Economic Development Packet 2013 02-05-13
AGENDA
ECONOMIC DEVELOPMENT COMMITTEE MEETING
Tuesday, February 5, 2013
7:00 p.m.
City Hall Conference Room
Citizen Comments:
Minutes for Correction/Approval: December 4, 2012 and January 2, 2013
New Business:
1. EDC 2013-07 Building Permit Report for January 2013
2. EDC 2013-08 Building Inspection Report Summary for January 2013
3. EDC 2013-09 Active Radon System
4. EDC 2013-10 South Side Residential Development Incentive Program
Old Business:
Additional Business:
2013/2014 City Council Goals – Economic Development Committee
Goal Priority Staff
“Economic development (tourism, commercial development, other
people’s money” 3.5 Krysti Barksdale-Noble & Bart Olson
“Downtown improvement (public & private; downtown property
cleanup” 4 Krysti Barksdale-Noble & Bart Olson
“Stricter code enforcement on all property maintenance” 5 Pete Ratos & Krysti Barksdale-Noble
“Public riverfront improvement (bridges to river islands)” 9 Krysti Barksdale-Noble
“Tourism” 10 Krysti Barksdale-Noble
“Metra extension (Oswego & Yorkville)” 10 Krysti Barksdale-Noble & Bart Olson
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
Fax: 630-553-7575
UNITED CITY OF YORKVILLE
WORKSHEET
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, February 5, 2013
7:00 PM
CITY HALL CONFERENCE ROOM
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CITIZEN COMMENTS:
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MINUTES FOR APPROVAL:
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1. December 4, 2012
□ Approved ________
□ As presented
□ As amended
2. January 2, 2013
□ Approved ________
□ As presented
□ As amended
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NEW BUSINESS:
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1. EDC 2013-07 Building Permit Reports for January 2013
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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2. EDC 2013-08 Building Inspection Report Summary for January 2013
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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3. EDC 2013-09 Active Radon System
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
4. EDC 2013-10 South Side Residential Development Incentive Program
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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ADDITIONAL BUSINESS:
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Agenda Item Number
Minutes
Tracking Number
Minutes of the Economic Development Committee – December 4, 2012 & January 2, 2013
EDC – February 5, 2013
Majority
Committee Approval
Minute Taker Clerk’s Office
Name Department
1
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, December 4, 2012, 7:00pm
City Conference Room
In Attendance:
Committee Members
Chairman Marty Munns
Alderman Jackie Milschewski
Alderman Diane Teeling
Alderman Carlo Colosimo
Other City Officials
City Administrator Bart Olson
Community Development Director Krysti Barksdale-Noble
Alderman Chris Funkhouser
Other Guests
Tony Scott, Kendall County Record Matt Dieter, Rowdys
Lynn Dubajic, YEDC Don Thatcher, Rowdys
Tim Greyer Builders Mark Levan, Rowdys
Joel Frieders, Whispering Meadows
The meeting was called to order by Chairman Marty Munns at 7:00pm.
Citizen Comments: None
Minutes for Correction/Approval: September 4, 2012
The minutes were approved as read.
New Business:
1. EDC-60 Building Permit Reports for November 2012
No discussion
2. EDC 2012-61 Building Inspection Report Summary for November 2012
No discussion
3. EDC 2012-62 B.U.I.L.D. Incentive Program Survey Results & Analysis
Ms. Barksdale-Noble said there had been some discussion at a previous Council meeting about
the success of the B.U.I.L.D. program. She referenced the recent survey that showed the
program helped to stimulate development. She said 67% of the respondents said the program
was very influential in them coming to Yorkville. There were 86% of the respondents who
considered other communities, but came to Yorkville due to the program. The committee agreed
there were enough positive statistics in the survey to move it forward to City Council. There
were 69 single-family starts this year compared to 43 last year. This item will move forward to
the December 11th Council meeting.
DRAFT
2
4. EDC 2012-63 Briarwood/Cornerstone – Request for Permit Fee Reduction and
Amendment of Covenants
Bart Olson said Tim Greyer Builders is interested in lots currently bank-owned, but he is asking
for permit fees to be reduced. There are 41 homes in this subdivision. The reduction in fees
would be distributed among the Library, Fire District etc. and this would hopefully serve as a
catalyst for building according to Mr. Olson. He is asking for a general consensus of reductions
and the request will move forward to City Council. An annexation agreement amendment would
then be initiated. Mr. Greyer is looking for a March decision deadline.
Alderman Milschewski asked for an explanation of a river-crossing fee. Mr. Olson said it is a
sewer recapture fee.
The committee members were all in favor of the reduction and Chairman Munns also noted that
the B.U.I.L.D. program should be discussed for this development. Administrator Olson said the
fee reduction should encourage developers. He also noted the impact fees were eliminated, but
the development fees were increased allowing more flexibility in how that money is used.
This item will move forward to the Council consent agenda.
5. EDC 2012-64 Briarwood/Cornerstone – Acceptance of Subdivision Improvements
An early subdivision agreement was passed a couple months ago according to Mr. Olson.
Improvements were to be completed and the City would accept these early in exchange for bond
reductions. Only one item on the punchlist is left to complete, but this will be done shortly and
the engineer will recommend approval. This will move to the Council consent agenda.
6. EDC 2012-65 Inducement Resolution with TCB 123, LLC for 210 S. Bridge Street
Bart Olson said potential purchasers of OJ’s Tap wish to renovate the building, but need TIF
incentives from the City. The first step of the process is an Inducement Resolution. All
committee members were OK with this step.
Purchasers Don Thatcher, Mark Levan and Matt Dieter were in attendance. They summarized
their renovation ideas for this business and said it could also include expansion into an adjacent
unit. They expect to the sign the contract next week and would name the facility “Rowdys”.
This item will move forward to the City Council on the consent agenda.
