R-22-81
VILLAGE OF DEERFIELD, ILLINOIS
DOWNTOWN TIF DISTRICT
REDEVELOPMENT PLAN AND PROJECT
Prepared By:
Village of Deerfield, Illinois
&
Kane, McKenna and Associates, Inc.
October 2022
Draft Date: 10/05/2022
TABLE OF CONTENTS
I.Introduction ......................................................................................................................... 1
A. Overview of Tax Increment Financing (TIF) ................................................................ 2
B. The Redevelopment Plan ............................................................................................... 2
C. Findings Pursuant to the TIF Act ................................................................................... 3
II.Redevelopment Project Area .............................................................................................. 5
A. Redevelopment Project Area Summary ......................................................................... 5
B. Legal Description of Redevelopment Project Area ........................................................ 5
III.Redevelopment Goals ......................................................................................................... 6
A. Village Goals.................................................................................................................. 6
B. Redevelopment Project Area Goals ............................................................................... 8
IV.Evidence of Lack of Development and Growth ................................................................. 9
A. Qualification Report ....................................................................................................... 9
B. Findings .......................................................................................................................... 9
V.Assessment of Fiscal Impact on Affected Taxing Districts .............................................. 10
VI.Housing Impact Study....................................................................................................... 11
VII.Redevelopment Project ..................................................................................................... 12
A. Redevelopment Activities ............................................................................................ 12
B. General Land Use Plan ................................................................................................. 13
C. Additional Design and Control Standards .................................................................... 13
D. Eligible Redevelopment Project Costs ......................................................................... 13
E. Sources of Funds to Pay Redevelopment Project Costs ............................................... 23
F. Nature and Term of Obligations ................................................................................... 23
G. Most Recent and Anticipated Equalized Assessed Value (EAV) ................................ 24
VIII. Scheduling of Redevelopment Project .............................................................................. 25
A. Redevelopment Project ................................................................................................ 25
B. Commitment to Fair Employment Practices and Affirmative Action .......................... 25
C. Completion of Redevelopment Project ........................................................................ 26
IX.Provisions for Amending the Redevelopment Plan and Project ....................................... 27
Exhibit 1 Boundary Map
Exhibit 2 Legal Description
Exhibit 3 Qualification Report
Exhibit 4 Existing Land Use Map
Exhibit 5 Proposed Land Use Map
Downtown TIF District Village of Deerfield, Illinois
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I. Introduction
The Village of Deerfield (the “Village”) is a suburban municipality serving a population of over
19,000 citizens (according to the 2020 U.S. Census). Incorporated in 1903, Deerfield is located on
the border of Lake and Cook Counties, approximately twenty-five miles north of Chicago and
fifteen miles from O’Hare International Airport. Most of Deerfield is located in Lake County,
including all of its residential neighborhoods, parks and public schools. The Cook County portion
of Deerfield is located between Lake-Cook Road and the Edens Spur.
Deerfield is situated between Route 94 (Edens Expressway) to the east and Interstate 94/294 (Tri-
State Tollway) to the west. The Village has, in addition to the Tri-State Tollway and the Edens
Expressway, a number of other transportation assets. Lake-Cook Road and Deerfield Road are
important east/west arterials and enable access to the Tri-State Tollway. In addition to the network
of roadways, residents and businesses benefit from close proximity to Metra rail lines with train
stations located at both Lake-Cook Road and Deerfield Road. The Village is also home to many
corporate headquarters, research centers and facilities for well-known national and international
companies.
In this report, the Village proposes a Tax Increment Financing Redevelopment Plan and Project
(the “Plan” or “Redevelopment Plan”) pursuant to the TIF Act (as defined below) to enable a
certain area within the Village to overcome a number of redevelopment barriers. Kane, McKenna
and Associates, Inc. (“KMA”) has been retained by the Village to assist in the drafting of this
Redevelopment Plan.
The Village is surrounded by Bannockburn to the north, Highland Park to the east, Lincolnshire
and Riverwoods to the west, and Northbrook to the south, landlocked with little vacant land
available for development. Indeed, the 2004 “Village of Deerfield Comprehensive Plan (“The
Plan”) states that the Village of Deerfield “has few vacant development sites,” and that “future
development within the Village limits will mostly take the form of redevelopment”. In addition,
there are developments in the Village that have reached the end of their useful economic life
necessitating redevelopment for other uses.
The Plan calls for the Village to “strengthen the commercial areas of the Village in order to provide
a sound economic base, while maintaining a compatible relationship between commercial areas
and other areas of the Village.” The Plan also notes that the Village is bisected by Deerfield and
Waukegan Roads, and for planning purposes, the Village is divided into four quadrants that radiate
from the Deerfield and Waukegan Road intersection. The “Northwest Quadrant”, for which the
Village has established a “Northwest Quadrant SubArea Plan” within The Plan, includes the
Village Center, portions of which are in the Study Area. The Plan notes that “Deerfield’s Village
Center represents a significant asset of the Village,” and that “most of Deerfield’s mixed-use
development is located in and around the Village Center.” The Plan states that the Village Center
“serves as a center of community life in Deerfield and will greatly enrich the community if it is
strengthened as such”. The Village Center also has enormous transit-oriented development
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potential, given its proximity to the Metra commuter rail station. Accordingly, the Plan states that
“Keeping the Village Center strong requires coordinated land use and planning”.
In order to help achieve the goals and objectives of the Plan and the Northwest Quadrant SubArea
Plan, the Village has proposed the creation of a “Downtown TIF District” (as defined below) for
the Village Center and Northwest Quadrant areas to facilitate redevelopment in a coordinated
manner. The Village, with the assistance of KMA, has commissioned this Redevelopment Plan to
use tax increment financing in order to alleviate those conditions which deter private investment
in the area and meet the Village’s redevelopment goals and objectives.
A. Overview of Tax Increment Financing (TIF)
Tax Increment Financing (“TIF”) is an economic development tool which uses future tax revenues
to finance redevelopment activity. In the State of Illinois, an area can be designated as a
“redevelopment project area” pursuant to the TIF Act if it faces certain impediments to
redevelopment. At the time of designation, the equalized assessed value of tax parcels within the
boundaries of the district are “frozen” for the term of the redevelopment project area. Taxing
jurisdictions that overlap that district continue to receive property taxes, but those revenues are
limited to those based on the “frozen” or base equalized assessed values. Any property tax revenue
generated from increases in equalized assessed value relative to the frozen values are deposited in
a special tax allocation fund. This revenue is then used to finance redevelopment activities within
the district to accomplish various community and economic development goals.
B. The Redevelopment Plan
The Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-74.4-3, et. seq., as amended (the
“TIF Act” or “Act”) enables Illinois municipalities to establish a “redevelopment project area”
either to eliminate the presence of blight or to prevent its onset. The Act finds that municipal TIF
authority serves a public interest in order to: “promote and protect the health, safety, morals, and
welfare of the public, that blighted conditions need to be eradicated and conservation measures
instituted, and that redevelopment of such areas be undertaken; that to remove and alleviate
adverse conditions it is necessary to encourage private investment and restore and enhance the tax
base of the taxing districts in such areas by the development or redevelopment of project areas”
(65 ILCS 5/11-74.4-2(b)).
To establish an area as a “redevelopment project area” pursuant to the Act, Illinois municipalities
must adopt several documents including a Redevelopment Plan and Qualification Report that
provides in reasonable detail the basis for the eligibility of the RPA. A Redevelopment Plan is
any comprehensive program of the municipality for development or redevelopment intended by
the payment of redevelopment project costs to reduce or eliminate those conditions which qualify
the redevelopment project area as a "blighted area," "conservation area," (or combination thereof),
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or "industrial park conservation area," and thereby to enhance the tax bases of the taxing districts
which extend into the redevelopment project area as set forth in the TIF Act.
