SSA Questions & Answers

Two informational meetings sponsored by the MPOA were held at Harrison School on September 29th, 2007, and Greenwood School on October 6th, 2007.

At each meeting, invited speakers made brief presentations on:
• the status of efforts to restore Wonder Lake,
• how dredging would take place
• how the project would be funded

This Question and Answer (Q&A) document was generated to document:
• all of the questions raised by the Wonder Lake Community at the two informational meetings.
• the responses of the MPOA to those questions.

As detailed on the following page, all questions from the audience were submitted in written form. Those audience questions were reviewed during the meeting, and the questions that could be answered at each meeting were answered by the speakers. Those questions that could not be answered at the meeting were researched, and are also presented in the Q&A section.

Every audience member question that was submitted at each Saturday meeting is presented in the Q&A Section “in black”. The MPOA answers are presented “in green”.

In some cases, multiple variations of a single question were asked. These “common questions” were grouped together, as appropriate.

The questions are presented exactly as written by the meeting audience members. If the exact intent of the question could not be determined, a “best guess” response was still presented.

The question submittal form also included a space for “Statements” that they audience members wish to have considered. These Statements are presented at the end of this document. No MPOA responses to the Statements were prepared.

Meeting Format
As the community has raised a number of questions regarding the implementation and funding of a dredging project, we have asked our guest speakers to make brief presentations on those subjects.

To keep within our timeframe, and to allow the speakers to complete their presentations without interruption, no questions will be allowed or answered during the presentations.

As the presentations proceed, audience members are encouraged to write down any questions about the subjects covered in the presentations.

These written questions can then be turned in at the end of the presentations.

After a brief review of the submitted questions:
Those written questions that the speakers can respond to today will be answered today, and will also be posted to the MPOA website. Those written questions that the speakers cannot address today will be answered after the meeting, once they can research the question.

Those questions, and their answers, will then be posted on the MPOA website.

It is hoped that this format will allow the best exchange of factual information, and help to keep the discussion focused on the topics being discussed.

DREDGING Q&A
******************************************************************************
How long has the MPOA of Wonder Lake been trying to dredge the lake?

Since 1964
******************************************************************************
What’s a Delta?

A delta is a term used to describe an accumulation of stream or river transported sand, gravel and soil that forms where flowing water slows as it enters a waterbody, such as a lake or an ocean.
******************************************************************************
Why not close the cause before dredging?

The Nippersink Creek Watershed Planning committee has been working on this since 1994. There are two Wonder Lake residents who serve on this committee. As a subcommittee of the McHenry County Soil & Water Conservation District, the committee’s planning effort has been focused on land use and educating land owners and developers on best management practices that will reduce the flow of sediment and protect the natural resources throughout the Nippersink Creek watershed. As determined by the U.S. Geological Survey, over the past 13 years the planning effort has been a significant factor in reducing the average annual flow of sediment into Wonder Lake from approximately 33,000 cubic yards per year to approximately 12,000 cubic yards per year.
******************************************************************************
In the spring, you talked about other lakes that did this dredging project. Did they do any
cutbacks? How did that affect the lake?

How will this cutback affect the clarity of the water?

The original $12.9 project estimate fall for full rehabilitation, removing about 2.5 million cubic yards of sediment from the lake. The $ 5.9 million dollar project was “cutback” to only remove roughly 1 million cubic yards. The one million yard volume was determined to be the minimal of dredging required to restore navigability to much of the lake surface, and to provide a water quality benefit. Water clarity will improve under the proposed $ 5.9 million project, but not to the extent it would under the $ 12.9 million project. It is for this reason that there will be an on-going effort (Phase 2) to continue dredging in the future, using donations, proceeds from the sale of dried sediment, etc. No additional taxes or SSA would be used to fund the Phase 2 efforts.
******************************************************************************
Is this a firm estimate?

Yes
******************************************************************************
Sunrise Ridge Estates lakefront property does not touch the lake, but instead exists on the Nippersink Creek west of the creek mouth. Will the proposed dredging guarantee lake access to the more than 100 property homeowners of Sunrise Ridge Estates?

The current plan calls for dredging both the mouth of the creek and into the creek to at least the first bend to where the creek bends and curves to the south. The extent of the dredging in the creek will be governed by both permit restrictions and assuring adequate creek width.
******************************************************************************
Why are we dredging the south end, when the property owners in the south end don’t pay dues
and are not MPOA members? Can we leave the south end alone and concentrate on areas for
residents who pay dues for lake maintenance?