7. EDC 2012-66 Connection Fees for Water and Sanitary Services
Chairman Munns said he asked to have this item on the agenda in order to initiate discussion
with the sanitary district regarding their fees. He would like to see the fees reduced. It was
noted by Alderman Colosimo that the County now has new Board members who hopefully will
work with the City. He sees this is a good opportunity to start working with the County.
Alderman Teeling concurred with this. It was agreed this item should be placed on a Public
Works agenda. A new liaison will also be appointed to the Sanitary District.
3
Alderman Funkhouser suggested a study of fees from comparable sanitation districts. Ms.
Barksdale-Noble said a preliminary study had been done and she will forward the results to the
Public Works committee.
Old Business: none
Additional Business:
Alderman Colosimo nominated Alderman Teeling as the Vice-Chairman for the EDC committee
and Alderman Munns seconded that motion. Unanimous voice vote approval.
There was no further business and the meeting adjourned at 7:19pm.
Minutes respectfully submitted by
Marlys Young
1
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
Wednesday, January 2, 2013, 7:00pm
City Conference Room
In Attendance:
Committee Members
Chairman Marty Munns
Absent: Alderman Milschewski, Alderman Teeling, Alderman Colosimo
Other City Officials
City Administrator Bart Olson
Community Development Director Krysti Barksdale-Noble
Code Official Pete Ratos
Other Guests
Attorney Dan Kramer Lynn Dubajic, YEDC
Stuart Oseroff, Imperial Investments Jason Pesola, Kendall Crossing
The meeting was called to order by Chairman Marty Munns at 7:05pm with no quorum.
Citizen Comments: None
Minutes for Correction/Approval: December 4, 2012
The minutes were moved to the next EDC meeting due to no quorum.
New Business
1. EDC 2013-01 Building Permit Report for December 2012
No discussion, for information.
2. EDC 2013-02 Building Inspection Report Summary for December 2012
No comments.
3. EDC 2013-03 Ordinance Establishing a Downtown Business District
4. EDC 2013-04 Imperial Investments First Amendment to TIF Agreement
These 2 items were discussed together.
These items will be moved forward to the City Council. Mr. Olson said there are 2
annual deadlines for passing the business district and the first date is April. The TIF
agreement is reimbursement for the business district tax after it’s created.
5. EDC 2013-05 TIF Redevelopment Agreement for TCB 123, LLC, dba Rowdy’s
Mr. Olson said this item will also be moved forward to City Council. He had spoken
with the developer and he was in agreement. Mr. Olson added that anyone owning
property downtown should contact the city and inquire about TIF funds.
DRAFT
2
6. EDC 2013-06 Kendall Crossing Preliminary Plat
Attorney Dan Kramer stated that this matter came before the Plan Commission 2 weeks
ago and they recommended unanimous approval. He said that a small change had been
made that eliminates a few parking spaces, however, there is compliance with the parking
spot width. The PUD will be amended accordingly for the reduction in parking spots.
Mr. Kramer said the end landscape islands are included in the plans. The Preliminary
Plat was approved that night and the Final Plat was continued to the February meeting.
The developer has permission to move dirt for a building pad and Mr. Ratos added that
the electric box and incinerator are being moved to accommodate digging. The right
in/right out entrance was discussed and will be located on Rt. 47, just north of the Shell
station. This item will move forward to the City Council.
Old Business none
Additional Business
There was no further business and the meeting adjourned at 7:13pm.
Minutes respectfully submitted by,
Marlys Young
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Agenda Item Number
NB #1
Tracking Number
EDC 2013-07
Building Permit Report for January 2013
EDC – February 5, 2013
N/A
N/A
N/A
Informational
None
All permits issued from January 1 – January 31, 2013.
D. Weinert Community Development
Name Department
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Agenda Item Number
NB #2
Tracking Number
EDC 2013-08
Building Inspection Report Summary for January 2013
EDC – February 5, 2013
N/A
N/A
N/A
Informational
None
All inspections scheduled from January 1 – January 31, 2013.
D. Weinert Community Development
Name Department
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memorandum.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Agenda Item Number
NB #3
Tracking Number
EDC 2013-09
Radon Control Methods
EDC/February 5, 2013
N/A
N/A
N/A
Majority
Vote
Staff recommendation to amend the 2009 IRC to require new residential construction
have an Active Sub Slab Depressurization System.
Krysti J. Barksdale-Noble Community Development Director
Name Department
Staff Request
Staff proposes all new residential construction to require an Active Sub Slab
Depressurization System as defined in Appendix F, Radon Control Methods of the 2009
International Residential Code.
SUB-SLAB DEPRESSURIZATION SYSTEM (Active): A system designed to achieve lower
sub-slab air pressure relative to indoor air pressure by use of a fan-powered vent drawing air from beneath
the slab.
Background
Staff was recently contacted by a citizen and an Alderman concerned about the potential
high levels of radon gases in homes. Radon is an odorless, tasteless and invisible gas produced
by the decay of naturally occurring uranium in soil and water. Radon is a form of ionizing
radiation and a proven carcinogen. High level exposure to radon has also been linked to lung
cancer. Since Radon is found not only outdoors, but in the indoor air of buildings, the US
Environmental Protection Agency (EPA) has designed special protocols for radon testing in
existing home sales. The Illinois Emergency Management Agency – Division of Nuclear Safety
has also adapted these protocols to conform to radon regulations.
Currently, the most typical preventative building construction measure in place to safely
release radon gas is the Passive Radon System, which “passively” uses a convective flow of air
upward in a pipe routed through the residential structure from beneath the slab to remove the gas.
While permitted by code, it may not be the most effective in lowering the levels of radon to the
permissible levels per the EPA standards.1 According to the EPA, the most reliable radon
reduction method is an Active Radon System, which is designed to “actively” suction radon gas
from below grade using a fan-powered vent drawing air from beneath the slab.