The Village has authorized KMA to study the area identified in the boundary map attached hereto
as Exhibit 1 (the “Redevelopment Project Area,” “RPA,” or “TIF District”) in relation to its
eligibility as a Redevelopment Project Area under the TIF Act, to prepare a report for the eligibility
of the RPA (the “Qualification Report”) and to prepare a Redevelopment Plan for the RPA.
C. Findings Pursuant to the TIF Act
It is found and declared by the Village through legislative actions as required by the Act that:
1. To alleviate the adverse conditions, it is necessary to encourage private investment and
enhance the tax base of the taxing districts in such areas by the development or
redevelopment of certain areas;
2. Public/private partnerships are determined to be necessary in order to achieve development
goals;
3. The Redevelopment Project Area on the whole has not been subject to growth and
development through investment by private enterprise and would not reasonably be
anticipated to be developed without the adoption of this redevelopment plan;
4. The use of incremental tax revenues derived from the tax rates of various taxing districts
in the RPA for the payment of redevelopment project costs that are incurred in the
redevelopment of the RPA will incentivize such redevelopment and benefit such taxing
districts in the long run, by alleviating the conditions identified in the Eligibility Report
and increasing the assessment base;
5. Such increased assessment base is not likely to be achieved without using such incentives
to first alleviate such conditions; and
6. The Redevelopment Plan and Project conforms to the Village’s 2004 “Comprehensive
Plan” (the “Comprehensive Plan”) which guides development of the Village as a whole,
and with the Village’s “Northwest Quadrant Master Plan” adopted in 2016, amending the
2004 Comprehensive Plan.
It is further found, and certified by the Village, in connection to the process required for the
adoption of this Redevelopment Plan pursuant to 65 ILCS 5/11-74.4-3(n)(5) of the Act, that this
Redevelopment Plan will not result in the displacement of ten (10) or more inhabited residential
units. Therefore, this Redevelopment Plan does not include a housing impact study as is required
under the Act.
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The redevelopment activities that will take place within the RPA will produce benefits that are
reasonably distributed throughout the RPA. Redevelopment of the RPA is tenable only if a portion
of the improvements and other costs are funded by the RPA.
Pursuant to the Act, the RPA includes only those contiguous parcels of real property and
improvements thereon substantially benefited by the Redevelopment Plan. Also pursuant to the
Act, the area of the RPA in the aggregate is more than 1½ acres.
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II. Redevelopment Project Area
A. Redevelopment Project Area Summary
The RPA is primarily located between Hazel Avenue to the north and Deerfield Road to the south,
and between Chestnut Street to the west and Rosemary Terrace to the east. Most of the uses
within this area are retail/commercial, institutional, recreational, and some single- and multi-
family residential.
B. Legal Description of Redevelopment Project Area
The Redevelopment Project Area legal description is attached as Exhibit 2.
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III. Redevelopment Goals
A. Village Goals
The Village has established certain goals, objectives and strategies which would determine the
kinds of activities to be undertaken within the RPA.
Important underlying documents are the 2004 Comprehensive Plan and the Northwest Quadrant
Master Plan which amends the Comprehensive Plan, both of which, as elements of the planning
process, describe the overall vision for the Village and the Village Center and are the foundation
for Village initiatives. These planning documents influence all other Village planning processes
including those related to TIF. The below Table 1 summarizes goals in the 2004 Comprehensive
Plan and Northwest Quadrant Master Plan that are applicable to the RPA.
Table 1. 2004 Comprehensive Plan Goals and Objectives Relevant to Redevelopment of the RPA
Goals Objectives
Seek to strengthen the
commercial areas of the
Village in order to provide a
sound economic base, while
maintaining a compatible
relationship between the
commercial areas and other
areas of the Village.
Maintain the Village Center as
the governmental, recreational,
cultural and visual center of
Deerfield.
Guide future growth within
Deerfield’s Planning Jurisdiction
so that public facilities and
amenities can be effectively and
economically provided, and that
such growth does not adversely
change the Village.
Preserve and strengthen the commercial areas of the Village.
Ensure that the Village’s commercial areas are accessible and have adequate parking
facilities.
Actively work toward the elimination of barriers between parking areas.
Ensure that commercial areas contribute to a positive community image.
Promote unified development and continuity in the Village’s commercial area.
Provide a centrally located area that serves as a focus of community life.
Ensure that the Village Center contributes to a positive community image.
Integrate the Village Center redevelopment into the physical fabric of the larger
community.
Encourage attractive and vibrant business uses as part of the Village Center land use
mix.
Carefully consider proposals for development or redevelopment of development sites.
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Maintain the variety of the
existing housing stock and
supplement it in suitable
locations with safe, well-
constructed housing or a density,
scale, and character compatible
with adjacent housing.
Continue to maintain and
improve traffic circulation
within Deerfield by supporting
transportation system
improvements and managing
traffic to ensure safe,
coordinated, and efficient flow
of vehicles and people within
and through the Village.
Encourage and provide a safe
and convenient
environment for the pedestrian
and bicyclist.
Help protect recreational and
open space areas to encourage the
acquisition of additional
recreation and open space
facilities.
Help maintain the desirability of Village neighborhoods.
Accommodate new housing in a manner that does not adversely impact the residential
character of the Village.
Ensure that traffic along major thoroughfares moves smoothly, efficiently and
without back-up and congestion.
Ensure that access to major streets is provided and that movement between the
residential quadrants of the Village is not impeded.
Encourage modes of transportation other than the automobile to lessen congestion on
the streets..
Establish a cohesive pedestrian and bicycle pathway system that links all quadrants of
the Village
Maintain sidewalks in a safe condition for use by cyclists and pedestrians.
Provide pedestrian-friendly crossings at major intersections.
Expand the supply of open space within the Village.
Source: Village of Deerfield 2004 “Comprehensive Plan”
Implementation of this Redevelopment Plan will facilitate the accomplishment of these and other
goals described in the Village’s Comprehensive Plan and Northwest Quadrant Sub Area Plan. It
is further expected that the “redevelopment projects” as defined in the TIF Act will return the RPA
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to economically productive use; thus, accomplishing the Village’s general goals regarding
enhancing and strengthening the Village’s tax base.
B. Redevelopment Project Area Goals
Given the potential community benefits that may be gained from redevelopment of the RPA,
efforts should be made to achieve the following goals for the RPA:
1. Reduce or address those adverse impacts described in the TIF Qualification Report which
deter private investment in the RPA;
2. Return underutilized property located within the RPA to productive use and strengthen and
enhance the Village’s tax base;
3. Provide for high-quality development within the RPA that facilitates community and
economic development goals; and
4. Accomplish redevelopment of the RPA over a reasonable time period.
These goals may be accomplished by pursuing the following objectives for the RPA:
1. Promotion of the redevelopment of underutilized property located within the RPA;
2. Provision for the assembly or coordination of private and public property for viable
redevelopment projects;
3. Improvement of existing rights-of-way and infrastructure including, but not limited to
roadways, streetscape, traffic signalization and parking improvements;
4. Provision of necessary site preparation including, but not limited to, grading, demolition
and environmental remediation; and
5. Provision of public investment that improves the physical condition and visual aesthetic of
the area including those in the public realm (e.g. streetscaping) and the private realm (e.g.
facades and signage).
These objectives may be pursued independently by the Village or in public-private partnership by
entering into redevelopment agreements in order to redevelop existing property or induce new
development to locate within the RPA.
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IV. Evidence of Lack of Development and Growth
A. Qualification Report
The Redevelopment Plan Area’s qualification under the TIF Act was evaluated by representatives
of KMA from June 2022 through the date of this report. Analysis was aided by certain reports
obtained from the Village and other sources. Only information which would directly aid in the
determination of eligibility for a redevelopment project area was utilized.
The reported results of this evaluation are attached as Exhibit 3 of this Redevelopment Plan.
B. Findings
As found in Exhibit 3 of this Redevelopment Plan, the RPA has suffered from certain impediments
to redevelopment. The area has been burdened with a lack of significant private investment and/or
development. As a result, the RPA is not likely to experience significant development and growth
without the use of Village resources.
