Village Board approves construction plans for The Knolls at Vision South

By Alexander Winton

Mahomet finds itself at the center of intrigue as a development project, spearheaded by Visionary Hospitality Services, Inc. continues to generate curiosity among residents and the media. 

Specifics for the  12-acre property have been kept under wraps, but recent interviews with key figures shed some light on the development’s nature and the efforts to foster growth in the area.

In a recent interview with Mahomet Village Administrator Patrick Brown, questions were raised about the lack of public discussions and concerns about transparency surrounding the project, which will be known as The Knolls at Vision South Subdivision. Brown addressed these concerns, emphasizing that public meetings, rezoning efforts, and public hearings had been held to involve the community in the decision-making process. He also pointed out that some of the secrecy resulted from private negotiations between developers and potential stakeholders.

Village meetings leading up to the July 18 decision to approve the final plat and construction plans presented by property owner Randy Huffman began in 2022. Those meetings included a zoning change from residential to C-2 General Commercial.

The project focuses on three commercial lots located at a prime corner at U.S. 150 and Prairieview Road on Mahomet’s eastern edge. Owner and developer Randy Huffman is currently in contract talks with potential buyers for these lots. 

However, Brown stated, “Randy Huffman hasn’t come to us with any building plans yet.” 

The project also involves the extension of South Mahomet Road Tax Increment Financing (TIF) funds. Phase I of the project has the road pass through the Mahomet-Seymour School District’s 70 acres, while Phase II will pull the road through to Prairieview Road, near Huffman’s property. 

Development on the east side of Mahomet has expanded with the announcement of South Mahomet Road’s extension in 2019. 

Brown mentioned that the village is excited for said developments but cannot reveal details of Huffman’s properties due to ongoing contract negotiations.

 However, skepticism looms among the public as the city has yet to disclose the exact details of the project. Speculation has been rampant, with many wondering if the development could be a hotel or a mix of residential and commercial properties. The city’s decision to withhold information has left residents eager for answers, and questions have been raised about the level of transparency.

Brown did shed some light on the financial aspects of the project. 

“The total cost spent so far, including the remaining cost for completion of Phase 2 by the end of 2024, is $12,536,185.05,” he disclosed. 

This includes $8.78 Million for Phase 1, covering engineering, utility work, and the roadway from Sunny Acres Road to Churchill Road. Phase 2, which entails engineering, utility work, and the roadway from Churchill Drive to Prairie View Road, has a budget of $3.75 Million. Brown acknowledged that the project estimates escalated due to various factors, including inflation and supply issues, which he claims are common challenges faced by infrastructure projects.

 The project has been funded with approximately $9.36 Million from TIF funds and around $3.17 Million from other sources. The village spent nearly $400,000 on engineering and design work for Phase II of the project.

 Amidst the speculation surrounding the project, Brown highlighted the potential benefits for Mahomet’s community. 

The development of commercial lots along Corridor 150 could diversify the tax base and shift the balance between commercial and residential property taxes. The full impact of that shift will take at least another decade to realize, though. Half of all commercial and agricultural property taxes go into the TIF fund to subsidize additional development. 

Brown emphasized the importance of such development for the community’s growth and financial health. 

“It changes the percentage of commercial property taxes versus residential. That kind of helps residential,” he stated.

Regarding incentives related to the development, Brown clarified that there were none other than the extension of South Mahomet Road for this specific project. However, he mentioned a tri-party agreement between the two development companies, the village of Mahomet, and Randy Huffman, which facilitated infrastructure arrangements and certain financial credits for eligible expenses.

 While the possibility of a hotel being built on the land has sparked curiosity, Brown addressed the challenge of making such an endeavor financially feasible. 

He explained, “There’s a reason there’s no hotel here. It’s not because we don’t want there to be a hotel or we don’t think there should be a hotel. It’s because it can’t work financially.” 

Brown further mentioned the importance of external factors such as demand and activity in Mahomet and the surrounding areas.

 As the project progresses, Mahomet’s citizens eagerly await further updates on the development. While there are uncertainties and skepticism surrounding the project, Village officials remain hopeful for the positive impact it could bring to the community. 

As the town strives for transparency and balanced growth, the project continues to be a focal point of anticipation for Mahomet’s future.