The property owners located at the south end of our lake (Wonderview, Sunny Oaks &
Greenhill Shores) have lake access. Their access is restricted by the sediments that have accumulated in the south end, some from creek in-flow and also from the island that used to be located in that area. This sediment is nutrient rich and negatively impacts on our Lake’s over all water quality, fishery and fishery habitat. The property owners that live in this area are included in the proposed SSA as they have lake access and as such, are entitled to the full recreational use of our Lake. The fact that they are not members of the MPOA and do not pay dues to the MPOA is their choice. However, since they do have the right to use the Lake, it is only fair that they financially support the dredging plan.
******************************************************************************
More than half of the dredging will be in areas that never were deep enough to use a boat with a motor. Why are dollars being spent in places such as the West Bay loaded with tree stumps and the South end of the lake which was nothing more than overspill when the lake was initially
created. Seems like this money could be better spent by dredging areas that have been filled up with sediment since the lake was established in 1929.

When the lake was established there was no removal of soils from the lakebed. Additionally, over the 79 year existence of the lake, sediments have been flowing into the lake and accumulating to the extent that they negatively impact on recreational uses, water quality, wildlife habitat and the fishery. If you were able to observe the lakebed in the West Bay during the most recent drawdown, you would have noticed that with two exceptions the tree stumps are no longer there. The island of sediment at the mouth of the Nippersink Creek has negatively impacted the entire south shoreline of the West Bay to the point where boating access is near impossible. Following dredging, these areas will provide an additional 50 – 75 acres of recreational water will improve water quality, fishery habitat and enable us to establish a long-term maintenance program.
******************************************************************************
Will all creeks have retion walls to remove additional sed. from coming into lake?

Through on-going watershed planning efforts, efforts will be continue to be made to reduce sediment loading into the lake from all identifiable sources.
******************************************************************************
How much average depth of sediment will be removed?

Will there be any 10’ pockets?

How much lower will the lake be - in feet?

The current Phase 1 plans call for an average depth of four feet of sediment to be removed from the targeted areas. Deeper depths will be provided within the south half of West Bay to allow for incoming sediment to be trapped, facilitating future removal under the proposed maintenance plan.
******************************************************************************
Will silt migrate to deeper areas?
Won’t dredged sites on lake refill and un-dredged sites get worse?
Once 1 million yard is removed, how will remaining sediment behave? i.e.-would it get spread evenly across the lake or would it basically remain in place? Would we be able to dredge
balance of lake if interested at a later date or would the entire lake need to be addressed?
The proposed Phase 1 dredging plan will be designed to ensure that an appropriate transition occurs between dredged and non-dredged areas to keep un-dredged sediment in place. In addition, the proposed dredging depth will result in sufficient water depth to minimize resuspension of un-dredged sediment by wind, wave or powerboat activity.
******************************************************************************
What kind of noise and how loud will it be from the dredge?

The dredge and any booster pumps are heavily muffled, producing what has been described as a quiet hum. No noise issues are anticipated.
******************************************************************************
Any plans for silt basin at south end of lake to keep lake from refilling?
The vast majority of sediment deposited in Wonder Lake was deposited by flow from Nippersink Creek, which enters Wonder Lake at West Bay. A silt basin will be constructed within West Bay to capture future sediment loads, and to facilitate its removal under the proposed maintenance plan. Smaller silt basins may be constructed at the mouths of smaller in-flowing streams elsewhere around the lake.
******************************************************************************
Wickline Island-Will it be dredged between island & houses?

Yes, a navigation channel will be created.
******************************************************************************
Why do we need to restore those islands?

The on-going erosion of the islands is the primary cause of the loss of navigation in areas adjacent to the islands. Dredging deeper navigation channels next to the islands, without also stabilizing / restoring them, will just increase the rate of erosion of the unprotected islands. Stabilized islands will also provide increased fishery habitat, provide areas that can be replanted with native wetland vegetation to help capture nutrients in the lake water, and protect adjacent shoreline areas from wind and wave erosion.
******************************************************************************
The original plan proposed dredging the entire lake-deep. The present plan is not to go deep and only cover selected (needed areas). What would the cost be to do the entire lake, but not deep?

An exact cost of this scenario cannot be determined at this time. It is safe to assume the cost would be somewhere between the $ 5.9 million currently proposed, and the $ 12.9 originally proposed.
******************************************************************************
How long might it take from start to finish?

How long will dredging project take after it gets started?

How long might it take from start to finish?

How long will lake dredging take?

How long will it take to complete this phase of dredging?

At this point, it is estimated that the 1 million cubic yards of sediment could be removed over a two to three year period. Under the proposed schedule, dredging would start in 2009, and would be completed in 2010 or 2011.
******************************************************************************
How will it impact the use of the lake during the dredging process?

