they're absolutely that's what a family is.

It's just absolutely beautiful out there.

And the problem is I hear all these uh facilities like this that are being built, um, will ruin it.

And the house I worked for all my life, I worked 48 years at Rockford Products, and the house I paid for and work for uh will be worth nothing if that data centers out there.

Because Wagon Wheel Lane is just across the street.

Oh, is a quarter mile called a sack that you uh Condon.

I don't know if you know where that's at.

And Condon is the edge of the uh new facility that's coming up.

And uh from what I've heard in that last speaker, he covered a lot of stuff, and he's very good.

But uh every thing I've read about other states and what's happening, you'll ruin families out there.

Really, you will.

And um, thank you.

And there's so many very nice people.

I've got two neighbors right here.

And um uh I think there's what 18, 20 houses on that quarter mile cul de sac.

You go out in the backyard is so quiet, so beautiful and so peaceful.

And with a data center, that'll disappear.

And uh the water we get is from the ground from through wells, and that'll disappear.

What are you gonna what do you do about that?

I don't know.

So I'm kinda asking you look into your hearts.

Look at your family.

And what what do you care about your family?

And uh that's that's the main whole thing about it.

And uh I love my wife.

Uh uh her and I are still there, and um we don't want to move from there.

But if that comes in, what do we do?

No groundwater, um pollution, noise.

I hear those generators are unbelievable.

But please, from your heart, think about the families that are out there.

There's people out there with horses, and uh it's just beautiful.

Drive out there sometime and you'll see what I'm talking about, and that data center will ruin it all.

Okay, think about it.

Please think about it.

And money comes and goes.

Families are forever.

Okay.

Thank you.

Thank you.

Is Melissa Bargan in still here?

Yes.

Um, I'll be brief.

Um Marissa Barnathan.

Um, it's my first time coming to a city council meeting.

Um I moved here about two years ago uh to be an educator.

I feel like I'm on the flip side of what that wonderful gentleman just spoke to.

I've only been here for two years.

Um I want to be proud of the place that I live in.

Um I'm hoping to start a family here.

Um, but it uh I'm urging you to vote no on the proposed TIFF district, as everyone uh before me has spoken about.

Um for me, with the potential plans for industrialization in that area.

Um I'm concerned about water consumption, water pollution, air pollution, noise pollution, um, and particularly as I said, I'm nervous to bring a child into the area of Rockford where I'd like to buy a house.

I'd like to stay here.

Um, but I'm nervous to have raise a family.

Um if if the values um of this city are, as the gentleman said, right before me, valuing money over people.

Um so I as he said, I agree, look into your hearts, um, think about your families.

Your families might not be in that district, but think of the folks who are and people like me who I want to stay here, I really do.

Um, and so I know some of you uh hopefully will consider our thoughts as the gentleman before me said I don't know exactly the process, um, but I'm just urging you to vote no on this proposed TIFF district.

Thank you.

Woo.

Thank you.

It's Patrick Hickey here.

I'm the supervisor of Scott Township, Ogle County, which is bordering this potential TIFF district.

Uh the residents of Scott Township are very concerned about the impact on our water quality, electricity demands, and collateral damage to our properties that are adjacent to any construction site, whether it's a data center, it's not material.

We're very concerned.

And we're also concerned about the impact on our roads that will be used to construct whatever it is constructed.

And as for blight, none of us who may or may not have generational farms on this property or any property adjacent will be interested in the degradation of our property values when this is constructed.

Thank you.

Thank you.

Is Chris Baer still here?

Good evening.

You know, it's a funny thing.

I find that I have to go to city council on a Monday night when I'd rather be at home, but I don't trust this council to do their job.

And so here I am helping you do your job for you, I suppose.

So let's take a look at the City of Rockford's tax increment financing policy statement.

This is a nine pager, so Stephen, it's not as bad as 600.

The Government Finance Officers Association, GFOA, recommends that local governments carefully evaluate whether tax increment financing, TIFF, and TIFF districts are the most appropriate and effective tool to assist the local government in its economic development plans.

