Pending deal with schools announced at TIF public hearing; opposition again speaks out

For the second time in just over two months, the Northfield Village Board on Monday held a necessary public hearing on its proposed tax increment financing district.

And just like the first time on Aug. 25, trustees heard nearly exclusive opposition to the TIF plan.

During the meeting, though, the Village also announced a deal is in place with local schools that addresses concerns about student impact of the proposed TIF.

The Nov. 9 public hearing was held at the North Shore Senior Center, 161 Northfield Road, to accommodate a larger crowd — totaling approximately 120 attendees — after overflow of council chambers last time around. Multiple Northfield police officers were also present after village officials last week received a “disturbing” anonymous email opposing the TIF district.

Background

As previously reported by The Record, Northfield officials are proposing the adoption of a TIF district in the hopes of boosting growth in the village’s primary business district.

Opposition to the TIF plan quickly formed as well, including from residents, all three of Northfield’s public school districts, and local business owners.

In August, a mandated Joint Review Board — made up of representatives from all taxing bodies in Northfield — voted 6-2 to recommend denial of the TIF, which means that, when the proposal comes to the Village Board for a final vote, it will need a three-fifths majority to pass.

Trustees held a public hearing on the TIF on Aug. 25, but a new public hearing was scheduled for Nov. 9 after it was determined that some local businesses did not receive certified mailings announcing the hearing, a state requirement.

Preliminary Agreement With Schools

During the village’s presentation on Nov. 9, Village Manager Patrick Brennan told the audience that ongoing discussions between the village and public schools have led to a pending intergovernmental agreement aimed at addressing the concerns of New Trier High School District 203, Sunset Ridge D29 and Avoca D37.

The agreement, which Brennan said must earn approval from the Village Board and the three school boards, focuses on three key areas: student reimbursement, fund distribution and a program review.

According to Brennan, while the TIF Act addresses new student costs, a funding gap could still exist.

“Under the terms of this inter-governmental agreement, the Village would agree to close that gap with the school districts if there is one that exists between what the TIF Act allows and what their per-student cost is,” Brennan said.

The agreement would also set a $4 million threshold in the amount of increment, or funding surplus, the Village could see before sharing a portion of the surplus with the school districts and other taxing agencies.

Additionally, the agreement would mandate a midterm review of the TIF district, which can be in place for up to 23 years. Village staff would prepare a report an analyze if the TIF has been successful and if it should be altered or terminated.

“We’re hopeful that we have found a balance that will help address the school districts’ concerns,” he said.

Opposition Majority

With 24 residents stepping up to speak, all but three of them shared a similar message, one that residents have shared for months: No to a TIF district.

Charlie Pick, who served on the Joint Review Board as the public member, said he owns a commercial property on Central Avenue that was identified as “blighted” in consultant S.B. Friedman’s report to the village and took issue with that designation.

He called “blight” a subjective term, explaining that he has invested over $1 million into the property to keep it updated, and that, over the past 15 years, it’s had a 2% average vacancy rate.

“My tenants are happy, the building’s attractive and well-maintained, I’ve had no code violations or issues with any of the village’s departments,” he said. “And yet, the building is characterized as blight. That’s a concern to me.”

Steven Kallas said he and “everybody else in this room” wants to see the former Mariano’s property redeveloped, but he said he’s “not convinced that [TIF] is even the right tool” to make it happen.

Kallas is concerned that agreements to protect existing businesses have not been publicized and suggested that the Village, instead of pursuing TIF, wait to see if the revised zoning ordinances that were approved in 2025 are effective.

“We’re deciding that this area can’t grow on its own before the new zoning has even had a chance to work,” Kallas said. “The question is what a TIF can do here that nothing else can, and how big it really needs to be.”

A repeated concern brought up by speakers was the pace at which the Village has been conducting the TIF process. Multiple speakers asked for more time to allow residents to learn more about TIF before making a decision.

Carol Ritchell, a frequent speaker at Northfield public meetings, said organizers have been going door to door in Northfield to get an advisory referendum on the April 2027 ballot asking if the village should adopt a TIF district.

She said that more than 800 residents signed petitions in three weeks in the hopes of getting a referendum on the ballot.

“We are just requesting that you please respect the process and wait for residents to vote,” Ritchell said. “The message is clear: Residents want their voices heard. A decision that would affect our community for decades deserves meaningful public participation, including the opportunity to express our views at the ballot box. An advisory referendum would give this board a clear measure of community opinion.”

One of the few pro-TIF comments came from Glenn Keefer, who said he recently retired after spending 50 years in the restaurant industry, most recently with Ballyhoo Hospitality and Sophia Steak in Wilmette.

“I know the TIF issue divides our community, but I hope we can work together to use it to revitalize Northfield without name-calling and acrimony,” he said. “I believe the Northfield TIF can help attract new businesses led by carefully selected operators, strengthen the character of our downtown, and support our property values, and securing a deal for the grocery store would be a major achievement.”

Keefer spoke about how challenging it can be for business owners to get started and said that sharing “risk” with a community is beneficial to both owners and residents.

“I feel very deeply for the existing businesses,” he said before naming several local business owners who are friends. “Those people are really important to me on a personal level, and they should also be on a business level.”

Village President Tracey Mendrek concluded the meeting by thanking everyone who spoke up. The meeting adjourned without further commentary from trustees.

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