There will be no impact to the use of the lake, with the exception of boaters needing to maintain a safe distance from the dredge equipment, and the voluntary temporary removal of piers, shore stations, etc. in those areas currently being dredged.
******************************************************************************
Will we have to remove our piers and shore stations if we are in the area to be dredged?

The voluntary temporary relocation of piers and shore stations will allow the dredge to remove sediment closer to the existing shoreline, which will help provide deeper depths.
******************************************************************************
What is happening with the developer of the Meadows of West Bay and their commitment to
dredge West Bay?

Why are they digging the West Bay since that is part of Neumann Homes? i.e. Marina?

Only the southern half of West Bay (the mouth of Nippersink Creek) is being proposed for dredging under the SSA. Improvements to the northern half of West Bay (adjacent to the Neumann property) will only occur in the future when sufficient revenue is generated from the sale of homes in the Neumann Homes development. The payment of these funds was agreed to by Neumann homes as part of the deal that granted them lake rights. Neumann Homes was not granted the right to create a marina, only a boat ramp and lakefront park.
******************************************************************************
Why not do mechanical dredging over winter (after a complete late fall drawdown with minimal water still going through sluice gates into creek). You allow ground to dry out and you can then get lots of contractors working on it at lower prices, possibly half the cost of hydraulic dredging. This is how Lake Delavan was done to get a complete cleanout including killing the carp. It is now a very beautiful lake, a little larger than Wonder Lake. It was also done with Wisconsin Dept. of Natural Resources approval. If we need more storage of material taken out, we could use our parkland on the water temporarily or pay to truck out. Since it is unlikely we could go back in for another SSA to finish deepening a center channel to allow fish habitat all over thru winter and a healthier lake. This is the only time we can do it for the next 10-20 years. My son-in- law has worked on dam repairs and said many areas all over the country have used this approach.

The Delavan Lake rehabilitation program was a far more complex seven million dollar project conducted in multiple phases over multiple years in the mid-1990’s. As an example, the carp were eradicated by a watershed-wide application of Rotenone, a chemical that depletes oxygen from the water column, not by dredging.

Wonder Lake at 830 acres is considerably smaller than Delavan Lake at 2,072 acres, but Wonder Lake has a watershed tributary area (90.7 square miles) more than twice the size of Delavan Lake (40.8 square miles). The smaller lake size and much larger watershed size of Wonder Lake makes it far more difficult to initiate and maintain a draw-down water level sufficient for mechanical excavation to occur on a continuous basis. Even partially dewatered by a drawdown, the excavated sediment would still be damp enough to freeze to the metal buckets of the excavators or the metal beds of the dump trucks, complicating sediment transport. At above freezing temperatures, water would drip from the trucks as they travel the steeply sloped subdivision roads to get to a major road to begin the journey to a sediment drying / disposal site. The road hazards this would create when the temperature drops below freezing can only be imagined. Stockpiling the sediment on all of the lake front park sites would only handle a small fraction of the sediment to be removed, would require extensive soil erosion and sediment control practices to be installed and maintained, and would require expensive rehabilitation of the park areas when the sediment was finally removed.

It is for these, and numerous other reasons, that the project consultant has determined that hydraulic dredging is, by far, the most cost-effective alternative.
******************************************************************************
What is the Maintenance Plan, if any?

Based on the current average volume of sediment that is entering our Lake each year, a small dredging operation every 3 to 5 years will probably be sufficient to prevent the migration of sediment beyond the area where the Nippersink Creek enters the Lake. Our consultants will develop a specific plan to address this issue as a part of the proposed project.
******************************************************************************
What can we expect for the lake proper as far as future dredging & improvement?

Once the project funded by the $5,932,730 is complete, additional dredging will be funded with money donated for that purpose and or funds received through the sale of sediment for beneficial re use. The goal is to reach the fully enhanced threshold by removing approximately 2,500,000 cubic yards of sediment from our lake bottom.
******************************************************************************
Have you contacted McHenry County Conservation District about plan? What is their opinion?

The McHenry County Conservation District, the downstream landowner, is aware of the ongoing efforts of the MPOA to enhance the water quality of Wonder Lake, and are supportive of any activity in the Nippersink Creek watershed that preserve or enhance water quality. At the appropriate time, as a courtesy, they will be presented with an opportunity to review and comment on the proposed plans.
******************************************************************************
How is sediment estimated – before or after de-watering?

The volume of sediment removed is determined before de-watering, by comparing the predredging topography of the dredged areas with the post-dredging topography, and calculating the volume removed.
******************************************************************************
Where will dredge be deployed?

The exact location has not been determined, however, it will likely occur at an existing boat launch area in cooperation with that landowner / subdivision.
******************************************************************************
Will dredge pump be strong enough to push sediment all the way to the containment site?