TIF can be a powerful economic development tool, but when tax revenues from the TIFF increment is diverted, other local governments will be affected by not receiving these revenues, which can constrain a government over the duration of the TIFF.

Additionally, the development project itself may contain risk if the project fails to realize the projected results.

It could subject the TIFF and the government to significant financial pressures, particularly that with respect to the TIFF debt service.

When creating the City of Rockford's TIFF policy, an ad hoc committee was formed to address five categories.

Number one, priorities when negotiating a TIFF, a new TIFF project slash development agreement.

Number two, creating a new TIFF district.

Number three, the due diligence required for new projects within a TIFF district.

Number four, monitoring slash reporting of existing TIFF districts and agreements.

Number five, the city's philosophy on use of incremental real estate tax from TIFF.

I'm reading this whole thing to make sure that we all heard it, because I don't actually believe that y'all read the whole thing.

It's pretty big.

So we're just gonna read together, listen in.

Continuing on, the ad hoc committee was asked to take into account risk, financial conditions, the likelihood of normal changes in the EAV which would occur without TIFF status, and the relationship of a project to the city's overall plans, including maintenance and sustainability.

This policy is designed to be consistent with enabling statutes, but also provide flexibility to the city consistent with the city's comprehensive plan while furthering local priorities.

This policy will be used going forward as a guide for city employees working with TIFF as well as citizens that want to understand the process used to make TIFF decisions.

This policy will be updated annually to ensure relevancy and proper connection to the city's comprehensive plan.

Number one, priorities when negotiating a new TIFF project slash development agreement.

The following outlines eight main priorities of the city, sorry, the city will consider when negotiating a new project slash development agreement within an existing TIFF.

The two primary priorities are the type of project A and the location of the project B.

The six secondary priorities are quality of life, A, crime prevention, B, education, C, parks and recreation, D, historic commercial centers, E, and Riverfront F.

The ad hoc committee used these eight main priorities to create a guideline point system to help simplify and make transparent the priorities in the city's decision making process.

Appendix A.

Guideline point system.

I guess this is uh bad with outlines.

I guess this is uh no, this is one.

Okay.

Primary project priorities.

A the type of project, one of two.

Number one, industrial slash manufacturing, a provide an adequate supply of land for development which increases primary employment opportunities.

B.

Maintain adequate capacities and public utilities.

C.

Promote the development of transportation related goods and services as a special focus to per sorry, special focus to Rockford's economic base.

D.

Create primary employment opportunities considering the number of jobs created based on full-time equivalent, FTE.

E.

Obtain targeted employment opportunities that are consistent with city recognized regional economic development planes.

F create economic incentives for businesses locate in areas with existing infrastructure.

G, support craft manufacturing and entrepreneurship.

H.

Create jobs in undeserved areas and high unemployment zones.

Two, commercial-new.

A.

Land use.

One, make retail centers attractive destinations.

Two, provide incentives for mixed use development and redevelopment.

B economic development.

One pursue opportunities to strengthen the sales tax base.

Two provide services in undeserved area.

Three provide job opportunities and high unemployment zones.

Three commercial renovation slash improvement of existing commercial.

A land use.

Number one, promote targeted infill development.

Number two, direct development along corridors to create stronger districts.

Three provide financial incentives to aid the development of smart growth projects.

Provide incentives for mixed use in development and redevelopment.

B economic development.

One systematically plan for the redevelopment of Rockford's older commercial areas.

Two encourage the continuous upgrading and active marketing of existing retail centers.

Three enhance the unique appearance of existing structures through the preservation of architecture that represents a resource of value to the community.

Four residential.

A address concentration of low-income residential economic development.

Number one, encourage and promote a balance of new desirable developments.

Number two, develop and maintain a comprehensive housing plan that goes beyond the scope of the consolidated plan.

Three encourage housing strategies that revitalize older neighborhoods.

