Northfield homeowners along Happ Road and Central Avenue could see their property tax dollars frozen for up to 23 years if the Village Board approves a proposed downtown TIF district. After a packed hearing Tuesday, Aug. 25, no trustee has signaled which way they'll vote.

Twenty-seven residents testified during the two-and-a-half-hour session at Northfield Village Hall, The Record North Shore reported. Opponents outnumbered supporters by a wide margin, but for the first time in months of debate, a handful of residents spoke publicly in favor of the TIF. The crowd filled the main room and spilled into a second-floor overflow space.

No vote was taken. Village Attorney Greg Jones said a final vote must occur between 14 and 90 days after the hearing, placing the decision window between Sept. 8 and Nov. 23.

Because the Joint Review Board (JRB) voted 6-2 on Aug. 13 to recommend denial, the Village Board now needs a three-fifths supermajority to approve the district.

School negotiations disclosed

Village President Tracey Mendrek opened the hearing by disclosing that the Village and superintendents of three local school districts are negotiating an intergovernmental agreement that would take effect if the TIF is approved.

The districts — New Trier High School District 203, Sunset Ridge School District 29, and Avoca School District 37 — have argued the TIF could divert up to $169 million in property tax revenue from schools over the district's maximum 23-year life span.

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

Dr. Peter Tragos, superintendent of New Trier High School District 203, presented concerns on behalf of all three districts and offered alternatives to a TIF. A district representative said at the July 15 JRB meeting that property taxes fund roughly 91% of New Trier's $148-million annual budget.

Opposition dominates

Markie Gekas, owner of The Children's Gift Shop at 310 Happ Road, told trustees the proposal would "completely destroy" her business. She noted she employs residents and hires local contractors for technology, security, and window washing.

Resident Betsy Kochvar questioned whether homeowners would have trouble selling while the district is in place. She was among several speakers who asked the board to put the question to voters in a November referendum. Trustees did not respond to that request.

Yoav Sharon, an Avoca School District 37 board member speaking as an individual, argued the TIF shifts the tax burden onto people outside the district.

A petition opposing the TIF, started by resident Jennifer Hull in June, had gathered more than 1,100 signatures by Aug. 25. Hull's petition calls on the board to "delay any final action regarding the proposed TIF district until residents have had adequate time to review, understand, and discuss the proposal," according to The Record North Shore's Aug. 25 report on the UnlockNorthfield website.

Supporters emerge

Todd Berlinghof, a real estate developer and former member of Northfield's Architectural and Plan & Zoning commissions, made the case for the TIF. He argued that without it, the former Mariano's property would likely attract only hospital or medical use and could sit vacant for years.

"If the goal is to attract retail or another grocery store, TIF support will be necessary," Berlinghof said.

Berlinghof was among a few supporters who claimed additional TIF backers stayed home because of the vocal opposition.

Former Northfield Caucus member Erica Foster called for restoring civility, saying she has been disappointed that public bodies have been "needlessly pitted against each other by residents."

What comes next

Trustees Matt Galin, Ed Elfmann, and Andrew Juedes all spoke after public comment, thanking residents but giving no indication of how they will vote. Juedes encouraged Village staff to meet with business owners and work with school leaders.

The proposed TIF area covers 141 parcels and 106 acres along Willow Road, Central Avenue, and Happ Road, stretching from Winnetka Road south to Pine Road north. According to The Record, a pro-TIF advocacy website, UnlockNorthfield.com, launched July 21 and had 124 signatures by Aug. 25. It is funded by The Coalition for Jobs Growth and Prosperity, a Chicago-based 501(c)(4) nonprofit.

No specific meeting date for the final vote has been announced. The Village's TIF page lists hearing materials and updates.