Yes, between the pump on the dredge, and additional booster pumps (as necessary) sediment can easily be moved to the containment site.
******************************************************************************
How will water be returned to the lake?

Water leaving the containment site will be released to an existing creek channel that naturally flows back to Wonder Lake.
******************************************************************************
SEDIMENT Q&A
******************************************************************************
It is well known by longtime property owners that much of the sediment within the lake is extremely toxic. This is due to the nickel plating plan (known as Woodstock Die Casting) dumping waste into the Nippersink Creek. There are many concerns relative to this issue.

There is no credible information available that supports this statement. Since 1989, sediment testing has been performed by the U.S. Geological Survey, the Illinois Environmental Protection Agency, the Northeastern Illinois Planning Commission, and by the MPOA did not find any evidence of heavy metals, or any other pollutants. The only “pollutants” referenced by any of these investigations were nutrients, which are bound up in the lake bottom sediment.
******************************************************************************
If large deposits of mercury and/or lead are found, who will pay for the costs associated with clearing this up? Are we opening ourselves up to larger liabilities?

The MPOA has reviewed all available sediment sampling information. No evidence of these or other heavy metals have been found in Wonder Lake in sediment samples by Federal, State, or the MPOA. In the unlikely event that these pollutants were encountered at a level that would preclude dredging, the MPOA would have to work with the Illinois Environmental Protection Agency to determine an appropriate course of action.
******************************************************************************
SEDIMENT STORAGE Q&A
******************************************************************************
Should we want to dredge in the future, where will that silt be stored if the NRB Land will not be available?

This is one of the largest challenges facing Wonder Lake. As the area continues to develop, and large tracts of undeveloped land that can function as sediment storage areas continue to disappear, the ability to do large-scale dredging in the future will be greatly reduced, or become far more expensive.
******************************************************************************
Will the sediment storage site be able to be used for development in the future or will it be limited to open space / park, etc.?

Why will site not be available later? For further dredging? Will site be used after dredging?

Why won’t 80 acres be available in the future? Will a nice beach and park be put in for the children of West side of lake?

The owner / developer of the 80 acres plans to develop that area in approximately 10 to 12 years. In a rapidly developing area, it would be unrealistic to expect the developer to leave the parcel undeveloped beyond that point. In terms of a west side beach and park, the MPOA would be happy to explore any plans a given subdivision may have for funding and developing these types of amenities on their property.
***********************************************************************
Where will sediment storage site be located?

Where on East Wonder Lake Rd. will sludge be dumped?

The current plan calls for the sediment to be pumped to a sediment storage area on the east side of E. Wonder Lake Road, south of the Oakwood Shores subdivision and west of the wetland area that is located on the eastern portion of the property.
******************************************************************************
Where would pipeline go?

A number of possible routes exist, either in public right-of-ways or within existing utility easements. The exact route has not been established at this point in time.
******************************************************************************
Will the settling basins be lined or sealed to prevent possible contamination of the groundwater?

In most cases similar to Wonder Lake, the sediment being pumped into the area serves to seal the bottom of the basin. However, the settling basins will be subject to regulatory review and permitting, and all appropriate steps to ensure groundwater protection will be taken.
******************************************************************************
Sediment test, have they been done to know the storage required? Is cost of storage facility
included in cost and how do you know cost without tests?

Preliminary sediment tests have been conducted to determine the characteristics of the in-lake sediment. Based upon that information, and the experience of the dredging consultant, a conceptual sediment storage areas plan has been developed. The cost to construct that facility has been included in the proposed SSA cost.
******************************************************************************
If prepay / or extra funds, will 80 acre site be prepared for a million yards?

The current plans call for the sediment disposal area to be able to handle the proposed one million yards of sediment over the course of the two to three year Phase 1 dredging period.

What will the impact be to nearby land/homeowners? (property value, odors, insects, etc.)

Has any thought been given to how the odor will be controlled coming from the sediment storage facility?

What about smell of sediment?

What will the long term impact to the property nearby?

In the experience of the dredging consultant, no notable odor problems have been encountered on similar dredging projects. The recent drawdown of Wonder Lake posed the exact same potential for odor problems, as the exposed sediment dried in the sun. No complaints about odors resulting from the drawdown were received by the MPOA office.

In terms of property values, the temporary sediment storage site is located on a relatively undeveloped portion of what is currently a CountyRoad, immediately north of a State Highway, with relatively few residential parcels in the immediate proximity. It is also in close proximity to one of the larger gravel pits in northeastern Illinois. The potential for future commercial development of any parcels adjacent to the proposed sediment storage area will more than offset any perceived impacts to market value resulting from the short term operation of a sediment storage area.
******************************************************************************
Send letter to all MPOA members directing them to site.