Improve the state of neighborhoods surrounding downtown, complementing existing plans.

5.

Reduce concentrations of poverty.

B dangerous and abandoned buildings.

Economic development.

Number one, ensure the transportation improvements foster and support the revitalization of existing neighborhoods.

2.

Support the removal of derelict housing units provided that there is a strategy to minimize negative effects.

3.

Promote housing strategies that result in new housing within existing neighborhoods, utilizes existing infrastructure, and is compatible with existing housing stock info housing.

4.

Reduce financial roadblocks to rehabilitation.

5.

Minimize the hazards of lead paint while ensuring the financial feasibility of rehabilitation.

5.

Tourism.

A create opportunities for entertainment, spectator sports, events, and venues.

B support arts and cultural opportunities for residents and visitors.

C Provide entertainment for residents and visitors.

D.

Create opportunities of critical mass such as city market and stroll on state.

6.

Public improvements.

A land use.

Number 1.

Retrofit existing arterials and collector streets with sidewalks.

Number two, design streets to facilitate safe pedestrian crossings.

3.

Require traffic calming in residential areas that experience excessive traffic speeds.

Welcome back.

6 43.

What time is it now?

Oh 7 16.

Glad to have you back.

30 minutes.

Decent.

I lost my place.

Start over.

Okay, hold on.

Okay.

Abandoned buildings, tourism.

You can take a seat if you want.

I'll wave.

I was trying not to be rude, but keep it up.

Yeah, right.

Rude was you leaving, but you know.

I digress.

Okay.

Number six.

Public improvements, land use.

Okay, here we go.

Uh require topic calmings.

Number four.

Connect walkways, parking lots, greenways, and developments.

Page three.

Number five.

Plant trees throughout the community and preserve existing trees during new construction.

Number six.

Maintain sidewalks, bikeways, and pathways.

Number seven.

Serve the needs of those who are disenfranchised from and do not desire to use or otherwise unable to take full advantage of the predominantly automobile-oriented transportation system.

Number eight.

Ensure that transportation improvements foster and support the revitalization of existing neighborhoods.

Number nine.

Improve the appearance of major roadway corridors in Rockford.

Number 10.

Implement gateway plans.

7.

Arts.

You might like this one.

Highlight cultural assets through public art and events.

That's all we got though.

Number eight.

Historic preservation.

A.

Find ways to take advantage of areas where a critical mass of historic sites exist, such as South Main area where Tinkersworth Cottage Museum.

The Graham Genestra House and the Ethnic Heritage Museum are located.

Blocation of Projects 2 of two.

Number one, high priority areas.

A central city defined areas that were developed prior to 1950.

B census tracks with high unemployment.

Census tracks with low median income.

D.

Areas defined as community development block grant eligible tract.

E.

Riverfront.

2.

Mid-priority areas.

A areas that develop between 1950 and 1990.

B.

Buildings that have been vacant for more than 10 years.

3.

Low priority areas.

A.

Typically green field locations that require the extension of public infrastructure.

Sounds kind of like this proposed TIF District, actually.

Secondary project priorities.

A quality of life.

Number one, land use.

A.

Support tree preservation through public slash private partnerships.

B.

Plant trees throughout the community and preserve existing trees during new construction.

C.

Provide sidewalks.

D.

Design streets to facilitate safe pedestrian crossings.

E.

Provide safe pedestrian routes to transit.

F prov make places walkable for aging populations and those with disabilities.

G.

Create a comprehensive bicycling program.

2.

Natural resources.

A.

Protect our groundwater supply.

B.

Protect our floodway and flood plains.

C.

Redevelop Rockford's brown fields.

3.

Landscaping.

A.

Protect mature trees and maintain required landscaping.

B.

Reforest slash plant trees to replace removal.

C.

Support efforts to preserve and or restore natural vegetation.

Kind of sounds like the opportunity.

Sure does.

We continue on.

Page four of nine.

B.

Crime Prevention, two of six.

Number one, establish positive police slash community relations through effective branch police stations.