Factors which constitute evidence of the property as a “conservation area” and which impair sound
growth in the RPA are: (i) lagging EAV; (ii) obsolescence; (iii) deterioration of structures or site
improvements; (iv) deleterious layout; (v) excessive vacancies; (vi)inadequate utilities; and (vii)
lack of community planning;
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V. Assessment of Fiscal Impact on Affected Taxing Districts
It is anticipated that the implementation of this Redevelopment Plan will have a positive financial
impact on the affected taxing districts. Actions to be taken by the Village to enhance its tax base
through the implementation of this Redevelopment Plan will also have a positive impact on the
affected taxing districts.
Strategies will be encouraged to promote growth via private investment within the area, while
specific objectives will be geared toward stabilizing the RPA’s existing strengths and revitalizing
the RPA’s redevelopment potential.
It is anticipated that the RPA will require minimal increased services from affected taxing districts
other than the Village. Should the Village achieve success in attracting private investment which
does result in the need for documented increased services from any taxing districts, the Village
will consider the declaration of sufficient surplus funds (which funds are neither expended nor
obligated) as provided by the TIF Act, to assist affected taxing districts in paying the costs for the
increased services.
Any surplus funds that may exist will be proportionately shared, based on the appropriate tax rates
for a given year, with the various taxing districts including the Village. Prior to any surplus
disbursement, all TIF eligible costs either expended or incurred as an obligation by the Village
will be duly accounted for through the administration of the Special Tax Allocation Fund to be
established by the Village as provided by the TIF Act.
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VI. Housing Impact Study
The RPA was studied in order to determine if a housing impact study would need to be conducted
pursuant to the TIF Act.
A housing impact study is not required to be completed because the Village will certify that it will
not displace ten (10) or more residential units. A limited number of residential units are located
within the RPA.
If, later, the Village does decide that it is necessary to dislocate ten (10) or more residential units,
then the Village must complete a housing impact study and amend the Redevelopment Plan herein.
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VII. Redevelopment Project
A. Redevelopment Activities
The Village will implement a coordinated program of actions allowed under the Act, including,
but not limited to, the following actions:
Land Assembly: Property within the RPA may be acquired, assembled and reconfigured into
appropriate redevelopment sites. The Village may also cover any relocation costs related to
land assembly activities.
Site Preparation, Clearance and Demolition: Property within the RPA may be improved by site
clearance, excavation, regrading, environmental remediation or demolition.
Public Improvements: Public improvements within the RPA may be provided or repaired to
support the Redevelopment Plan and Project. Examples of such public improvements may
include but are not limited to: (i) public utilities and infrastructure including roadways,
sidewalks, water mains, sanitary sewer systems and storm sewer systems; (ii) public parking
facilities; (iii) storm water management and detention facilities; and (iv) landscaping, lighting,
traffic signalization, signage and other improvements to the streetscape. Relocation of utilities
or infrastructure may also be funded as determined by the Village.
Rehabilitation and Construction: Rehabilitation of certain structures within the RPA in order
to provide for the redevelopment of the area and conformance to Village Code provisions.
Improvements may include commercial signage upgrades, exterior and facade related work as
well as interior related work.
Interest Rate Write-Down: Entering into agreements with property owners/developers
whereby a portion of the interest cost of a construction, renovation or rehabilitation project is
paid for on annual basis out of the Special Tax Allocation Fund of the RPA, in accordance
with the Act.
Job Training: Assisting facilities and enterprises located within the RPA in providing job
training assistance. Job training and retraining programs currently available from or through
other governments include, but are not limited to, federal programs, state programs, applicable
local vocational educational programs including community college sponsored programs and
other federal, state, county or non-profit operated programs that are available or will be
developed and initiated over time.
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B. General Land Use Plan
Existing land uses consists largely of retail/commercial, mixed-use, institutional, recreational and
some single- and multi-family residential uses. Existing land uses are shown in Exhibit 4, attached
hereto.
Proposed land uses in the RPA are to consist of commercial, retail, mixed-use, residential,
recreational and institutional uses. Intended land uses will generally conform to the Village’s Plan.
Exhibit 5, attached hereto and made a part of this Plan, designates the proposed general land uses
in the Redevelopment Project Area.
C. Additional Design and Control Standards
The appropriate design controls, including for any Planned Unit Developments, as set forth in the
Village’s Zoning Ordinance, as amended, shall apply to the RPA.
D. Eligible Redevelopment Project Costs
Redevelopment project costs mean and include the sum of all reasonable or necessary costs
incurred or estimated to be incurred, as provided in the Act, and any such costs incidental to this
Redevelopment Plan. Private investments, which supplement municipal Redevelopment Project
Costs, are expected to substantially exceed such redevelopment project costs.
Eligible costs permitted under the Act which may be pertinent to this Redevelopment Plan include:
1. Professional Services - Costs of studies and surveys, development of plans and
specifications, implementation and administration of the redevelopment plan including, but
not limited to, staff and professional service costs for architectural, engineering, legal,
marketing, financial, planning, or other special services, provided, however, that no
charges for professional services may be based on a percentage of the tax increment
collected; except that after November 1, 1999, no contracts for professional services,
excluding architectural and engineering services, may be entered into if the terms of the
contract extend beyond a period of three (3) years. In addition, “redevelopment project
costs” shall not include lobbying expenses;
1.1 After July 1, 1999, annual administrative costs shall not include general overhead or
administrative costs of the municipality that would still have been incurred by the
municipality if the municipality had not designated a redevelopment area or approved a
redevelopment plan;
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2. Marketing - The cost of marketing sites within the redevelopment project area to
prospective businesses, developers, and investors;
3. Property Assembly Costs - Including, but not limited to, acquisition of land and other
property, real or personal, or rights or interest therein, demolition of buildings, site
preparation, site improvements that serve as an engineered barrier addressing ground level
or below ground environmental contamination, including, but not limited to, parking lots
and other concrete or asphalt barriers, and the clearing and grading of land;
4. Rehabilitation Costs - Costs of rehabilitation, reconstruction or repair or remodeling of
existing public or private buildings, fixtures and leasehold improvements; and the costs of
replacing an existing public building if pursuant to the implementation of a redevelopment
project the existing public building is to be demolished to use the site for private investment
or devoted to a different use requiring private investment; including any direct or indirect
costs relating to Green Globes or LEED certified construction elements or construction
elements with an equivalent certification;
5. Public Works and Improvements - Costs of the construction of public works or
improvements, including any direct or indirect costs relating to Green Globes or LEED
certified construction elements or construction elements with an equivalent certification,
except that on and after November 1, 1999 redevelopment project costs shall not include
the cost of constructing a new municipal public building principally used to provide offices,
storage space, or conference facilities or vehicle storage, maintenance, or repair for
administrative, public safety, or public works personnel and that is not intended to replace
an existing public building as provided under paragraph (3) of subsection (q) of Section
11-74.4-3 unless either (i) the construction of the new municipal building implements a
redevelopment project that was included in a redevelopment plan that was adopted by the
municipality prior to the effective date of this amendatory Act of the 91st General Assembly
or (ii) the municipality makes a reasonable determination in the redevelopment plan,
supported by information that provided that basis for that determination, that the new
municipal building is required to meet an increase in the need for public safety purposes
anticipated to result from the implementation of the redevelopment plan;
6. Job Training - Costs of job training and retraining projects including the costs of ‘welfare
to work” programs implemented by businesses located within the redevelopment project
area;
7. Financing Incentives - Financing costs, including, but not limited to, all necessary and
incidental expenses related to the issuance of obligations and which may include payment
of interest on any obligations issued pursuant to the Act accruing during the estimated
period of construction of any redevelopment project for which such obligations are issued
and for not exceeding 36 months thereafter and including reasonable reserves related
thereto;
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8. Capital Costs - To the extent the municipality by written agreement accepts and approves
the same, all or a portion of a taxing district’s capital (and additional student tuition) costs
resulting from the redevelopment project necessarily incurred or to be incurred within a
taxing district in furtherance of the objectives of the redevelopment plan and project;
9. School-related Costs - For redevelopment project areas designated (or redevelopment
project areas amended to add or increase the number of tax-increment-financing assisted
housing units) on or after November 1, 1999 an elementary, secondary, or unit school
district’s increased costs attributable to assisted housing units located within the
redevelopment project area for which the developer or redeveloper receives financial
assistance through an agreement with the municipality or because the municipality incurs
the cost of necessary infrastructure improvements within the boundaries of the assisted
housing sites necessary for the completion of that housing as authorized by the Act, and
which costs shall be paid by the municipality from the Special Tax Allocation Fund when
the tax increment revenue is received as a result of the assisted housing units and shall be
calculated annually as follows:
a) for foundation districts, excluding any school district in a municipality with
a population in excess of 1,000,000, by multiplying the district’s increase
in attendance resulting from the net increase in new students enrolled in that
school district who reside in housing units within the redevelopment project
area that have received financial assistance through an agreement with the
municipality or because the municipality incurs the cost of necessary
infrastructure improvements within the boundaries of the housing sites
necessary for the completion of that housing as authorized by the Act since
the designation of the redevelopment project area by the most recently
available per capita tuition cost as defined in Section 10-20.12a of the
School Code less any increase in general State aid as defined in Section 18-
8.05 of the School Code attributable to these added new students subject to
the following annual limitations:
(i) for unit school districts with a district average 1995-96 Per Capita
Tuition Charge of less than $5,900, no more than 25% of the total
amount of property tax increment revenue produced by those
housing units that have received tax increment finance assistance
under this Act;
(ii) for elementary school districts with a district average 1995-96 Per
Capita Tuition Charge of less than $5,900, no more than 17% of the
total amount of property tax increment revenue produced by those
housing units that have received tax increment finance assistance
under this Act; and
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(iii) for secondary school districts with a district average 1995-96 Per
Capita Tuition Charge of less than $5,900, no more than 8% of the
total amount of property tax increment revenue produced by those
housing units that have received tax increment finance assistance
under this Act.