It is assumed that this comment refers to the proposed sediment storage site. If so, it is unclear what benefit would be result by incurring the expense of sending a letter to more than 4,000 MPOA members, directing them to a privately owned parcel of land that is currently comprised of vacant farmland.
******************************************************************************
Lake Rights / Lake Access Q&A
******************************************************************************
I live in a subdivision that no longer has lake access. I don’t feel compelled to pay for dredging.
How can we compromise to lower these payments to reflect reality? And what about fixed
income homeowners that can’t afford more taxes?

Without lake access, how will this improve property values? Living on the west side, what will
this lake dredging do for me?

We live in Sunrise Ridge Estates subdivision. We have lake rights, but no lake access and never
will have access. Why do we have to pay and be a part of this? The lake is useless to us.

We have no lake access. Why would e be involved? We live in Sunrise Ridge Estates II.
Shouldn’t we be allowed to vote on this just like a school referendum?

Why should we be assessed if we have no way to access the lake? (Sunrise Ridge Estates)

What about people who aren’t interested in using the lake?

Why should people who don’t use the lake (or have boats) be forced to subsidize lake restoration? People who live on the lake have the most to gain.

Why must we pay for something we do not use?

Will there be any improvements to beach areas or areas designated for beach, but currently not accessable (such as Sunrise Ridge Estates)?
******************************************************************************
All parcels included in the proposed SSA have lake rights included on the deed, or have direct lake access. All lake access points, beaches, or other lakefront features, were created by the developer of the individual subdivisions and / or the individual subdivision homeowners associations.

The lack / quality / accessibility of actual lake access points, or other subdivision lakefront features, are issues that must be addressed by each individual subdivision.
******************************************************************************
Homeowners who do not have lake rights use the lake as much, if not more than residents with
lake rights. Why are they not assessed? In addition, many residents with lake rights do not use the lake i.e., senior citizens, young couples who purchased starter homes. Should they be charged?

Everyone who has lake rights and/or lake access is included in the proposed SSA boundary. Whether these people use the lake or not, they have the opportunity to do so and therefore a responsibility to share in the effort to protect our single greatest community asset.
******************************************************************************
ALLOCATING THE COST Q&A
******************************************************************************
Is it true that White Oaks Bay will be asked to pay more?

No, all parcels in the proposed SSA will be subject to the same SSA tax rate, that will be applied to each parcels Equalized Assessed Value (EAV). Parcels with a higher EAV, wherever they are located within the proposed SSA, will pay more than those parcels with a lower EAV.
******************************************************************************
Why is the cost not divided by number of owners with deeded lake rights instead of EAV?

It was determined that using the EAV was the most equitable means of allocating the cost of the project.
******************************************************************************
Why haven’t you considered opening the lake to the public so that state funds could be used to dredge the lake?

Article II, Section 2 of the By laws governing the MPOA states the purpose of the organization “to limit the use of Wonder Lake to those property owners who have lake rights by or through deed, contracts or agreements with the Wonder Lake Syndicate or the M.P.O.A.” This By law has not been amended since its adoption in 1965. To allow the public to use Wonder Lake would require a change. One has never been proposed. Additionally, the only state funds available for dredging apply to water bodies that are used to supply community potable drinking water. Wonder Lake does not qualify for such funds.
******************************************************************************
The slide said the closer your house is to the lake, the more the equal assessed value would be.
Why does the sheet say it is based on market value of your house?

Since most people tend to know what their property may be worth, market value was used as a point of reference. However, all assessments are based on the equalized assessed value. Equalized Assessed Value is derived from the market value of your home which is approximately 33% of market value.
******************************************************************************
What is the MPOA going to do with the subdivisions that have lake rights / access but have somehow avoided being MPOA members and paying MPOA dues?

The goal of the current officers and Directors of the MPOA is for all property owners with lake access to become members of the MPOA. The fact that some owners choose to not be members of the MPOA will not exclude them from being included within the proposed SSA boundary.
******************************************************************************
SSA Q&A
******************************************************************************
Are the dollar amounts shown a set amount? What year tax rate is going to be used?

The dollar amounts presented are a set amount. The tax rate that will apply will be determined when the bonds are sold. The total amount of the bond will be divided by the total equalized assessed value of all property within the proposed SSA boundary. The assessment will appear on the tax bill that is due the year following the sale of the bonds. If the bonds are sold in 2008, the first assessment will appear on the 2008 real estate tax bill, is payable in 2009
******************************************************************************
Will there be a lien on our property?