Number two, implement crime prevention through environmental design programs.

C Education three of six.

Number one, support local education opportunities for primary and secondary education.

Number two, provide ongoing training for existing employees.

Number three, establish programs for those returning to work, including parole job training and education.

D.

Parks and recreation, four of six.

Number one, land use.

Create a network of trails and greenways.

B provide create active and secure open spaces.

C.

Create a comprehensive bicycling program.

Two community facilities and services.

A.

Assist the park district in acquisition and development of facilities as appropriate.

B.

Work with park district in preparing a new park and open space plan.

C.

Pursue the development of new pathways.

D.

Continue the development of riverfront open space.

E.

Historic commercial centers.

Five of six.

One downtown, midtown, Broadway, and other historic districts.

A.

Develop a comprehensive wayfinding system.

Signs and graphic communication to convey location and direction to travelers to and within downtown.

B.

Develop a block by block plan for downtown complementing existing plans.

C Increase the amount and variety of downtown housing.

D.

Expand the number and variety of destination entertainment venues.

E.

Provide attractive and efficient options for travel.

F riverfront six of six.

Number one, focus on properties that revitalize the riverfront.

Number two, creation of public space along river.

Three, remove of non-conforming uses along river corridor downtown.

Two creation of a new TIF district, aka redevelopment project area.

The following outlines the nine steps city employees should take when evaluating the creation of a new of typo of a new TIFF district, also known as redevelopment project area RPA.

A analyze the area proposed for a TIFF district to determine whether the proposed district is eligible as it meets.

Number one, the criteria under applicable state law.

Two the priorities for economic development and community development established by the city.

B size.

One, the TIFF district should be no larger than the size necessary to achieve the two objectives in item A.

C.

Evaluation by qualified consultant.

The evaluation of a TIFF shall be completed by a qualified consultant approved by the city and working under the direction of the city and shall include a a preliminary TIFF qualification report demonstrating conformance with state statute.

That might be another typo as well.

B uh TIFF redevelopment plan implementing the initiatives of the city's comprehensive plan.

D.

The TIFF redevelopment plan shall describe with specificity the city's priorities that are to be achieved with the establishment of a TIFF in the proposed district.

Page 509.

They're past the halfway point.

Number one, the area encompassed by the proposed district should clearly relate to these priorities and the criteria established by law.

Two, if the district is to be created to fund public infrastructure improvements, the same but for analysis should be applied to these improvements.

I.e.

without the creation of the TIFF district, these infrastructure improvements could likely not be made.

There are no alternative sources of funds reasonably available.

E.

Determine whether development or redevelopment could take place within an acceptable time frame without TIFF assistance, e.g., but for the TIFF assistance that is available through the establishment of a TIFF district, development which furthers the city's economic development or community development goals would not be reasonably likely to occur in this area within a reasonable time.

Demonstrate that the physical and economic conditions in the district would not be addressed without the creation of the TIFF.

Number one, identify public improvements that are to be made in the district finance through TIFF revenues.

Number two, prepare a district-wide financial projection of the TIFF revenues and determine whether these revenues will support any TIFF expenditures that are to be funded on other than a pay as you go basis.

Number three, identify any taxpayer concentration, tax appeal history, EAV trends, and the overlapping taxing jurisdictions projected contribution to any TIFF revenues based on the financial projection.

Number four, evaluate the city's ability to meet proposed meet the proposed TIFF district objectives, its ability to mitigate potential risks to overlapping taxing districts, the city's ongoing maintenance and repair costs, and the ability to repay debt in the event of revenue declines.

A.

Work with the township assessor to obtain a projection of future EAV in the district without the creation of the TIFF district based on available information.

B.

Look at past and future EAV trends, collection performance and delinquency rates.

C.

Look at the effect that the creation of the TIFF district is likely to have on property or businesses outside of the district.

Look at the effect of the creation of the TIFF district like they have probably that's that's a good one.