b) For alternate method districts, flat grant districts, and foundation districts
with a district average 1995-96 Per Capita Tuition charge equal to or more
than $5,900, excluding any school district with a population in excess of
1,000,000, by multiplying the district’s increase in attendance resulting
from the net increase in new students enrolled in that school district who
reside in housing units within the redevelopment project area that have
received financial assistance through an agreement with the municipality or
because the municipality incurs the cost of necessary infrastructure
improvements within the boundaries of the housing sites necessary for the
completion of that housing as authorized by the Act since the designation
of the redevelopment project area by the most recently available per capita
tuition cost as defined in Section 10-20.12a of the School Code less any
increase in general state aid as defined in Section 18-8.05 of the School
Code attributable to these added new students subject to the following
annual limitations:
(i) for unit school district, no more than 40% of the total amount of
property tax increment revenue produced by those housing units that
have received tax increment finance assistance under this Act;
(ii) for elementary school district, no more than 27% of the total amount
of property tax increment revenue produced by those housing units
that have received tax increment finance assistance under this Act;
and
(iii) for secondary school districts, no more than 13% of the total amount
of property tax increment revenue produced by those housing units
that have received tax increment finance assistance under the Act.
c) Any school district in a municipality with a population of 1,000,000,
additional restrictions apply. Any school district seeking payment shall,
after July 1 and before September 30 of each year, provide the municipality
with reasonable evidence to support its claim for reimbursement before the
municipality shall be required to approve or make the payment to the school
district. If the school district fails to provide the information during this
period in any year, it shall forfeit any claim to reimbursement for that year.
School districts may adopt a resolution waiving the right to all or a portion
of the reimbursement otherwise required by the Act. By acceptance of this
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reimbursement the school district waives the right to directly or indirectly
set aside, modify, or contest in any manner the establishment of the
redevelopment project area or projects;
10. Library Costs - For redevelopment project areas designated (or redevelopment project
areas amended to add or increase the number of tax-increment-financing assisted housing
units) on or after January 1, 2005, a public library district’s increased costs attributable to
assisted housing units located within the redevelopment project area for which the
developer or redeveloper receives financial assistance through an agreement with the
municipality or because the municipality incurs the cost of necessary infrastructure
improvements within the boundaries of the assisted housing sites necessary for the
completion of that housing as authorized by this Act shall be paid to the library district by
the municipality from the Special Tax Allocation Fund when the tax increment revenue is
received as a result of the assisted housing units. This paragraph applies only if (i) the
library is located in a county that is subject to the Property Tax Extension Limitation Law
or (ii) the library district is not located in a county that is subject to the Property Tax
Extension Limitation Law but the district is prohibited by any other law from increasing
its tax levy rate without a prior voter referendum.
The amount paid to a library district under this paragraph shall be calculated by multiplying
(i) the net increase in the number of persons eligible to obtain a library card in that district
who reside in housing units within the redevelopment project area that have received
financial assistance through an agreement with the municipality or because the
municipality incurs the cost of necessary infrastructure improvements within the
boundaries of the housing sites necessary for the completion of that housing as authorized
by this Act since the designation of the redevelopment project area by (ii) the per-patron
cost of providing library services so long as it does not exceed $120. The per-patron cost
shall be the Total Operating Expenditures Per Capita as stated in the most recent Illinois
Public Library Statistics produced by the Library Research Center at the University of
Illinois. The municipality may deduct from the amount that it must pay to a library district
under this paragraph any amount that it has voluntarily paid to the library district from the
tax increment revenue. The amount paid to a library district under this paragraph shall be
no more than 2% of the amount produced by the assisted housing units and deposited into
the Special Allocation Fund.
A library district is not eligible for any payment under this paragraph unless the library
district has experienced an increase in the number of patrons from the municipality that
created the tax-increment-financing district since the designation of the redevelopment
project area.
Any library district seeking payment under this paragraph shall, after July 1 and before
September 30 of each year, provide the municipality with convincing evidence to support
its claim for reimbursement before the municipality shall be required to approve or make
Downtown TIF District Village of Deerfield, Illinois
18
the payment to the library district. If the library district fails to provide the information
during this period in any year, it shall forfeit any claim to reimbursement for that year.
Library districts may adopt a resolution waiving the right to all or a portion of the
reimbursement otherwise required by this paragraph. By acceptance of such
reimbursement, the library district shall forfeit any right to directly or indirectly set aside,
modify, or contest in any manner whatsoever the establishment of the redevelopment
project area or projects;
11. Relocation Costs - to the extent that the Village determines that relocation costs shall be
paid or is required to make payment of relocation costs by federal or state law;
12. Payment in Lieu of Taxes - Those estimated tax revenues from real property in a
redevelopment project area derived from real property that has been acquired by a
municipality which according to the redevelopment project or plan is to be used for a
private use which taxing districts would have received had a municipality not acquired the
real property and adopted tax increment allocation financing and which would result from
levies made after the time of the adoption of tax increment allocation financing to the time
the current equalized value of real property in the redevelopment project area exceeds the
total initial equalized value of real property in said area.