The creation of an SSA does not result in a lien being placed on your property. It is just like any other line item included on your annual property tax bill
******************************************************************************
When will tax be on tax bill?

If the SSA is approved, the assessment will appear on the real estate tax bill payable in the year that follows the year when the bonds were sold.
******************************************************************************
What are terms of SSA? Up to what amount financed? Can MPOA go after another SSA if they need again? How soon?

The total amount of the proposed SSA is capped at $5,932,730. The MPOA Directors will decide on whether to submit a SSA to the appropriate governing bodies at a special meeting called for November 1, 2007. At that time they will probably also consider the term limit of the SSA (10 – 15 – 20 years). By Illinois State Statute, if the proposed SSA fails the MPOA cannot apply for another SSA for at least a two year period. There are no plans to pursue a second SSA if the proposed is successful.
******************************************************************************
Are you emphasizing a 10 year SSA, rather than a 20 year one? Which would be easier on residents? After all, mortgages are typically 30 years. What are the advantages or disadvantages?

As with any loan product, the longer the payments are spread out, the greater the amount of interest paid. A 10 year loan has a higher annual principal payment amount than a 20 year loan, but will also result in less interest being paid than with a 20 year loan. For some property owners, paying a lower principal payment each year, but over a longer period of time, will work best with their budget, even with the additional interest that will have to be paid. For other property owners, paying a large annual principal payment (knowing that they are reducing the overall amount of interest they will need to pay) is a more attractive option In summary, the total out of pocket expense over the life of the bond is less on a 10 year bond than on a 20 year bond. The Directors will be looking for assistance from both the community and financial consultants as to which offers the greatest ease of payment for the majority of the property owners.
******************************************************************************
If my property value goes down, will my share of the payment go down?

Generally, if property values decrease the annual rate to pay down the bond will increase because the annual amount required to pay down the bond remains the same throughout the life of the bond. How that rate impacts on an individual property assessment is governed by the fluctuation in the equalized assessed value of the individual property.
******************************************************************************
What happens if a homeowner pays up front and then later improves the property, thus increasing its value?

As far as the SSA to dredge the lake is concerned, nothing will happen. The up front payment excludes that property from future assessments for the proposed SSA.
******************************************************************************
If you don’t pay up front, will this amount increase each year as the assessed valuation increases?

As the assessed value increases, the rate used to determine the amount of the assessment decreases as the annual amount necessary to pay down the bond is fixed at the time the bond is sold.
******************************************************************************
Will the collation on assessed evaluation be fixed or will it keep going up with the increases of evaluation?

The assessed value of property is determined by the township assessor without regard any applicable SSA assessments.
******************************************************************************
How would a double lot affect the homeowner’s cost?

The owner would pay an SSA payment on each parcel within the SSA boundary that has an individual Parcel Identification Number (PIN) number.
******************************************************************************
Seniors who qualify for the homestead exemption, will they get a rate break?

Any exemptions seniors are eligible for on their property tax bill would also help reduce that amount of their EAV, and in turn, reduce the SSA amount on their property.
******************************************************************************
Typically, SSA’s are not tax deductible. Pay total amount up front, is it still deductible?

Any tax deductibility of SSA payments would have to be determined by the landowners’ tax preparer.
******************************************************************************
How can Village put an SSA on parts of Wonder Lake that are not in the Village?

They cannot. In order to establish an SSA, both the Village of Wonder Lake and McHenry County will have to approve the establishment of an SSA, which will cover their respective areas of jurisdiction (incorporated Wonder Lake or unincorporated McHenry County)
******************************************************************************
If paid up front, when would the fee be due?

There will be a specific period following the approval of the SSA application when an up front payment will be accepted.
******************************************************************************
Who assesses the value of the homes? Is it done by current tax assessment?

Property values are determined (assessed) by the Township Assessors. The township assessor controls the formula used to determine the assessed value of all property.
******************************************************************************
Can balance of SSA be paid by property owners at any time to avoid future interest?

At this point, it is unknown if that option will be available. If possible, the MPOA and the SSA bond counsel will work to have this type of provision included in the SSA language.
******************************************************************************
What is administrative cost of SSA? Is it included in cost estimate of 6 million?

YES, the total amount of the SSA is capped at $5,932,730.00
******************************************************************************
Will the subdivisions that do not have lake rights be included in the proposed SSA?

No
******************************************************************************
In 1998 MPOA Newsletter it was stated you needed a public area to have an SSA. Where was the public access, and where will it be this time?

The need for public access has yet to be determined as there are public benefits that are also a consideration in establishing a SSA. The MPOA, as well as its bond counsel, consultants and attorney, will be addressing this matter as we proceed.
******************************************************************************
What are you going to use for the 51% approval for looking into the SSA?