Due the unique nature of real estate transactions involving multiple parties and financial
interests, eighty percent (80%) of existing homes sold require some form of modification to the
passive radon system to gain acceptable radon levels inside the home. An average retrofit to a
passive reduction system in a home costs between $750.00 and $1,100.00 to complete post
construction. The cost to upgrade a system during construction should not exceed $300.00.
Additionally, all mechanical components of the reduction system produced today meet the 2012
IECC (Illinois Energy Conservation Code) requirements for energy efficient structures, which all
municipalities within the state of Illinois are required to enforce effective January 1, 2013.
1 http://www.epa.gov/radon/pubs/consguid.html#whattolookfor
Memorandum
To: Economic Development Committee
From: Pete Ratos, Building Code Official
Krysti Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: January 23, 2013
Subject: Radon Control Methods
Requiring an active system will eliminate the need for radon vents that exit the basement
and run on the outside of the home and terminate above the roof line. Inline fans require no
maintenance; are protected from the elements in the attic of a home; and produce less than 1.0
sone value of noise. This is half the noise created by the average high efficient bath fan on the
market today.
Staff Comments
If it is the consensus of the EDC to amend the 2009 IRC to require all new residential
construction have an Active Sub Slab Depressurization System, staff will request the City
Attorney prepare an ordinance and the matter can be forwarded to an upcoming City Council
meeting for formal discussion and consideration.
For your convenience, staff has attached a copy of the City’s adopted 2009 International
Residential Code Appendix F, the Illinois-EPA Map of Radon Zones as well as additional
information from the IEMA and USEPA. Staff will be available at Tuesday night’s meeting to
address questions from the EDC on this agenda item.
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Consumer’s Guide
To Radon Reduction
How to fix your home
Indoor Air Quality (IAQ)
EPA 402/K-10/005 | September 2010 | www.epa.gov/radon
A Consumer’s Guide To Radon Reduction www.epa.gov/radonwww.epa.gov/radon
OVERVIEW
Reduce Radon Levels In Your Home
Radon is the leading cause of lung cancer for non-smokers and the
second leading cause of lung cancer for the general population. The
Surgeon General and EPA recommend testing for radon and reducing
radon in homes that have high levels. Fix your home if your radon level
is confirmed to be 4 picocuries per liter, pCi/L, or higher. Radon levels
less than 4 pCi/L still pose a risk, and in many cases may be reduced.
If you smoke and your home has high radon levels, your risk of lung
cancer is especially high.
Select A State Certified and/or Qualified
Radon Mitigation Contractor
Choose a qualified radon mitigation contractor to fix your home. Start
by checking with your state radon office. Many states require radon
professionals to be licensed, certified, or registered. You also can contact
private radon proficiency programs for lists of privately certified radon
professionals in your area. See pages 4 and 17 for more information.
Radon Reduction Techniques Work
Radon reduction systems work. Some radon reduction systems can
reduce radon levels in your home by up to 99 percent. Most homes can
be fixed for about the same cost as other common home repairs. Your
costs may vary depending on the size and design of your home and
which radon reduction methods are needed. Get an estimate from one or
more qualified radon mitigation contractors. Hundreds of thousands of
people have reduced radon levels in their homes.
Maintain Your Radon Reduction System
Maintaining your radon reduction system takes little effort and keeps
the system working properly and radon levels low. See page 13 for more
information.
www.epa.gov/radon 1www.epa.gov/radon
T
INTRODUCTION
If you want information on how to test your home for radon, call your state radon
office and ask for a copy of either “A Citizen’s Guide to Radon” or, if testing
during a home sale, the “Home Buyer’s and Seller’s Guide to Radon.” Online
versions of both documents are also available at http://www.epa.gov/radon/pubs.
his booklet is for people who tested their home for radon and
have elevated radon levels — 4 pCi/L or higher. This booklet can
help you:
Select a qualified radon mitigation contractor to reduce the radon
levels in your home.
Determine an appropriate radon reduction method.
Maintain your radon reduction system.
2 A Consumer’s Guide To Radon Reduction www.epa.gov/radonwww.epa.gov/radon
HOW RADON ENTERS YOUR HOME
adon is a naturally occurring
radioactive gas produced by the
breakdown of uranium in soil, rock,
and water. Air pressure inside your home
is usually lower than pressure in the soil
around your home’s foundation. Because of
this difference in pressure, your home acts
like a vacuum, drawing radon in through
foundation cracks and other openings.
Radon also may be present in well water
and can be released into the air in your
home when water is used for showering
and other household uses. In most cases,
radon entering the home through water is
a small risk compared with radon entering
your home from the soil. In a small number
of homes, the building materials — such
as granite and certain concrete products
— can give off radon, although building materials rarely cause radon problems
by themselves. In the United States, radon gas in soils is the principal source of
elevated radon levels in homes.
RADON IS A CANCER-CAUSING,
RADIOACTIVE GAS
adon is estimated to cause tens of thousands of lung cancer deaths each
year. In fact, the Surgeon General has warned that radon is the second
leading cause of lung cancer in the United States. Only smoking causes
more lung cancer deaths. If you smoke and your home has high radon levels,
your risk of lung cancer is especially high.
WHAT DO YOUR RADON TEST RESULTS MEAN?
ny radon exposure has some risk of causing lung cancer. The lower the
radon level in your home, the lower your family’s risk of lung cancer.
The amount of radon in the air is measured in pCi/L.
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The U.S. Congress has set a long-term
goal that indoor radon levels be no
more than outdoor levels; about 0.4
pCi/L of radon is normally found in the
outside air. EPA recommends fixing
your home if the results of one long-
term test or the average of two short-
term tests show radon levels of 4 pCi/L
or higher. With today’s technology,
radon levels in most homes can be
reduced to 2 pCi/L or below. You also
may want to consider fixing if the level
is between 2 and 4 pCi/L.
