At TIF public hearing, opposition continues to speak up, but others join this time

Northfield residents want their voices heard on tax increment financing.

During a two-and-a-half hour public hearing on a proposed TIF district, a steady stream of opponents, and an occasional supporter, shared their thoughts on TIF, with the majority asking the Northfield Village Board to vote against the measure.

The large number of attendees on Aug. 25 prompted the Village to open an overflow room on the second floor of Northfield Village Hall.

No vote was taken at Tuesday’s meeting, but Village Attorney Greg Jones said that a vote must happen anywhere from 14 to 90 days after the public hearing.

Backgorund

As previously reported by The Record, Northfield officials began exploring the adoption of a TIF district back in April, as a way of boosting growth in the village’s downtown business district. A majority of the Village Board voted to start the process over the summer, which included a required hearing in front of a joint review board of representatives from all taxing bodies in Northfield.

But opposition to the TIF began forming as well, with both residents and all three of Northfield’s public school districts — New Trier High School 203, Sunset Ridge D29 and Avoca D37 — coming out against the proposal. Their main concern is that they will not get the appropriate level of property tax revenue as Northfield develops.

Dr. Peter Tragos, Superintendent of New Trier High School, presented at both the Joint Review Board meeting and Tuesday’s public hearing about the concerns of all three districts and offered up alternatives to a TIF district.

Ultimately, the Joint Review Board voted 6-2 to deny recommendation of the TIF, meaning when the TIF does come to a Village Board vote it will require a three-fifths majority to pass.

Northfield Village President Tracey Mendrek said at the start of the public hearing that Northfield wants to have both a vibrant downtown and strong schools.

“That’s the Northfield we’re all working toward, and it is with that lens that we will be approaching tonight’s discussion,” she said.

Mendrek added that the Village and local superintendents are currently in negotiations for an intergovernmental agreement that would take effect if a TIF is ultimately approved.

“I’ll be honest; reaching that agreement will likely require some compromise on both sides, and it may be uncomfortable at times,” she said. “But that’s the work of good governance and it’s work we’re committed to seeing through.”

Opponents speak, but so do others

In all, 27 people spoke during public comment on Tuesday, with the vast majority of them speaking out against the TIF proposal.

Markie Gekas, owner of The Children’s Gift Shop, 310 Happ Road, said she believes the TIF will “completely destroy” her business, and said that she not only employs residents but also hires local contractors for such services as technology, security and window washing.

She also stressed the importance of local businesses in Northfield.

“It is inconceivable that you would destroy this valuable gift to the community with this ill-considered, hastily assembled TIF proposal,” she said.

Betsy Kochvar shared several concerns about the TIF, including the potential for real estate taxes increasing over the 23-year length of the TIF, and if residents will have trouble selling their homes while the district is in place.

She said that she has noticed new families in town recently and believes that will help revitalize the Village’s downtown area.

“I truly believe that Northfield’s downtown will improve without a TIF,” she said. “Why is there such a rush on the proposal when this is a complex issue that will affect Northfield for the next 23 years and beyond?”

Kochvar was also among several residents who asked the Village Board to put a referendum on the November ballot for the TIF, something to which trustees did not respond during the meeting.

Yoav Sharon, a D37 School Board member who said he was not speaking on the board’s behalf, said he feels the TIF is unfair because it shifts the tax burden onto people who live outside of the district, “forcing people outside the village, like myself, to chip in. That is not how good neighbors should treat one another.”

He encouraged the trustees to instead find a solution that has “broad public support before making a decision this consequential.”

Among those speaking in favor of the TIF was Todd Berlinghof, a real estate developer who formerly served on Northfield’s Architectural and Plan & Zoning commissions.

Berlinghof said that without TIF, the redevelopment that Northfield desires will not happen. As an example, he said that if TIF is not passed, the former Mariano’s property would likely only attract interest from hospitals for a medical use.

“If the goal is to attract retail or another grocery store, TIF support will be necessary,” he said. “Otherwise, the property could remain vacant for years, diminishing both its value and tax base.”

Berlinghof was one of a few TIF supporters who also claimed that there were more supporters who did not want to attend the public hearing.

“Change is difficult, especially when there is vocal opposition,” he said. “While it may be easy to reject TIF, I urge the board to make the decision that best serves our community by supporting TIF, paving the way for an exciting future for Northfield.”

Some residents, including Erica Foster, criticized the tone that some residents have used over the past few months, and called for “restoring civility, kindness and neighborliness to this village.”

A former Northfield Caucus member, Foster said she’s been “disappointed” that the various public bodies in the village have been “needlessly pitted against each other by residents.”

“I have repeatedly described this divisiveness as mutual-assured destruction,” she said. “If we continue down this path of incivility, this does not wend well for our village. No one wins.”

Trustees’ thoughts

Following public comment, trustees thanked those who spoke, and all of them noted the difficulty with the decision ahead of them.

Trustee Matt Galin encouraged more people to speak up and share their opinions.

“This is a complex problem that has a lot of nuance to it,” he said. “It’s not reduceable to a sound byte, and I’d like more people to have thoughtful conversations like we’ve had tonight. That’s immensely helpful to me and I think it’s immensely helpful to everybody else up here.”

Trustee Ed Elfmann assured residents that the board is listening to their comments.

“Please give us some grace on trying to figure this out and make sure that we have the right conclusion,” he said. “I think that this board will come to the right conclusion at the end of the day.”

Trustee Andrew Juedes encouraged Village staff to meet with business owners to hear their thoughts and concerns, and to work together with both them and the others in the community, including school leaders.

“There’s love for this community as a whole, and I think that involves the businesses, that involves the schools, that also involves the people who live here,” he said. “And I’d like to use this opportunity to work together as a whole community to improve this, and not divide and fraction this. Because this is a beautiful community with incredibly strong schools [and] wonderful businesses that have been here for years and years.”

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