Following a review by the MPOA attorney, because of the structure of the MPOA and the fact that it is a quasi-governing body, 51% of the Directors at a minimum are necessary to vote to approve submitting a SSA to the appropriate governing bodies.
******************************************************************************
What is the status of non-voters who own property on the lake in the SSA. If a vote is required, can we vote?

If the term non-voter is referring to non-resident property owner who is a member by representation in the MPOA, the representative is the MPOA Director who will vote the interest of the constituents within each of the subdivisions.
******************************************************************************
What are our options if we don’t want this? Will we vote?

The determination of how each MPOA Director votes is established by each of the individual member subdivisions, their by laws, the subdivision board of directors and/or the membership. Once the SSA application is presented to the MPOA Directors for consideration, a weighted vote is cast by each Director, 1 vote for each 100 lots or part thereof. If the SSA application receives at least a 51% majority weighted vote of the MPOA Directors and it is then accepted by the appropriate governing bodies, a public hearing will be held. Following the public hearing there is a 60-day period when those opposed to the proposed SSA can circulate petitions against the SSA. Eligible people who sign the petition are voting against the petition. If 51% of the eligible property owners and 51% of the eligible electors residing within the proposed SSA boundary sign the petition the SSA fails and a new application cannot be considered for at least two years.
******************************************************************************
If it doesn’t pass now, are you going to try again to pass it? If so, when?

The Directors will have to determine the course of action and is usually based on recommendations from the appropriate commission.
******************************************************************************
Will any counter petition action be taken?

Not by the MPOA.
******************************************************************************
SENIOR / LOW INCOME RELIEF Q&A
******************************************************************************
How can seniors who are on a fixed income going to pay more money for the dredging of the Lake? Where are the seniors going to get the extra money?

There has been a tremendous effort to address this problem. We think that we have been able to incorporate elements of existing senior citizen tax breaks, coupled with income guidelines established by the Federal Housing & Urban Development (HUD) programs that will minimize the financial impact on those who are least likely to afford the assessments. The Low Income earner as determined by HUD will receive a 40% rebate of the amount assessed to their residential property and the Very Low Income earner as determined by HUD criteria will receive a 60% rebate of the amount assessed to their residential property. As an example, a homeowner may have a home with a market value of $ 200,000, which would result in an Equalized Assessed Value of approximately $ 66,667. Under a 20 year bond, the annual SSA payment that homeowner would have to pay on their tax bill would be $ 149. If that homeowner qualified as Low Income, they would receive a annual cash rebate of 40% of the $ 149 amount, or $ 59.60. This means their actual net annual out-of-pocket SSA cost would be $ 89.40, or $ 7.45 per month. If that homeowner qualified as Very Low Income, they would receive a annual cash rebate of 60% of the $ 149 amount, or $ 89.40. This means their actual net annual out-of-pocket SSA cost would be $ 59.60, or $ 4.97 month.
******************************************************************************
How many properties with breakdown of financial/ financing? What is relationship to low income in that mix? If additional funding secured, will those that paid one time get rebate/credit?

We are still finalizing the research on the first and second questions, there are fluctuations in the numbers and once the census data has been fully analyze we will post the information on this site. Any additional funding that is secured, either by the sale of sediment for beneficial reuse of sediment and/or donations will be used to further enhance the dredging plans covered by the $5,932,730
******************************************************************************
Regarding low income residents-what are the qualifying criteria? Who, in the end, pays for the credits these people receive? In other words, who pays & picks up the slack for these credits the low income residents receive?

The amount necessary to rebate funds to qualifying individuals is included in the proposed community-wide $5,932,730 SSA amount.
******************************************************************************
What is the dollar amount for low income and lower income residents?

Please refer to the following table.
******************************************************************************
Phase 2 Q&A
******************************************************************************
If this is phase#1, are there any plans for phase#2?

Are there going to be future plans to dredge out the remaining sediment causing additional taxes in the future?

To continue enhancing the quality of the lake, additional dredging and enhancements will be conducted if funds can be obtained from grants, donations, or the sale of dredged sediment.
No additional taxes are proposed or planned.
******************************************************************************
Will the 6 million be borrowed and the savings from up front payments be used to remove more sediment?

Yes – If the proposed project is accomplished at less than the projected $5,932,730, the “leftover” funds will be used to remove additional sediment.
******************************************************************************
How will donations and/or proceeds from sale of silt be used?

Donations and/or proceeds from the sale of the sediment would be used to conduct additional dredging or in-lake enhancements.
******************************************************************************
How soon would we “realize” value of sediment (i.e. while dredge is in place so we could fund additional dredging?)