A short-term test remains in your home
for two days to 90 days, whereas a
long-term test remains in your home
for more than 90 days. All radon tests
should be taken for a minimum of
48 hours. A short-term test will yield
faster results, but a long-term test will
give you a better understanding of
your home’s year-round average radon
level.
EPA recommends two categories of
radon testing. One category is for
concerned homeowners or occupants
whose home is not for sale; refer to
EPA’s pamphlet “A Citizen’s Guide
to Radon” for testing guidance. The
second category is for real estate
transactions; refer to EPA’s pamphlet
“Home Buyer’s and Seller’s Guide to
Radon,” which provides guidance and
answers to some common questions.
SELECTING A RADON
TEST KIT
Since you cannot see or smell radon,
special equipment is needed to detect
it. When you’re ready to test your
home, contact your state radon office
for information on locating qualified
test kits or qualified radon testers.
You also can order test kits and obtain
information at http://www.sosradon.
org. There are two types of radon
testing devices. Passive radon testing
devices do not need power to function.
These include charcoal canisters,
alpha-track detectors, charcoal liquid
scintillation devices, and electret ion
chamber detectors. Both short- and
long-term passive devices are generally
inexpensive. Active radon testing
devices require power to function and
usually provide hourly readings and an
average result for the test period. These
include continuous radon monitors and
continuous working level monitors, and
these tests may cost more. A state or
local official can explain the differences
between the devices and recommend
ones that are most appropriate for your
needs and expected testing conditions.
Make sure to use a radon testing device
from a qualified laboratory.
4 A Consumer’s Guide To Radon Reduction www.epa.gov/radonwww.epa.gov/radon
WHY HIRE A CONTRACTOR?
PA recommends that you have a qualified radon mitigation contractor fix
your home because lowering high radon levels requires specific technical
knowledge and special skills. Without the proper equipment or technical
knowledge, you could actually increase your radon level or create other potential
hazards and additional costs. However, if you decide to do the work yourself,
get information on appropriate training courses and copies of EPA’s technical
guidance documents from your state radon office.
WILL ANY CONTRACTOR DO?
PA recommends that you use a certified or qualified radon mitigation
contractor trained to fix radon problems. You can determine a service
provider’s qualifications to perform radon measurements or to mitigate
your home in several ways. First, check with your state radon office. Many states
require radon professionals to be licensed, certified or registered, and to install
radon mitigation systems that meet state requirements. Most states can provide
you with a list of knowledgeable radon service providers doing business in the
state (www.epa.gov/radon/whereyoulive.html).
In states that don’t regulate radon services, ask the contractor if they hold a
professional proficiency or certification credential, and if they follow industry
consensus standards, such as the American Society for Testing and Materials,
ASTM, Standard Practice for Installing Radon Mitigation Systems in Existing
Low-Rise Residential Buildings, E2121. You can contact private proficiency
programs for lists of privately certified professionals in your area. Such
programs usually provide members with a photo ID card, which indicates their
qualifications and the ID card’s expiration date. For more information on private
proficiency programs, visit www.epa.gov/radon/radontest.html, or contact your
state radon office.
HOW TO SELECT A CONTRACTOR
Get Estimates
Choose a contractor to fix a radon problem just as you would choose someone
to do other home repairs. It is wise to get more than one estimate, to ask for
references, and to contact some of those references to ask if they are satisfied
with the contractor’s work. Also, ask your state radon office or your county or
state consumer protection office for information about the contractors.
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Use this checklist when evaluating and comparing contractors and ask the
following questions:
YES NO
Will the contractor provide references or photographs, as well as test results
of before and after radon levels of past radon reduction work?
Can the contractor explain what the work will involve, how long it will take
to complete, and exactly how the radon reduction system will work?
Does the contractor charge a fee for any diagnostic tests? Although many
contractors give free estimates, they may charge for diagnostic tests. These
tests help determine what type of radon reduction system should be used and
in some cases are necessary, especially if the contractor is unfamiliar with the
type of house structure or the anticipated degree of difficulty. See “Radon
Reduction Techniques” on page 8 for more on diagnostic tests.
Did the contractor inspect your home’s structure before giving you an
estimate?
Did the contractor review the quality of your radon measurement results and
determine if appropriate testing procedures were followed?
Compare the contractor’s proposed costs and consider what you get for your
money, taking into account: a less expensive system may cost more to operate
and maintain; a less expensive system may have less aesthetic appeal; a more
expensive system may be best for your home; and, the quality of the building
material will affect how long the system lasts.
Do the contractors’ proposals and estimates include:
YES NO
Proof of state certification, professional proficiency or certification
credentials?
Proof of liability insurance and being bonded, and having all necessary
licenses to satisfy local requirements?
Diagnostic testing prior to design and installation of a radon reduction
system?
Installation of a warning device to caution you if the radon reduction system
is not working correctly?
Testing after installation to make sure the radon reduction system works
well?
A guarantee to reduce radon levels to 4 pCi/L or below? And if so, for how
long?
6 A Consumer’s Guide To Radon Reduction www.epa.gov/radonwww.epa.gov/radon
The Contract
Ask the contractor to prepare a contract before any work starts. Read the contract
before you sign it. Make sure everything in the contract matches the original
proposal. The contract should describe exactly what work will be done prior to
and during the installation of the
system, what the system consists
of, and how the system will
operate. Many contractors provide
a guarantee that they will adjust
or modify the system to reach
a negotiated radon level (e.g., 2
pCi/L or less). Carefully read the
conditions of the contract describing
the guarantee. Consider optional
additions to your contract that
may add to the initial cost of the system, but may be worth the extra expense.