Number five, subject the subject the assumptions and methods for all feasibility studies to sensitivity analysis and other modeling techniques.

See the government finance officers association best practice evaluating data and assumptions in economic development proposals.

Number six, additionally, an alternative analysis could be prepared to evaluate pay as you go financing and/or debt financing options that the TIFF could support.

F Analyze the long-term economic benefit to the local economy for the term of the TIFF, the fiscal impacts to the affected jurisdictions and overlapping tax entities, e.g.

school districts, and the economic cost of TIFF incentives.

G.

Evaluate the risk to general government operations when the TIFF related revenue is no longer available, including an evaluation of the impact of the TIFF district on the city's tax base.

H.

Prepare a maintenance plan for the TIFF district's projects, incorporating ongoing costs and future capital costs, the cost of periodic reviews of the TIFF district performance, maintaining public information on the TIFF district, etc.

Considering revenue sources available to cover these costs.

If a third party or private sector partner, such as a developer, is to maintain the TIFF district, provide a maintenance plan that incorporates those components.

I prepare a simple summary staff report to be used in the final to be used in the final decision making process.

Three, due diligence required for specific projects within a TIFF district.

The following outlines nine critical due diligence steps city employees should take when evaluating a specific project within a TIFF district.

A.

Apply the but for test.

This is critical for public credibility and for fairness to other taxing districts.

Number one, each proposed project must demonstrate sufficient need for the city's TIFF assistance such that without the TIFF assistance, the proposed project would not occur.

Number two, the proponent will demonstrate that every other reasonable financing alternative has been exhausted prior to the use of TIFF.

Number three, the satisfaction of the but for test will, in appropriate cases, be subject to review by an outside committee appointed by the city.

B identify the city's priorities for the reuse of TIF that will be met or furthered by the project as outlined in this policy.

Number one, economic development, job creation.

Number one, employment of persons living in the district.

Number two, employment generally.

Three, wage level.

Four, business located in the district, a location near existing housing.

B.

Location near planned housing.

Five.

What businesses or jobs?

A.

Manufacturing.

B.

Healthcare.

C.

Those consistent with the city's economic development plan.

6.

Other criteria.

2.

Commercial development.

A.

Underserved areas are priority locations.

B.

Avoid cannibalizing within the district or contiguous districts.

C.

Other criteria.

3.

Shovel ready industrial sites.

4.

Community development.

A elimination of blighted features.

B.

Brown fields or environmental remediation.

C.

Improved public infrastructure.

D.

Creation of public resources, parks, schools, libraries, etc.

E.

Other.

C.

Allocation of TIFF revenue.

Number one.

TIFF support will be on a pay as you go basis.

A.

Consideration will be taken for existing development projects where bonds may be refinanced to restructure debt.

In these situations, it shall be demonstrated by the developer that the proposals that the proposal lessens the burden of exist on existing bonds.

B.

Consideration will be taken for public infrastructure improvements.

C.

Consideration will be taken for the use of revenue bonds that are not backed by general obligations.

2.

Developer will be prohibited from contesting assessments.

3.

Project will be to be supported by TIFF must be subject to real estate tax.

A exceptions for schools, universities, hospitals, churches, when such activity fulfills the priorities of the policy.

4.

The developer's share of TIFF revenues derived from the developer's project will be limited to 50% of the proceeds.

A additional revenues may be allocated when multiple policy priorities are satisfied.

5.

Under the following circumstances, a developer's project will be eligible to receive TIFF support from revenues generated from other increment in the district in which the project is located.

A projects of significant importance to the community in meeting multiple goals of the redevelopment plan and criteria outlined in this policy.

B programs approved by the city consistent with the redevelopment plan, i.e.

facade program, sign replacement program, landscaping program.

D.

The developer will provide a stress-tested financial presentation demonstrating the probability of the project's financial success.

E.

Prepare a thorough development or redevelopment plan that includes an estimate of the incremental increase in real estate valuation the proposed project will create, not required for identified TIFF programs, i.e.

facade program.