13. Job Training - Costs of job training, advanced vocational education or career education,
including but not limited to courses in occupational, semi-technical or technical fields
leading directly to employment, incurred by one or more taxing districts, provided that
such costs (i) are related to the establishment and maintenance of additional job training,
advanced vocational education or career education programs for persons employed or to
be employed by employers located in the redevelopment project area; and (ii) when
incurred by a taxing district or taxing districts other than the Village, are set forth in a
written agreement by or among the Village and the taxing district or taxing districts, which
agreement describes the program to be undertaken, including but not limited to the number
of employees to be trained, a description of the training and services to be provided, the
number and type of positions available or to be available, itemized costs of the program
and sources of funds to pay for the same, and the term of agreement. Such costs include,
specifically, the payment by community college districts of costs pursuant to Section 3-37,
3-38, 3-40 and 3-40.1 of the Public Community College Act and by school districts of costs
pursuant to Section 10-22.20a and 10-23.3a of the School Code;
14. Interest Costs – incurred by a redeveloper related to the construction, renovation or
rehabilitation of a redevelopment project provided that:
a) such costs are to be paid directly from the Special Tax Allocation Fund established
pursuant to the Act;
b) such payments in any one-year may not exceed 30% of the annual interest costs
incurred by the developer pertaining to the redevelopment project during that year;
Downtown TIF District Village of Deerfield, Illinois
19
c) if there are not sufficient funds available in the Special Tax Allocation Fund to
make the payment pursuant to this paragraph then the amounts so due shall accrue
and be payable when sufficient funds are available in the Special Tax Allocation
Fund;
d) the total of such interest payments paid pursuant to the Act may not exceed 30% of
the total (i) cost paid or incurred by the redeveloper for the redevelopment project
plus (ii) redevelopment project costs excluding any property assembly costs and
any relocation costs incurred by a municipality pursuant to the Act;
e) the cost limits set forth in subparagraphs (b) and (d) shall be modified for the
financing of rehabilitated or new housing units for low-income households and very
low-income households, as defined in Section 3 of the Illinois Affordable Housing
Act and the percentage of 75% shall be substituted for 30% in subparagraphs (b)
and (d);
f) Instead of the eligible costs provided by subparagraphs (b) and (d), as modified by
this subparagraph, and notwithstanding any other provisions of the Act to the
contrary, the municipality may pay from tax increment revenues up to 50% of the
cost of construction of new housing units to be occupied by low-income households
and very low-income households as defined in Section 3 of the Illinois Affordable
Housing Act. The cost of construction of those units may be derived from the
proceeds of bonds issued by the municipality under the Act or other constitutional
or statutory authority or from other sources of municipal revenue that may be
reimbursed from tax increment revenues or the proceeds of bonds issued to finance
the construction of that housing. The eligible costs provided under this
subparagraph (f) shall be an eligible cost for the construction, renovation, and
rehabilitation of all low and very low-income housing units, as defined in Section
3 of the Illinois Affordable Housing Act, within the redevelopment project area. If
the low and very low-income units are part of a residential redevelopment project
that includes units not affordable to low and very low-income households, only the
low and very low-income units shall be eligible for benefits under subparagraph (f).
The standards for maintaining the occupancy by low-income households and very
low-income households, as defined in Section 3 of the Illinois Affordable Housing
Act, of those units constructed with eligible costs made available under the
provisions of this subparagraph (f) shall be established by guidelines adopted by
the municipality. The responsibility for annually documenting the initial occupancy
of the units by low-income households and very low-income households, as defined
in Section 3 of the Illinois Affordable Housing Act, shall be that of the then current
owner of the property. For ownership units, the guidelines will provide, at a
minimum, for a reasonable recapture of funds, or other appropriate methods
designed to preserve the original affordability of the ownership units. For rental
Downtown TIF District Village of Deerfield, Illinois
20
units, the guidelines will provide, at a minimum, for the affordability of rent to low
and very low-income households. As units become available, they shall be rented
to income-eligible tenants.
The municipality may modify these guidelines from time to time; the guidelines,
however, shall be in effect for as long as tax increment revenue is being used to pay
for costs associated with the units or for the retirement of bonds issued to finance
the units or for the life of the redevelopment project area, whichever is later;
15. Day Care - If the redevelopment project area is located within a municipality with a
population of more than 100,000, the cost of day care services for children of employees
from low-income families working for businesses located within the redevelopment project
area and all or a portion of the cost of operation of day care centers established by
redevelopment project area businesses to serve employees from low-income families
working in businesses located in the redevelopment project area. For the purposes of this
paragraph, “low-income families” means families whose annual income does not exceed
80% of the municipal, county, or regional median income, adjusted for family size, as the
annual income and municipal, county or regional median income are determined from time
to time by the United States Department of Housing and Urban Development.
The TIF Act prohibits certain costs, including the following:
Construction of Privately-owned Buildings - Unless explicitly stated herein the costs of
construction of new privately-owned buildings shall not be an eligible redevelopment
project cost;
Retail Displacement - After November 1, 1999, none of the redevelopment project costs
enumerated in this subsection shall be eligible redevelopment projects if those costs would
provide direct financial support to a retail entity initiating operations in the redevelopment
project area while terminating operations at another Illinois location within 10 miles of the
redevelopment project area but outside the boundaries of the redevelopment project area
municipality. For purposes of this paragraph, termination means a closing of a retail
operation that is directly related to the opening of the same operation or like retail entity
owned or operated by more than 50% of the original ownership in a redevelopment project
area, but it does not mean closing an operation for reasons beyond the control of the retail
entity, as documented by the retail entity, subject to a reasonable finding by the
municipality that the current location contained inadequate space, has become
economically obsolete, or was no longer a viable location for the retailer or serviceman;
Historic Building Demolition - No cost shall be a redevelopment project cost in a
redevelopment project area if used to demolish, remove, or substantially modify a historic
resource, after August 26, 2008, unless no prudent and feasible alternative exists. “Historic
Resource” means (i) a place or structure that is included or eligible for inclusion on the
Downtown TIF District Village of Deerfield, Illinois
21
National Register of Historic Places or (ii) a contributing structure in a district on the
National Register of Historic Places. This restriction does not apply to a place or structure
for which demolition, removal, or modification is subject to review by the preservation
agency of a Certified Local Government designated as such by the National Park Service
of the United States Department of the Interior.
If a Special Service Area has been established pursuant to the Special Service Area Tax Act or
Special Service Area Tax Law, then any tax incremental revenues derived from the tax imposed
pursuant to Special Service Area Tax Act or Special Service Area Tax Law may be used within
the redevelopment project area for the purposes permitted by that Act or Law as well as the
purposes permitted by the TIF Act.
Estimated costs are shown in the below Table 2.
Downtown TIF District Village of Deerfield, Illinois
22
Table 2. Redevelopment Project Cost Estimates
Program Actions/Improvements Estimated Costs
Land and Property Acquisition and Assembly Costs (including
Relocation Costs)
$ 5,000,000
Site Preparation, Demolition, and Environmental Cleanup
$ 3,500,000
Public Works or Improvements including, but not limited to, water,
storm sewer, sanitary sewer, traffic management, roadway and
streetscape improvements, and utility relocations
$17,000,000
Rehabilitation of Existing Structures
$ 1,500,000
Professional Service Costs (Including without limitation Planning,
Legal, Engineering, Architectural, Financial, Administrative,
Annual Reporting and Marketing)
Interest Costs Pursuant to the Act
$ 2,000,000
$ 1,000,000
School Tuition/Library Costs/Capital Improvements (per the TIF
Act)
$ 8,000,000
Job Training
$ 250,000
TOTAL ESTIMATED TIF BUDGET $38,250,000
Notes:
(1) All project cost estimates are in 2022 dollars. Costs may be adjusted for inflation per the TIF Act.
(2) In addition to the costs identified in the exhibit above, any bonds, notes or other obligations issued to
finance a phase of the Project may include an amount sufficient to pay (a) customary and reasonable
charges associated with the issuance of such obligations, (b) interest on such bonds, notes, or other
obligations, and (c) capitalized interest and reasonably required reserves.
(3) Adjustments to the estimated line-item costs above are expected. Adjustments may be made in line-
items within the total, either increasing or decreasing line-items costs for redevelopment. Each
individual project cost will be reevaluated in light of the projected private development and resulting tax
revenues as it is considered for public financing under the provisions of the Act. The totals of the line-
items set forth above are not intended to place a total limit on the described expenditures, as the specific
items listed above are not intended to preclude payment of other eligible redevelopment project costs in
connection with the redevelopment of the RPA – provided the total amount of payment for eligible
redevelopment project costs shall not exceed the overall Total Estimated TIF Budget amount outlined
above and all as provided for in the Act.