Typical options might include an extended warranty, a service plan or improved
aesthetics.
Important information that should appear in the contract includes:
The total cost of the job, including all taxes and permit fees; how
much, if any, is required for a deposit; and when payment is due in
full.
The time needed to complete the work.
An agreement by the contractor to obtain necessary permits and
follow required building codes.
A statement that the contractor carries liability insurance and is
bonded and insured to protect you in case of injury to persons, or
damage to property, while the work is being done.
A guarantee that the contractor will be responsible for damage during
the job and cleanup after the job.
Details of any guarantee to reduce radon below a negotiated level.
Details of warranties or other optional features associated with the
hardware components of the mitigation system.
A declaration stating whether any warranties or guarantees are
transferable if you sell your home.
A description of what the contractor expects the homeowner to do,
such as make the work area accessible, before work begins.
www.epa.gov/radon 7www.epa.gov/radon
WHAT TO LOOK FOR IN A RADON
REDUCTION SYSTEM
n selecting a radon reduction method for your home, you and your contractor
should consider several things, including: how high your initial radon level
is, the costs of installation and system operation, your home size, and your
foundation type.
Installation and
Operating Costs
Most types of radon reduction systems
cause some loss of heated or air
conditioned air, which could increase
your utility bills. How much your
utility bills increase will depend on
the climate you live in, what kind of
reduction system you select, and how
your home is built. Systems that use
fans are more effective in reducing
radon levels; however, they will
slightly increase your electric bill.
I
8 A Consumer’s Guide To Radon Reduction www.epa.gov/radonwww.epa.gov/radon
RADON REDUCTION TECHNIQUES
here are several methods a contractor
can use to lower radon levels in your
home. Some techniques prevent radon
from entering your home while others
reduce radon levels after it has entered. EPA
generally recommends methods that prevent
the entry of radon. Soil suction, for example,
prevents radon from entering your home by
drawing the radon from below the home and
venting it through a pipe, or pipes, to the air
above the home where it is quickly diluted.
Any information that you may have about
the construction of your home could help
your contractor choose the best system. Your
contractor will perform a visual inspection of your home and design a system
that considers specific features of your home. If this inspection fails to provide
enough information, the contractor may need to perform diagnostic tests during
the initial phase of the installation to help develop the best radon reduction
system for your home. For instance, your contractor can use chemical smoke to
find the source and direction of air movement. A contractor can learn air flow
sources and directions by watching a small amount of smoke that he or she shot
into holes, drains, sumps or along cracks. The sources of air flow show possible
radon routes. A contractor may have concerns about backdrafting of combustion
appliances when considering radon mitigation options, and may recommend that
the homeowner have the appliances checked by a qualified inspector.
Another type of diagnostic test is a soil communication test. This test uses a
vacuum cleaner and chemical smoke to determine how easily air can move from
one point to another under the foundation. By inserting a vacuum cleaner hose
in one small hole and using chemical smoke in a second small hole, a contractor
can see if the smoke is pulled down into the second hole by the force of the
vacuum cleaner’s suction. Watching the smoke during a soil communication test
helps a contractor decide if certain radon reduction systems would work well in
your home.
Whether diagnostic tests are needed is decided by details specific to your home,
such as the foundation design, what kind of material is under your home, and by
the contractor’s experience with similar homes and similar radon test results.
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Basement and Slab-on-Grade Homes
In homes that have a basement or a slab-on-grade foundation, radon is usually
reduced by one of four types of soil suction: subslab suction, drain-tile suction,
sump-hole suction, or block-wall suction.
Active subslab suction — also called
subslab depressurization — is the most
common and usually the most reliable
radon reduction method. One or more
suction pipes are inserted through the
floor slab into the crushed rock or soil
underneath. They also may be inserted
below the concrete slab from outside the
home. The number and location of suction
pipes that are needed depends on how
easily air can move in the crushed rock
or soil under the slab and on the strength
of the radon source. Often, only a single
suction point is needed.
Home Foundation Types
Your home type will affect the kind of radon reduction system that will work
best. Homes are generally categorized according to their foundation design.
For example: basement; slab-on-grade, concrete poured at ground level; or
crawlspace, a shallow unfinished space under the first floor. Some homes have
more than one foundation design feature. For instance, it is common to have
a basement under part of the home and to have a slab-on-grade or crawlspace
under the rest of the home. In these situations a combination of radon reduction
techniques may be needed to reduce radon levels to below 4 pCi/L.
Radon reduction systems can be grouped by home foundation design. Find your
type of foundation design above and read about which radon reduction systems
may be best for your home.
10 A Consumer’s Guide To Radon Reduction www.epa.gov/radonwww.epa.gov/radon
A contractor usually gets this information from visual inspection, from diagnostic
tests or from experience. A radon vent fan connected to the suction pipes draws
the radon gas from below the home and releases it into the outdoor air while
simultaneously creating a negative pressure or vacuum beneath the slab. Common
fan locations include unconditioned home and garage spaces, including attics and
the exterior of the home.
Passive subslab suction is the same as active subslab suction except it relies on
natural pressure differentials and air currents instead of a fan to draw radon up
from below the home. Passive subslab suction is usually associated with radon-
resistant features installed in newly constructed homes. Passive subslab suction
is generally not as effective in reducing high radon levels as active subslab
suction.
Some homes have drain tiles or perforated pipe to direct water away from
the foundation of the home. Suction on these tiles or pipes is often effective in
reducing radon levels.
One variation of subslab and drain tile suction is sump-hole suction. Often, when
a home with a basement has a sump pump to remove unwanted water, the sump
can be capped so that it can continue to drain water and serve as the location for a
radon suction pipe.
Block-wall suction can be used in basement homes with hollow block foundation
walls. This method removes radon and depressurizes the block wall, similar to
subslab suction. This method is often used in combination with subslab suction.