Number one, this will be based on an estimate provided by the township assessor comparing the before and after assessment and the assessor's opinion of the value.

Number two, the city will hire outside professionals to assist with this process at the expense of the developer, a when bond funding is considered and or B at the discretion of the finance director.

Foroughly investigate the developer and his slash her ability to meet the obligations outlined in the development agreement as necessary.

This includes due diligence in examining developer's financial and other resources and its track record with similar projects.

That's a thinker.

G.

If development project satisfies the criteria set forth above, the city will draft a will prepare it, a draft term sheet that sets forth the components of the proposed development agreement in simple terms.

H.

The development plan and development agreement include the following.

Number one, a clear statement of the city's priorities or goals which are to be furthered by the project.

2.

Detailed performance measures.

A success is not simply the achievement of the increased assessed value.

B.

Success should be measured by the priorities, job creation, elimination of blight, environmental remediation, increased assessed value, etc.

C.

Measurements should be independently confirmed.

Three milestones for identified performance measures.

4.

Guarantees of performance.

A level of developer guarantee varies based on the developer's share of the TIFF revenues and the share of the TIFF revenues that go to cover public infrastructure costs that would otherwise have been borne by the general fund.

B increase priority ranking for job guarantee.

Five the share of the TIFF revenues the developer will receive.

A rank the project on the city's priorities using a numerical scoring system.

B adjust the ranking to reflect any public infrastructure improvements that will be covered by the TIFF revenues.

6.

Developer share.

A grant.

B a loan repayable only out of incremental taxes if performance measures are met and out of developers' funds if not.

C bonded in tranches with any go bond tranch enjoying senior status.

D.

Other.

Seven, identify the steps for monitoring, evaluating, and enforcing the agreement.

E.g., are target job creation numbers met?

A.

Cover the cost to the city in terms of staff and consultants for the monitoring of the TIFF and the project through the life of the TIFF.

B.

Cover the cost to the city of ongoing transparency, filing and publishing annual reports, website maintenance, etc.

C.

Identify the amount of funds to be withheld to monitor agreement.

8.

Specify the developer's obligation to provide information throughout the life of the TIFF.

A.

Guarantee that the project's users, tenants, operators, etc.

are obligated to provide the information necessary to monitor results.

9.

Steps to be taken if performance goals are not met.

Including descriptions of the consequences for either better or worse performance.

Number 10.

For bonded projects, establish a responsibility to monitor bond covenants.

11.

Document who is responsible for the following.

A.

Project upkeep.

B.

Who backs up project revenue if increments are not sufficient?

C.

Ongoing maintenance responsibilities.

D.

Maintaining designated reserves if required.

E.

Project reporting and monitoring.

F adherence with state and local laws.

I prepare a simple summary staff report, including the guidance point system, appendix A, to be used in the final decision-making process.

Number four, monitoring slash reporting of existing TIFF districts and agreements.

The following outlines five monitoring slash reporting requirements of city employees to make sure TIFF districts are regularly and fairly monitored.

A.

On an annual basis, publish a report of each TIFF district to determine if the TIFF is functioning as projected.

Number one, measure actual performance as compared to projected performance, including A.

Items such as actual versus projected tax base, jobs created, location of jobs, and potential impact of shifting economic development from non-TIF district to TIFF district.

B.

Private investment completed during the year within the TIFF.

C.

Public investment both measured in TIFF dollars and non-TIF dollars.

D.

Current projections both measured in the TIFF fund revenue and fund balances through the life of the TIFF.

E.

Review of any transfer of funds from one TIFF district to another.

B.

On an annual basis, provide a summary of existing development agreements within each TIFF and performance of the agreement compared to projections.

C.

Fully comply with the state of Illinois requirements for an annual TIFF report.

D.

Convene the joint review board to review existing TIFFs.

Number one, evaluate performance of TIFF.

Number two, review implementation of redevelopment plan.

Number three, assess fiscal impact on affected taxing districts.

Number four, review of any increase in services to any taxing district.