At this point, the exact timeframe between beginning to dredge and realizing any potential revenue from the sale / re-use of the dried sediment has not been established. However, the typical design of sediment storage areas usually includes multiple sediment storage “cells”, that can be filled, and then dried, at different intervals. Hopefully, this type of approach will shorten any timeframe between dredging and resale to keep the dredging work moving forward.
******************************************************************************
The $2 million in donations-why not show a sign of good faith to the people and use this now to decrease the cost of $5.9 million?

The two million dollars in proposed donations have been made by parties, some of whom will already be subject to the SSA amount on their personal property. Those prospective donors believe that community-wide support for lake rehabilitation and the passage of the SSA will be a sign of good faith by members of the MPOA that they understand and support the need to take care of a problem that has been talked about for the last 40 years.
******************************************************************************
How do people get involved? Foundation establishment?

Where are the donations and grants coming from? For Phase 2, please name grants and name donations received or are receiving from what person or groups?

The proposed donations are from private parties in the Wonder Lake community who do not wish to be identified at this time.
******************************************************************************
The sludge-who receives the money generated from the sludge?

Hopefully you will give this back to the homeowners to pay off the SSA. The MPOA is currently exploring the market for the dredged sediment. If a market can be developed that results in revenue coming back to the MPOA, those funds would be used to conduct additional dredging.
******************************************************************************
Will there be any attempt to get State & Federal Grants be made?

Since the resurrection of interest in dredging Wonder Lake in the 1990’s, the MPOA has constantly been exploring possible outside funding assistance from state and federal grants. However, as anyone aware of current U.S., Illinois, or County budgets would understand, all units of government have budgets stretched to the breaking point, and have a hard time just supporting existing programs. Typically, the only times grants have been obtained for dredging lakes have been on lakes used as a drinking water supply.

With this reality in mind, the MPOA will continue to explore the potential for government grants, and will file for grants from any and all sources for projects that meet the designated criteria for funding.
******************************************************************************
STATEMENTS:
Why did you schedule the meeting on the east side of the lake on the same day that the east side of the lake received the most recent MPOA Newsletter?

This timing obviously did not give me a chance to attend that meeting, as it was over before the mail came.

We are 100% in favor of dredging lake. LETS GO!!

Get it done this time!!!

I hope this doesn’t pass. The people who use the lake should have to pay for it. Increase fees to launch boats or do something, but everyone shouldn’t need to pay for it!

We appreciate the hours/days/months/years you have given to this project!

Taxes are outrageous; we have no parks in our area. Sunrise Ridge Sub.

Dick said, “We need to do this project so that everyone who has lake rights can get on the lake. I live in Sunrise Ridge Estates. Supposedly, we have lake rights, but the reality is we have no lake access. I see no direct benefit at this time of this project for homeowners in Sunrise Ridge Estates.

I am proud to be a member of the Wonder Lake community. My property is not one of the shallowest areas. I would be more than happy to pay so my neighbors can get their boats out on the water. I am a senior and my yearly income is $ 30,000.

The Village of Wonder Lake and Wonder Lake is truly blessed to have people like you guys
pushing forward to take care of our lake. Thank You!

I’d just as soon see 2 or 3 mil c yd of sediment removed and pay double the current estimate.
We appreciate the hours / days / months / years you have given to this project!

I hope this doesn’t pass. The people who use the lake should have to pay for it! Increase fees to launch boats or do something, but everyone shouldn’t need to pay for it!

According to West Law – Before you can propose a SSA you need 51% of owners of lots & parcels to sign a petition asking to look into an SSA, before you can even start. Therefore, these questions are asked - # 1 – above.
1) Future meetings should emphasize property value increase caused by lake improvements.
2) Publish a map of recommended options or at least show on MPOA website.
3) Push even harder, lets get this thing going! I think up-front payment should really be encouraged.

Since 1964

With out lake access, how will this improve property values?

-Living on the west side, what will this lake dredging do for me

(Does not need to be read today)
We own 27 acres of property on the corner of Wonder Lake Rd and Route 120 (known as the Howe property). Our family, the Howe family) has owned this property since about 1923. The original farm was 280 acres, most of it on the east side of Wonder Lake Rd. and a parcel on the west side of W.L. Road. My mother, Doris Howe died 2 yr. ago in Sept 05 and since then our family sold 100 acres to NRB Land Investment Group and we have been told by Andt Teegan that that property would be used in quite a different manner than is now being proposed. Our family is very concerned about the value of the land 27 ac. we still own on the N.E. corner of Route 120 and W.L. Road which we still need to sell in the fairly near future to settle the estate.