Crawlspace Homes
An effective method to reduce radon levels in crawlspace homes involves
covering the earth floor with a high-density plastic sheet. A vent pipe and fan are
used to draw the radon from under the sheet and vent it to the outdoors. This form
of soil suction is called submembrane suction, and when properly applied is
the most effective way to reduce radon levels in crawlspace homes. Another
less-favorable option is active crawlspace depressurization, which involves
drawing air directly from the crawlspace using a fan. This technique generally
does not work as well as submembrane suction and requires special attention to
combustion appliance backdrafting and sealing the crawlspace from other portions
of the home. It also may result in increased energy costs due to loss of conditioned
air from the home.
In some cases, radon levels can be lowered by ventilating the crawlspace
passively, or actively, with the use of a fan. Crawlspace ventilation may lower
indoor radon levels both by reducing the home’s suction on the soil and by
diluting the radon beneath the home. Passive ventilation in a crawlspace is
www.epa.gov/radon 11www.epa.gov/radon
achieved by opening vents or installing additional vents. Active ventilation
uses a fan to blow air through the crawlspace instead of relying on natural air
circulation. In colder climates, for either passive or active crawlspace ventilation,
water pipes, sewer lines and appliances in the crawlspace may need to be
insulated against the cold. These ventilation options could result in increased
energy costs for the home.
Other Types of Radon Reduction Methods
Other radon reduction techniques that can be used in any type of home include:
sealing, house or room pressurization, heat recovery ventilation and natural
ventilation.
Sealing cracks and other openings in the foundation is a basic part of most
approaches to radon reduction. Sealing the cracks limits the flow of radon into
your home, thereby making other radon reduction techniques more effective
and cost-efficient. It also reduces the loss of conditioned air. EPA does not
recommend the use of sealing alone to reduce radon because, by itself, sealing
has not been shown to lower radon levels significantly or consistently. It is
difficult to identify and permanently seal the places where radon is entering.
Normal settling of your home opens new entry routes and reopens old ones.
House or room pressurization uses a fan to blow air into the basement, or
living area from either upstairs or outdoors. It attempts to create enough pressure
at the lowest level indoors — in a basement, for example — to prevent radon
from entering into the home. The effectiveness of this technique is limited by
home construction, climate, other appliances in the home and occupant lifestyle.
In order to maintain enough pressure to keep radon out, the doors and windows
at the lowest level must not be left opened, except for normal entry and exit. This
approach generally results in more outdoor air being introduced into the home,
which can cause moisture intrusion and energy penalties. Consequently, this
technique should only be considered after the other, more-common techniques
have not sufficiently reduced radon.
A heat recovery ventilator, or HRV, also called an air-to-air heat exchanger,
can be installed to increase ventilation, which will help reduce the radon levels in
your home. An HRV will increase ventilation by introducing outdoor air while
using the heated or cooled air being exhausted to warm or cool the incoming air.
HRVs can be designed to ventilate all or part of your home, although they are
more effective in reducing radon levels when used to ventilate only the basement.
If properly balanced and maintained, they ensure a constant degree of ventilation
throughout the year. HRVs also can improve air quality in homes that have other
indoor pollutants. There could be significant increase in the heating and cooling
costs with an HRV, but not as great as ventilation without heat recovery.
12 A Consumer’s Guide To Radon Reduction www.epa.gov/radonwww.epa.gov/radon
CHECKING YOUR CONTRACTOR’S WORK
elow is a list of basic installation requirements that your contractor
should meet when installing a radon reduction system in your home. It is
important to verify with your contractor that the radon mitigation standards
(ASTM E2121 in particular) are properly met to ensure that your radon reduction
system will be effective. You also can check with your state radon office to see if
there are state requirements that your contractor must meet.
Radon reduction systems must be clearly labeled. This will avoid accidental
changes to the system that could disrupt its function.
The exhaust pipes of soil suction systems must vent above the surface of the
roof and 10 feet or more above the ground, and must be at least 10 feet away
from windows, doors or other openings that could allow radon to reenter the
home, if the exhaust pipes do not vent at least 2 feet above these openings.
The exhaust fan must not be located in or below a livable area. For instance, it
should be installed in unconditioned space.
If installing an exhaust fan outside, the contractor must install a fan that meets
local building codes for exterior use.
Electrical connections of all active radon reduction systems must be installed
according to local electrical codes.
A warning device must be installed to alert you if an active system stops
working properly. Examples of system failure warning devices are: a liquid
gauge, a sound alarm, a light indicator, and a dial, or needle display, gauge.
The warning device must be placed where it can be seen or heard easily. Your
contractor should check that the warning device works. Later on, if your
monitor shows that the system is not working properly, call a contractor to
have it checked.
Some natural ventilation occurs in all homes. By opening windows, doors
and vents on the lower floors, you increase the ventilation in your home. This
increase in ventilation mixes outdoor air with the indoor air containing radon,
and can result in reduced radon levels. However, once windows, doors and vents
are closed, radon concentrations most often return to previous values within
about 12 hours. Natural ventilation in any type of home should normally be
regarded as only a temporary radon reduction approach because of the following
disadvantages: loss of conditioned air and related discomfort; greatly increased
costs of conditioning additional outside air; and security concerns.
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LIVING IN A HOME WITH A RADON
REDUCTION SYSTEM
Maintaining Your Radon Reduction System
Similar to a furnace or chimney, radon reduction systems need occasional
maintenance. If you have a fan powered (or active) system, you should look
at your warning device, usually a manometer, on a regular basis to make
sure the system is working correctly. Fans may last for five years or more —
manufacturer warranties tend not to exceed five years — and may then need to
be repaired or replaced. Replacing a fan will cost around $200 to $350, including
parts and labor. It is a good idea to retest your home at least every two years to
be sure radon levels remain low.