A determine if there are any surplus funds as defined by the TIFF Act.

E.

Transparency.

Number one, provide a web-based portal for each TIFF district and each development project within each TIFF district.

Number two, portal should include a all non-proprietary information relied on by the city in entering and monitoring the development agreement.

B Economic forecasts.

C.

Job creation.

D.

Infrastructure established.

E.

Performance standards.

F monitoring results.

G.

Pictures.

H.

Developer information.

Number five.

City's philosophy on use of incremental real estate tax from TIFF.

Oof.

And not much on the end here, but it says it is the city's response.

Sorry, it is the city's philosophy with respect to tax increment financing to use incremental real estate taxes generated from new development in TIFF areas to improve those areas and to use the incremental real estate taxes from TIFF areas, however they are generated to improve those areas.

So that concludes the nine-page document here.

So I feel like at least y'all heard it now.

Whether retained or not, I can't speak to that.

But we got that part on the way.

So appreciate y'all listening to that.

And I think we all have a pretty firm grasp on what we want and don't want.

And as citizens of your wards, we implore you to listen to us because we are the city and we want the will of the city to be met by those represented.

So um I don't think on that one this public hearing will resume on May 21st, 2026 at 1 p.m.

in council chambers.

Individuals who signed up tonight to provide a statement regarding the proposed redevelopment plan, but have not done so due to time constraints, will have an opportunity to do so on May 21st.

This public hearing is hereby adjourned.

The time will be 1 p.m.

May 21st here in City Council Chambers.

That's potentially input in that, or are you guys doing decide that for us?

We're gonna go ahead and move in, move on uh tonight's agenda.

Thank you, gentlemen, for your presentation.

So we have two items on tonight's agenda.

First item is approval of the transfer of surplus property located at 1338 Derby Lane and 4750 Pepper Drive at Northern Illinois Land Bank for future residential development to have a motion to approve.

Are there any comments or questions?

Alder Woman meets thank you so much.

This is for item number one, correct?

Thank you.

I'm just getting back on track here.

I just wanted to make a comment for this particular develop.

Um I don't really have a question.

I just want to say um I I don't think that I recall seeing the way that this proposal was laid out to identify city-owned properties that we could develop on, relinquish those properties and allow for the land bank to pick them up and produce housing in this community.

I just want to say I appreciate the efforts to to move this forward.

I would love to see us continue to do things like this on some of the sides of town that absolutely need it.

Um is there a mechanism or a way that I can review um City of Rockford sites or land that we own broken down by ward and um zoning as well, how the current property is zoned.

I think that could be beneficial, not just in my war, but in other wards to kind of have an understanding of similar properties, similar opportunities that we all might have to do something of this nature to kind of get rid of some of these properties that we're just holding on to that could be potentially used for land partner together.

But ultimately, I just want to say thank you all for presenting this.

I I appreciate this approach.

I I I love this approach actually actually of how we're going about it, and I just love to see us be able to do this with more uh city properties in this community.

So thank you so much.

Thank you.

Are there any other questions or comments?

Craig, will you please call the roll?

All right.

Hi.

Hi.

Aye.

Thank you.

The item passes.

Item two is an approval of the proposed development agreement with Hillwood Industrial Enterprises LLC for the construction of Spec Industrial Building and Public Improvement in conjunction with the Department of Commerce and Economic Opportunity Site Readiness Grant to have a motion to approve.

So moved.

Okay.

Are there any questions or comments?

Alderman Salvado.

Yeah, so uh got a question, whoever can answer this.

So the request is this um uh trying to remember.

Um are we giving them 2.5 million up to 2.5 million?

Is this the project that we're talking about?

Um so I can uh give you a little bit of a background on the aim of this project that they're in the worst for offering since the period of time.

Um before I forget, you know, should there be any additional questions of uh building development from the City of Rockford had identified this intersection to the 20 as an industrial development opportunity location to the airport uh but also recognize their efficiency and regards the sum of site revenues.