Downtown TIF District Village of Deerfield, Illinois
23
E. Sources of Funds to Pay Redevelopment Project Costs
Funds necessary to pay for public improvements and other project costs eligible under the TIF Act
are to be derived principally from property tax increment revenues, and proceeds from municipal
obligations, if any. Any such obligations would be retired primarily with tax increment revenues
and interest earned on surplus revenue available, but not immediately needed, for the
Redevelopment Plan. The Village may utilize incremental revenues from contiguous
redevelopment project areas to pay for redevelopment project costs within the RPA, and
conversely, transfer incremental revenues from the RPA to contiguous TIFs, as provided for in the
TIF Act.
Any publicly funded “redevelopment project costs” as defined in the TIF Act are subject to (a)
approval by the Village; (b) having specific cost categories as set forth in the TIF Act; and (c)
pursuant to the Village’s incentive policy.
The tax revenues which will be used to pay debt service on the municipal obligations, if any, and
to directly pay redevelopment project costs, shall be derived from the incremental increase in
property taxes attributable to the increase in the equalized assessed value of each taxable lot, block,
tract or parcel of real property in the RPA over and above the initial equalized assessed value of
each such lot, block, tract or parcel in the RPA in the 2020 tax year for the RPA.
Among the other sources of funds which may be used to pay for redevelopment project costs and
debt service on municipal obligations issued to finance project costs are the following: certain
local sales or utility taxes, special service area taxes, the proceeds of property sales, certain land
lease payments, certain Motor Fuel Tax revenues, certain state and federal grants or loans, certain
investment income, and such other sources of funds and revenues as the Village may from time to
time deem appropriate.
F. Nature and Term of Obligations
The Village may issue obligations secured by the tax increment Special Tax Allocation Fund
established for the Redevelopment Project Area pursuant to the Act or such other funds as are
available to the Village by virtue of its powers pursuant to the Illinois State Statutes.
Any and/or all obligations issued by the Village pursuant to this Redevelopment Plan and the Act
shall be retired not more than twenty-three years from the date of adoption of the ordinance
approving the Redevelopment Project Area. The actual date for such retirement of obligations
shall not be later than December 31 of the year in which the payment to the municipal treasurer,
pursuant to the Act, is to be made with respect to ad valorem taxes levied in the twenty-third
calendar year, occurring after adoption of the ordinance which establishes the RPA.
Downtown TIF District Village of Deerfield, Illinois
24
The final maturity date of any obligations issued pursuant to the Act may not be later than twenty
years from their respective date of issuance. One or more series of obligations may be issued from
time to time in order to implement this Redevelopment Plan. The total principal and interest
payable in any year on all obligations shall not exceed the amount available in that year or
projected to be available in that year, may be payable from tax increment revenues and from bond
sinking funds, capitalized interest, debt service reserve funds, and all other sources of funds as
may be provided by ordinance.
Those revenues not required for principal and interest payments, for required reserves, for bond
sinking funds, for redevelopment project costs, for early retirement of outstanding securities, and
to facilitate the economical issuance of additional bonds necessary to accomplish the
Redevelopment Plan, may be declared surplus and shall then become available for distribution
annually to taxing districts overlapping the RPA in the manner provided by the Act.
Such securities may be issued on either a taxable or tax-exempt basis, with either fixed rate or
floating interest rates; with or without capitalized interest; with or without deferred principal
retirement; with or without interest rate limits except as limited by law; and with or without
redemption provisions, and on such other terms, all as the Village may determine.
G. Most Recent and Anticipated Equalized Assessed Value (EAV)
The most recent estimate of equalized assessed valuation (“EAV”) for tax year 2021 of the
property within the RPA is approximately $6,645,736. This is only an estimate and the certified
EAV of the RPA will be determined by the County subsequent to adoption of the Village’s TIF
ordinances.
Upon completion of the anticipated private development of the Redevelopment Project Area over
a twenty-three-year period, it is estimated that the equalized assessed valuation of the property
within the Redevelopment Project Area will range from approximately $35,000,000 to
$45,000,000.
VIII.Scheduling of Redevelopment Project
A. Redevelopment Project
An implementation strategy will be employed with full consideration given to the availability of
both public and private funding.
Redevelopment projects will begin as soon as the specific private entities have obtained financing
approvals for appropriate projects and such uses are conformant with Village zoning and planning
requirements.
Depending upon the scope of the development as well as the actual uses, those redevelopment
activities described in Section VII may be included in each phase.
B. Commitment to Fair Employment Practices and Affirmative Action
As part of any Redevelopment Agreement entered into by the Village and any private developers,
both parties will agree to establish and implement an honorable, progressive, and goal-oriented
affirmative action program that serves appropriate sectors of the Village. The program
will conform to the Village’s most recent policies and plans.
With respect to the public/private development’s internal operations, both entities will pursue
employment practices which provide equal opportunity to all people regardless of sex, color, race
or creed. Neither party will discriminate against any employee or applicant because of sex, marital
status, national origin, age or the presence of physical disabilities. These nondiscriminatory
practices will apply to all areas of employment, including hiring, upgrading and promotions,
terminations, compensation, benefit programs and education opportunities.
All those involved with employment activities will be responsible for conformance to this policy
and the compliance requirements of applicable state and federal regulations.
The Village and private developers will adopt a policy of equal employment opportunity and will
include or require the inclusion of this statement in all contracts and subcontracts at any level.
Additionally, all entities will seek to ensure and maintain a working environment free of
harassment, intimidation, and coercion at all sites, and in all facilities at which all employees are
assigned to work. It shall be specifically ensured that all on-site supervisory personnel are aware
of and carry out the obligation to maintain such a working environment.
Finally, the entities will utilize affirmative action to ensure that business opportunities are provided
and that job applicants are employed and treated in a nondiscriminatory manner. Underlying this
policy is the recognition by the entities that successful affirmative action programs are important
to the continued growth and vitality of the community.
______________________________________________________________________________
Downtown TIF District Village of Deerfield, Illinois
25
______________________________________________________________________________
Downtown TIF District Village of Deerfield, Illinois
26
C. Completion of Redevelopment Project
This Redevelopment Plan will be completed within twenty-three years after the year of adoption
of an ordinance designating the Redevelopment Project Area. The actual date for such completion
shall not be later than December 31st of the year in which the payment to the municipal treasurer
pursuant to the Act is to be made with respect to ad valorem taxes levied in the twenty-third
calendar year after the year that the ordinance approving the RPA is adopted.
_____________________________________________________________________________________
Downtown TIF District Village of Deerfield, Illinois
27
IX. Provisions for Amending the Redevelopment Plan and Project
This Redevelopment Plan may be amended pursuant to the provisions of the TIF Act.
EXHIBIT 1
BOUNDARY MAP
DEERFIELD ROAD
ROBERT YORK AVJEWETT PARK DR
CHESTNUT STREETHAZEL AVENUE
PARK AVSPRI
NGFI
ELD AVJOURNAL PLWAUKEGAN ROADROSEMARY TERTODD CTORCHARD STCAROLINE CTWALNUT ST
REVISED: 08-09-2022, 08-17-2022, 09-06-2022
DOWNTOWN TIF
CALC.
DWN.
CHKD.
SCALE:
DATE:
SHEET OF
Rosemont, Illinois 60018
(847) 823-0500
9575 West Higgins Road, Suite 600
ENGINEERING, LTD.
VILLAGE OF DEERFIELD
PROJECT NO.
DRAWING NO.