Remember, the fan should NEVER be turned off; it must run continuously for
the system to work correctly.
The filter in an HRV requires periodic cleaning and should be changed twice a
year. Replacement filters for an HRV are easily changed and are priced between
$10 and $25. Ask your contractor where filters can be purchased. Also, the
vent that brings fresh air in from the outside needs to be inspected for leaves
and debris. The ventilator should be checked annually by a heating, ventilating
and air conditioning professional to make sure the air flow remains properly
balanced. HRVs used for radon control should run all the time.
A post-mitigation radon test should be done within 30 days of system
installation, but no sooner than 24 hours after your system is in operation
with the fan on, if it has one. The contractor may perform a post-mitigation
test to check his work and the initial effectiveness of the system; however, it is
recommend that you also get an independent follow-up radon measurement.
Having an independent tester perform the test, or conducting the measurement
yourself, will eliminate any potential conflict of interest. To test the system’s
effectiveness, a two- to seven-day measurement is recommended. Test
conditions: windows and doors must be closed 12 hours before and during the
test, except for normal entry and exit.
Make sure your contractor completely explains your radon reduction system,
demonstrates how it operates and explains how to maintain it. Ask for written
operating and maintenance instructions and copies of any warranties.
14 A Consumer’s Guide To Radon Reduction www.epa.gov/radonwww.epa.gov/radon
Remodeling Your Home After Radon Levels
Have Been Lowered
If you decide to make major structural changes to your home after you have had
a radon reduction system installed, such as converting an unfinished basement
area into living space, ask your radon contractor whether these changes could
void any warranties. If you are planning to add a new foundation for an addition
to your home, ask your radon contractor what measures should be taken to
ensure reduced radon levels throughout the home. After you remodel, retest
in the lowest lived-in area to make sure the construction did not reduce the
effectiveness of the radon reduction system.
BUYING OR SELLING A HOME?
If you are buying or selling a home and
need to make decisions about radon, consult
EPA’s “Home Buyer’s and Seller’s Guide
to Radon.” If you are selling a home that
has a radon reduction system, inform
potential buyers and supply them with
information about your system’s operation and
maintenance. If you are building a new home, consider
that it is almost always less expensive to build radon-resistant features into new
construction than it is to fix an existing home that has high radon levels. Ask
your builder if he or she uses radon-resistant construction features. Your builder
can refer to EPA’s document “Building Radon Out: A Step-by-Step Guide
On How To Build Radon-Resistant Homes,” or your builder can work with a
qualified contractor to design and install the proper radon reduction system. To
obtain EPA’s technical documents or to find a qualified contractor, contact your
state radon office.
All homes should be tested for radon and elevated radon levels should be
reduced. Even new homes built with radon-resistant features should be
tested after occupancy to ensure that radon levels are below 4 pCi/L. If you
have a test result of 4 pCi/L or more, you can have a qualified mitigator add a
vent fan to an existing passive system for about $300 to further reduce the radon
level in your home.
www.epa.gov/radon 15www.epa.gov/radon
RADON IN WATER
ost often, the radon in your home’s indoor air can come from two sources,
the soil or your water supply. Compared to radon entering your home
through water, radon entering your home through soil is usually a much
larger risk. If you are concerned about radon and you have a private well, consider
testing for radon in both air and water. By testing for radon in both air and water,
the results could enable you to more completely assess the radon mitigation
options best suited to your situation. The devices and procedures for testing your
home’s water supply are different from those used for measuring radon in air.
The radon in your water supply poses an inhalation risk and a small ingestion risk.
Most of your risk from radon in water comes from radon released into the air when
water is used for showering and other household purposes. Research has shown
that your risk of lung cancer from breathing radon in air is much larger than your
risk of stomach cancer from swallowing water with radon in it.
Radon in your home’s water in not usually a problem when its source is surface
water. A radon in water problem is more likely when its source is ground water, such
as a private well or a public water supply system that uses ground water. Some public
water systems treat their water to reduce radon levels before it is delivered to your
home. If you are concerned that radon may be entering your home through the water
and your water comes from a public water supply, contact your water supplier.
If you’ve tested your private well and have a radon in water problem, it can
be easily fixed. Your home’s water supply can be treated in one of two ways;
point-of-use or point-of-entry. Point-of-entry treatment for the whole home can
effectively remove radon from the water before it enters your home’s water
distribution system. Point-of-entry treatment usually employs either granular
activated carbon, or GAC, filters or aeration systems. While GAC filters usually
cost less than aeration systems, filters can collect radioactivity and may require a
special method of disposal. Both GAC filters and aeration systems have advantages
and disadvantages that should be discussed with your state radon office or a water
treatment professional. Point-of-use treatment devices remove radon from your
water at the tap, but only treat a small portion of the water you use, such as the
water you drink. Point-of-use devices are not effective in reducing the risk from
breathing radon released into the air from all water used in the home.
For information on radon in water, testing and treatment, and radon in drinking
water standards, or for general help, call your state radon office or visit http://www.
epa.gov/safewater/radon.html. Your state radon office can assist you in obtaining
radon-in-water test kits and interpreting test results.
M
16 A Consumer’s Guide To Radon Reduction www.epa.gov/radonwww.epa.gov/radon
INSTALLATION AND OPERATING COST TABLE
Technique Typical Radon
Reduction
Comments
Subslab Suction
(Subslab
Depressurization)
50 to 99 percent Works best if air can move easily in material under slab.
Passive Subslab Suction 30 to 70 percent May be more effective in cold climates; not as effective as
active subslab suction.
Draintile Suction 50 to 99 percent Can work with either partial or complete drain tile loops.
Block-Wall Suction 50 to 99 percent Only in homes with hollow block-walls; requires sealing of
major openings.
Sump-Hole Suction 50 to 99 percent Works best if air moves easily to sump from under the slab.
