Homeowners in Winnetka, Kenilworth, and Glencoe who pay into New Trier High School District 203 would see their tax rates tick upward if Northfield's proposed Tax Increment Financing district is approved. The next test comes Wednesday, July 15, when a joint review board meets at 2:30 p.m. at Northfield Village Hall.
The joint review board will include representatives from New Trier District 203, Sunset Ridge District 29, and Avoca school district, all of which overlap the proposed TIF boundary along Happ Road between Winnetka Road and Pine Street. Under Illinois law, the board issues an advisory opinion before any final village vote. Village Attorney Greg Jones has called the joint review board's role "significant and statutorily empowered."
Two of those districts have already voted to oppose the plan. New Trier D203 Deputy Superintendent Dr. Chris Johnson told his board on May 18 that if the TIF is approved, "the district's tax rate would increase slightly across the remainder of the district." That means taxpayers across Winnetka, Kenilworth, Glencoe, and other feeder communities would shoulder a larger share.
Sunset Ridge District 29's board voted unanimously on June 9 to oppose the proposal. Board President Holt Zeidler called the village's messaging about the TIF's school impact "pretty misleading." District 29 Superintendent Edward Stange raised concerns that a 92-unit apartment building already approved for the Central Avenue corridor would bring new students without commensurate revenue to cover per-pupil costs.
The Northfield Village Board voted 5-1 on June 23 to advance the TIF proposal. Village President Tracey Mendrek framed the TIF as a financial necessity, saying Northfield loses an estimated $350,000 to $400,000 in annual sales tax revenue from empty storefronts. Trustee Charles Orth cast the lone dissenting vote, citing what he called "overwhelming disapproval" in resident emails and pointing to recent zoning changes that have already attracted new development without a TIF.
Northfield Village Hall was filled to near capacity for that June 23 meeting. The village's consultant, SB Friedman Development Advisors, found that 87% of buildings in the proposed area are more than 35 years old. Of those, 82% show signs of deterioration and 83% do not conform to village and county building and fire codes. Property owner Charlie Pick, whose building sits inside the proposed TIF boundary, told trustees his property was labeled "blighted" despite his having invested more than $300,000 to maintain it.
A public hearing is scheduled for 7 p.m. Tuesday, August 25, at Northfield Village Hall. A formal Village Board vote on whether to create the TIF district is tentatively set for Tuesday, September 22.
The village has not released the full text of SB Friedman's redevelopment plan publicly. Residents can request it through Northfield's FOIA officer at village.northfield.il.us. Those who want notices about upcoming TIF meetings can sign up for the Interested Parties Registry at northfieldil.org.
North Shore government week ahead
- Wednesday, July 15, 2:30 p.m. — Northfield Village Hall, 361 Happ Road. Joint Review Board meeting on the proposed TIF district. Representatives from New Trier D203, Sunset Ridge D29, and Avoca will weigh in with an advisory opinion. Details: northfieldil.org/Calendar.aspx?EID=942