DOWNTOWN TIF
VILLAGE OF DEERFIELD, ILLINOIS
JRM
AJK
KJR
08-01-2022
IN
PREPARED FOR
1 1
1"=100'
220426
S:\DEERFIELD\220426\SURVEY\TIF220426B.SURSCALE IN FEET
0100 100
TIF220426B
53.95 +/-
DOWNTOWN TIF
POINT OF BEGINNING
NOT INCLUDED
PIN 16-29-420-007
EXHIBIT 2
LEGAL DESCRIPTION
LEGAL DESCRIPTION (Downtown TIF – Deerfield):
THAT PART OF THE SOUTHWEST QUARTER OF SECTION 28, SOUTHEAST QUARTER OF
SECTION 29, NORTHEAST QUARTER OF SECTION 32 AND THE NORTHWEST QUARTER
OF SECTION 33 IN TOWNSHIP 43 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL
MERIDIAN IN LAKE COUNTY, ILLINOIS, BEING DESCRIBED AS FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF LOT 37 IN BLOCK 4 IN DEERFIELD PARK LAND AND IMPROVEMENT ASSOCIATION SUBDIVISION AS RECORDED MAY 5, 1898 AS DOCUMENT NO. 70894, PLAT BOOK “D” PAGES 64 – 67, SAID SOUTHEAST CORNER ALSO BEING A POINT ON THE WEST RIGHT-OF-WAY LINE OF JOURNAL PLACE; THENCE NORTH ALONG SAID WEST RIGHT-OF-WAY LINE OF JOURNAL PLACE TO THE NORTHEAST CORNER OF LOT 30 IN SAID BLOCK 4, SAID NORTHEAST CORNER ALSO BEING A POINT ON THE SOUTHEASTERLY LINE OF A VACATED NORTHEASTERLY-SOUTHWESTERLY 16-FOOT-WIDE PUBLIC ALLEY; THENCE NORTHEASTERLY ALONG THE NORTHEASTERLY EXTENSION OF SAID SOUTHEASTERLY LINE OF THE VACATED NORTHEASTERLY-SOUTHWESTERLY 16-FOOT-WIDE PUBLIC ALLEY TO A POINT ON THE NORTHEASTERLY RIGHT-OF-WAY LINE OF WAUKEGAN ROAD; THENCE SOUTHEASTERLY ALONG SAID NORTHEASTERLY RIGHT-OF-WAY LINE OF WAUKEGAN ROAD TO A POINT ON THE NORTHERLY RIGHT-OF-WAY LINE OF ORCHARD STREET; THENCE EASTERLY ALONG SAID NORTHERLY RIGHT-OF-WAY LINE OF ORCHARD STREET TO A POINT OF INTERSECTION WITH THE NORTHERLY EXTENSION OF THE EAST LINE OF LOT 13 IN OWNERS’ HOMESTEAD SUBDIVISION AS RECORDED DECEMBER 11, 1922 AS DOCUMENT NO. 218864; THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND THE EAST LINE OF LOTS 13, 15, 18 AND 19 IN SAID OWNERS’ HOMESTEAD SUBDIVISION TO THE NORTHWEST CORNER OF LOT 1 IN FIRSTAR’S DEERFIELD PLAT OF CONSOLIDATION AS RECORDED MAY 10, 1994 AS DOCUMENT NUMBER 3538859, SAID NORTHWEST CORNER OF LOT 1 ALSO BEING THE NORTHWEST CORNER OF PARCEL 2 IN SAID FIRSTAR’S DEERFIELD PLAT OF CONSOLIDATION; THENCE EAST ALONG THE NORTH LINE OF SAID PARCEL 2 TO THE NORTHEAST CORNER THEREOF, SAID NORTHEAST CORNER ALSO BEING A POINT ON THE WEST LINE OF PARCEL 3 IN SAID FIRSTAR’S DEERFIELD PLAT OF CONSOLIDATION; THENCE NORTH ALONG THE WEST LINE OF SAID PARCEL 3 TO THE NORTHWEST CORNER THEREOF; THENCE EAST ALONG THE NORTH LINE OF PARCEL 3 TO THE NORTHEAST CORNER THEREOF; THENCE SOUTH ALONG THE EAST LINE OF SAID PARCEL 3 TO THE NORTHWEST CORNER OF PARCEL 4 IN SAID FIRSTAR’S DEERFIELD PLAT OF CONSOLIDATION; THENCE EAST ALONG THE NORTH LINE OF PARCEL 4 TO THE NORTHEAST CORNER THEREOF;
THENCE SOUTH ALONG THE EAST LINE OF SAID PARCEL 4 TO THE SOUTHEAST CORNER THEREOF, SAID SOUTHEAST CORNER OF PARCEL 4 ALSO BEING A POINT ON THE SOUTH LINE OF LOT 26 IN SAID OWNERS’ HOMESTEAD SUBDIVISION; THENCE EAST ALONG THE SOUTH LINE OF SAID LOT 26 TO THE SOUTHEAST CORNER THEREOF, SAID SOUTHEAST CORNER ALSO BEING A POINT ON THE WEST LINE OF O.B. VON LINDE’S SUBDIVISION AS RECORDED MARCH 20, 1922 AS DOCUMENT NUMBER 210087; THENCE SOUTH ALONG SAID WEST LINE OF O.B. VON LINDE’S SUBDIVISION TO THE SOUTHWEST CORNER OF LOT 29 IN SAID O.B. VON LINDE’S SUBDIVISION; THENCE EAST ALONG THE SOUTH LINE OF SAID LOT 29 IN SAID O.B. VON LINDE’S SUBDIVISION AND THE EASTERLY EXTENSION THEREOF TO A POINT ON THE EAST RIGHT-OF-WAY LINE OF ROSEMARY TERRACE; THENCE SOUTH ALONG SAID EAST RIGHT-OF-WAY LINE OF ROSEMARY TERRACE AND THE SOUTHERLY EXTENSION THEREOF TO A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF DEERFIELD ROAD (AKA DEERFIELD AVENUE); THENCE WEST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF DEERFIELD ROAD TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF ROBERT YORK AVENUE; THENCE SOUTHERLY ALONG SAID EASTERLY RIGHT-OF-WAY LINE OF ROBERT YORK AVENUE TO A POINT OF INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTH LINE OF LOT 7A IN DEERLAND RESUBDIVISION AS RECORDED NOVEMBER 30, 2021 AS DOCUMENT NUMBER 7848939; THENCE WESTERLY ALONG SAID EASTERLY EXTENSION AND THE SOUTH LINE OF LOT 7A IN DEERLAND RESUBDIVISION TO THE SOUTHWEST CORNER THEREOF, SAID SOUTHWEST CORNER OF LOT 7A ALSO BEING A POINT ON THE NORTHEASTERLY RIGHT-OF-WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD; THENCE SOUTHWESTERLY ALONG A LINE TO THE NORTHEAST CORNER OF G.J. GRETHEN SUBDIVISION AS RECORDED JUNE 17, 1976 AS DOCUMENT NUMBER 1773179, SAID NORTHEAST CORNER ALSO BEING A POINT ON THE SOUTH RIGHT-OF-WAY LINE OF SUNSET COURT; THENCE WEST ALONG SAID SOUTH RIGHT-OF-WAY LINE OF SUNSET COURT TO A POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF CHESTNUT STREET; THENCE NORTHERLY ALONG SAID WESTERLY RIGHT-OF-WAY LINE OF CHESTNUT STREET TO A POINT ON THE NORTH RIGHT-OF-WAY LINE OF HAZEL AVENUE; THENCE EAST ALONG SAID NORTH RIGHT-OF-WAY LINE OF HAZEL AVENUE TO THE POINT OF BEGINNING. EXCEPTING THEREFROM THE FOLLOWING PARCEL OF LAND: LOT 3 IN THE RESUBDIVISION OF LOTS 8 TO 14, INCLUSIVE, OF BLOCK 17 IN DEERFIELD PARK LAND AND IMPROVEMENT ASSOCIATION, A SUBDIVISION IN THE SOUTHEAST QUARTER OF SECTION 29, TOWNSHIP 43 NORTH, RANGE 12 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF SAID RESUBDIVISION RECORDED JANUARY 25, 1927, IN BOOK “R” OF PLATS, PAGE 8, AS DOCUMENT NUMBER 293261, IN LAKE COUNTY, ILLINOIS.