Submembrane
Depresserization in a
Crawlspace
50 to 99 percent Less heat loss than natural ventilation in cold winter climates.
Natural Ventilation in a
Crawlspace
0 to 50 percent Costs variable.
Sealing of Radon Entry
Routes
See Comments Normally only used with other techniques; proper materials and
installation required.
House (Basement)
Pressurization
50 to 99 percent Works best with tight basement isolated from outdoors and
upper floors.
Natural Ventilation Variable/Temporary Significant heated or cooled air loss; operating costs depend on
utility rates and amount of ventilation.
Heat Recovery
Ventilation (HRV)
Variable/ See
comments
Limited use; effectiveness limited by radon concentration or
the ammount of ventilation air available for dilution by the
HRV. Best Applied in limited-space areas like basements.
Private Well Water
Systems: Aeration
95 to 99 percent Generally more efficient than GAC; requires annual cleaning to
maintain effectiveness and to prevent contamination; requires
venting radon to outdoors.
Private Well Water
Systems: Granular
Activated Carbon, or GAC
85 to 95 percent Less efficient for higher levels than aeration; use for moderate
levels, around 50,000 pCi/L or less in water: radioactive radon
by-products can build on carbon; may need radiation shield
around tank and care in disposal.
Note: Mitigation costs vary due to technique, materials, and the extent of the problem. Typically the cost of radon mitigations are comparable
to other common home repairs.
www.epa.gov/radon 17www.epa.gov/radon
FOR FURTHER INFORMATION
EPA Radon Web site
http://www.epa.gov/radon
EPA’s main radon home page. Includes
links to publications, hotlines, private
proficiency programs and more.
EPA Regional Offices
http://www.epa.gov/iaq/whereyoulive.html
Check this Web site for a listing of your EPA
regional office.
EPA Publications
Most EPA radon publications are available
online at http://www.epa.gov/radon/pubs.
Hotlines
1-800-SOS-RADON (767-7236)
Operated by Kansas State University in
partnership with EPA. Order radon test kits
by phone.
1-800-426-4791
Safe Drinking Water Hotline, privately
operated under contract to EPA. For general
information on drinking water, radon in
water, testing and treatment and radon
drinking water standards.
State Radon Contacts
Up-to-date phone information about how to
contact your state radon office is available at
www.epa.gov/radon/whereyoulive.html.
State Toll-Free Local
Alabama (800) 582-1866 (334) 206-5391
Alaska (800) 478-8324 (907) 465-3092
Arizona none (602) 255-4845 x252
Arkansas (800) 554-5738 (501) 661-2301
California (800) 745-7236 (916) 449-5674
Colorado (800) 846-3986 (303) 692-3300
Connecticut none (860) 509-7367
Delaware (800) 464-4357 (302) 744-4546
District of Columbia none (202) 535-2999
Florida (800) 543-8279 (850) 245-4288
Georgia (800) 745-0037 (404) 679-3124
Guam none (671) 475-1611
Hawaii none (808) 586-4700
Idaho (800) 445-8647 (208) 334-5717
Illinois (800) 325-1245 (217) 782-1325
Indiana (800) 272-9723 (317) 351-7190
Iowa (800) 383-5992 (515) 281-4928
Kansas (800) 693-5343 (785) 296-4359
Kentucky none (502) 564-4856
Louisiana (866) 896-5337 (225) 219-3620
Maine (800) 232-0842 (207) 287-5698
Maryland none (215) 814-2086
Massachusetts (800) 723-6695 (413) 586-7525 x1185
Michigan (800) 723-6642 (517) 335-8037
Minnesota (800) 798-9050 (651) 201-4601
Mississippi (800) 626-7739 (601) 987-3972
Missouri (866) 628-9891 (573) 751-6160
Montana (800) 546-0483 (406) 444-6768
Nebraska (800) 334-9491 (402) 471-8320
Nevada (888) 723-6610 (775) 687-7531
New Hampshire (800) 852-3345 x4674 (603) 271-6845
New Jersey (800) 648-0394 (609) 984-5425
New Mexico none (505) 827-1093
New York (800) 458-1158 (518) 402-7556
North Carolina none (919) 571-4141
North Dakota (800) 252-6325 (701) 328-5188
Ohio (800) 523-4439 (614) 644-2727
Oklahoma none (405) 702-5100
Oregon none (971) 673-0490
Pennsylvania (800) 237-2366 (717) 783-3594
Puerto Rico none (787) 274-7815
Rhode Island none (401) 222-2438
South Carolina (800) 768-0362 (864) 241-1095
South Dakota (800) 438-3367 (605) 773-3151
Tennessee (800) 232-1139 (615) 687-7071
Texas (800) 293-0753 (512) 834-6787
Utah (800) 458-0145 (801) 536-0091
Vermont (800) 464-4343 (802) 651-1561
Virginia (800) 468-0138 (804) 864-8161
Washington none (360) 236-3253
West Virginia (800) 922-1255 (504) 558-6716
Wisconsin (888) 569-7236 (608) 267-4796
Wyoming (800) 458-5847 (307) 777-6015
U.S. SURGEON GENERAL HEALTH ADVISORY
“Indoor radon is the second leading cause of lung cancer
in the United States and breathing it over prolonged
periods can present a significant health risk to families
all over the country. It’s important to know that this
threat is completly preventable. Radon can be detected
with a simple test and fixed through well-established
venting techniques.” January 2005
http://www.epa.gov/radon/pubs/consguid.html
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
At time of packet creation, no written materials were available for this agenda item.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Agenda Item Number
NB #4
Tracking Number
EDC 2013-10
Southside residential development incentive ideas
Economic Development – February 5, 2013
Majority
Discussion and direction
Discussion of potential residential development incentives.
Bart Olson Administration
Name Department