So we coordinated uh with the airport and seeking industrial developers and let it do communication and then work with our regional plan to apply for DCO site readiness plan.

So yes, one of the shopping sources is two million four hundred and twenty-eight thousand dollars that is being provided by DCO on a reimbursable um in a reimbursable way.

Uh additionally, City Council had previously identified $2.5 million um funds to help offset infrastructure costs for the redevelopment of the site.

Um so that is also being provided at a reimbursable um way through fund balance through global trade park TIF 1 and 2.

Um and then that would include that 2.5 million would include the $600,000 match that City Council previously uh approved for the site readiness grant.

So a total of $2.4 million from DCO and $2.5 million from the City of Rockford for public infrastructure and site uh reimbursements.

So uh if I may follow up with that, then what is our current balance and that uh uh global trade park that we have for that TIFF.

So I'll if Director Hagerty can look it up while I'll partly answer that question.

We are using fund balance, um, so there's an existing fund balance within those TIF districts to support um this investment.

Okay.

Yeah, I just would like to know.

I I know um Ms.

Haggerty sent out um the different balances for those particular TIFF.

Uh it's it's it's a huge amount.

I think it's a great uh opportunity since we are in the cargo industry, we're one of the the largest in in the country.

So I think it's it makes sense from my perspective.

I just you know uh 2.5 million dollars out of a 25 million dollar investment that the developer I believe is what I read um within the contract itself.

Um it's quite significant.

So I just would like to to see how much money is in that to ensure that we continue to you know have enough for others, right?

From that perspective.

So I'm sure Carrie can provide that.

Yeah, and I and I and I also I'm referencing Director Hagerty and she's not behind me, so uh I apologize for that.

I didn't turn around.

No worries, no worries.

So she'll she'll uh Director Hagerty, the question was did you get the question?

I did not know what the existing fund balance in Global Trade Park 2 and 3, and if you also could provide the ending anticipated balance as well as the termination date.

Yes.

And one that we evaluated as part of the project.

Yes, yeah.

Uh the anticipated current anticipated ending fund balance for trade park two is one point seven million dollars in 2030.

Trade Park 3 is 3.4 million dollars in 2031.

Did you have one as well?

Uh trade park one is six point six million in 2028.

So about 11 million.

All right, cool.

Thank you.

Thank you so much.

Um, can you help me understand um when you all went for this site readiness grant?

What are some of the qualifications to apply for this type of grant through DCEO?

So the when we received funding for the DCO site readiness grant.

This was the first time that DCO had ever had a site readiness grant application process, and we need to uh needed to identify control of the property.

So our partner Hillwood had the property under option.

They had to identify it as industrial development consistent with the overall grant, and we needed to have a resolution approved by city council authoring authorizing us to apply for their grant and committing the matching funds.

Those were the the basics.

Okay.

But it had to be industrial.

This isn't something that could be for residential or commercial preparing sites for the it had to be industrial.

Correct.

Okay.

That was my biggest question.

Um and so kind of lost here, but total for this particular project was four point nine million that they're receiving.

Is that correct?

2.4 from DCEO, 2.5 reimbursed through the city?

That is correct.

Okay.

And then just as off topic, but the other TIFF that we heard a lot about tonight.

Um is that one a hundred percent of the TIFF?

They'll be dispersing a hundred percent of that TIFF of the South Industrial TIFF.

So I'm not certain I understand the the the question.

Um let me take a shot at it.

I mean, if the city council creates the TIFF, it'll be up to City Council to determine how much is distributed.

Oh, okay.

Yeah, I don't think so.

Okay.

Well, I don't have any more questions.

Thank you so much.

Are there any other questions or comments?

Clerk will you please call the role?

Aye.

Aye.

I um that's a no.

Thank you.

The item passes.

Um do I have a motion to adjourn?

So move.

Okay.

Okay.

Are there any questions or comments?

All those in favor, please state by aye.

Aye.

Any opposed, same sign?

This meeting is adjourned.