EXHIBIT 3
QUALIFICATION REPORT
VILLAGE OF DEERFIELD, ILLINOIS
TIF QUALIFICATION REPORT
DOWNTOWN TIF STUDY AREA
An analysis to assess the likelihood that all or a portion of an area located in the Village
of Deerfield would qualify as a “conservation area” as defined in the Tax Increment
Allocation Redevelopment Act, 65 ILCS 5/11-74.4-3, et seq., as amended.
Prepared for: Village of Deerfield, Illinois
Prepared by: Kane, McKenna and Associates, Inc.
October 2022
Draft Dated 10/5/2022
DEERFIELD DOWNTOWN TIF
REDEVELOPMENT PROJECT AREA/STUDY AREA
TIF QUALIFICATION ASSESSMENT
TABLE OF CONTENTS
SECTION TITLE PAGE
I. Introduction and Background 1
II. Qualification Criteria Used 3
III. The Study Area 6
IV. Methodology of Evaluation 7
V. Qualification Findings for Proposed Study Area 8
VI. Summary of Findings; Overall Assessment 14
of Qualification
Exhibit A Boundary Map
Exhibit B Tax Parcel List
1
I.INTRODUCTION AND BACKGROUND
In considering the designation of the proposed Downtown TIF Project Area (“TIF
District”), the Village of Deerfield (the “Village”) has authorized a study of the area indicated in
the map attached hereto as Exhibit A (the “Study Area”) to determine whether it qualifies for
consideration as a “redevelopment project area” (“TIF”) pursuant to the Tax Increment Allocation
Redevelopment Act, 65 ILCS 5/11-74.4-1 et seq., as amended (“TIF Act” or the “Act”). Kane,
McKenna and Associates, Inc. (“KMA”), has agreed to undertake the study of the Study Area.
The Study Area consists of sixty-nine (69) tax parcels (as described in Exhibit B) comprised of
almost 42 acres, and approximately thirty (30) buildings. The proposed TIF designation will serve
to improve the Village’s downtown area, including the Village’s “Village Center”.
The proposed TIF District was found to have various qualification factors that would
enable the Village to designate the Study Area as a “conservation area” as defined in the TIF Act.
Approximately 27 of the 30 buildings, or over 93%, are over thirty-five (35) years in age. These
building ages qualify the Study Area as a “conservation area”, pursuant to the TIF Act. Additional
qualifying factors in the Study Area include stagnant or decline in EAV obsolescence,
deterioration of building and site improvements, deleterious layout, excessive vacancies,
inadequate utilities, and lack of community planning.
Village Goals
The 2004 “Village of Deerfield Comprehensive Plan”, (“The Plan”), states that the Village of
Deerfield “has few vacant development sites,” and that “future development within the Village
limits will mostly take the form of redevelopment.” The Plan also notes that the Village is bisected
by Deerfield and Waukegan Roads, and for planning purposes, the Village is divided into four
quadrants that radiate from the Deerfield and Waukegan Road intersection. The mixed-use area
around this intersection is known as the “Village Center” and includes the Study Area. The Plan
notes that “Deerfield’s Village Center represents a significant asset of the Village,” and that
“most of Deerfield’s mixed-use development is located in and around the Village Center.” The
Plan states that the Village Center “serves as a center of community life in Deerfield and will
greatly enrich the community if it is strengthened as such.” Accordingly, the Plan states that
“keeping the Village Center strong requires coordinated land use and planning.” Toward this
end, the Plan contains the following goals:
-Maintain the Village Center as the governmental, recreational, cultural, and visual
center of Deerfield.
-Seek to strengthen the commercial areas of the Village in order to provide a sound
economic base, while maintaining a compatible relationship between commercial areas
and other areas of the Village.
Source: 2004 Village of Deerfield Comprehensive Plan
2
Given these Village goals under its comprehensive planning process and the conditions
briefly summarized above, the Village has made a determination that it is highly desirable to
promote the redevelopment of the Study Area. The Village has conceptualized the Study Area as
one of the Village’s economic development target areas since the area has experienced upward-
trending commercial vacancies over the last few years. National trends that affect the retail market
also impact uses in the Study Area. The Village intends to create and implement a “redevelopment
plan” as defined in the TIF Act (the “TIF Redevelopment Plan”) in order to increase tax revenues
by undertaking redevelopment activities to increase the community’s tax base.
The Village is favorably disposed toward supporting redevelopment efforts in areas of
underutilization and disinvestment and to proactively position the area in relation to the
marketplace. Accordingly, the Village has determined that additional redevelopment strategies
take place with the benefit and guidance of comprehensive economic planning by the Village.
Through such a coordinated effort, the economic benefits of the Village’s other redevelopment
efforts, including current downtown area redevelopment efforts, can be broadened into the
proposed TIF District area to further complement the Village’s overall redevelopment activities.
Development barriers, inherent with current conditions within the proposed TIF District, which
impede economic growth under existing market standards, can be expected to be mitigated.
The Village has determined that redevelopment currently planned for the area may only be
feasible with public financial assistance coordinated with private sector investment. The creation
and utilization of a TIF redevelopment plan is intended by the Village to help provide the assistance
required to eliminate conditions detrimental to successful redevelopment of the area.
The use of tax increment financing relies upon induced private redevelopment in the area
thus creating higher real estate value that would otherwise decline or stagnate without such
investment, leading to increased property taxes compared to the previous land use (or lack of use).
In this way, the existing tax base for all tax districts is protected and a portion of future increased
taxes are pledged to attract the needed private investment.
3
II. QUALIFICATION CRITERIA USED
With the assistance of Village staff, Kane, McKenna and Associates, Inc. examined the
Study Area from June 2022 through the date of this report, and reviewed information collected for
the Study Area to determine the presence or absence of appropriate qualifying factors listed in the
TIF Act. The relevant sections of the TIF Act are found below. The TIF Act sets out specific
procedures which must be adhered to in designating a redevelopment project area. By definition,
a “redevelopment project area” is:
“an area designated by the municipality, which is not less in the aggregate than 1½ acres
and in respect to which the municipality has made a finding that there exist conditions
which cause the area to be classified as a blighted area or a conservation area, or a
combination of both blighted area and conservation area”
Under the TIF Act, a “conservation area” means any improved area within the boundaries
of a redevelopment project area located within the territorial limits of the municipality in which
50% or more of the structures in the area have an age of 35 years or more. Such an area is not yet
a blighted area, but because of a combination of three or more of the factors identified below, may
be considered as a “conservation area”.
Conservation Area
In accordance with the TIF Act, KMA assessed the following factors to determine
qualification of the Study Area as a “conservation area”. Pursuant to the TIF Act, such an area
qualifies as a “conservation area” provided that:
If improved, industrial, commercial, and residential buildings or improvements are
detrimental to the public safety, health or welfare because of a combination of five (5) or
more of the following factors, each of which is (i) present, with that presence documented,
to a meaningful extent so that a municipality may reasonably find that the factor is clearly
present within the intent of the Act; and (ii) reasonably distributed throughout the improved
part of the redevelopment project area:
(A) Dilapidation: An advanced state of disrepair or neglect of necessary repairs to
the primary structural components of building or improvements in such a
combination that a documented building condition analysis determines that major
repair is required, or the defects are so serious and so extensive that the buildings
must be removed.
(B) Obsolescence: The condition or process of falling into disuse. Structures
become ill-suited for the original use.
(C) Deterioration: With respect to buildings, defects including, but not limited to
major defects in the secondary building components such as doors, windows,
porches, gutters and downspouts and fascia. With respect to surface improvements,
that the condition of roadways, alleys, curbs, gutters, sidewalks, off-street parking
4
and surface storage areas evidence deterioration, including, but not limited to,
surface cracking, crumbling, potholes, depressions, loose paving material and
weeds protruding through paved surfaces.
(D) Presence of Structures Below Minimum Code Standards: All structures that
do not meet the standards of zoning, subdivision, building, fire and other
governmental codes applicable to property, but not including housing and property
maintenance codes.
(E) Illegal Use of Individual Structures: The use of structures in violation of
applicable federal, State, or local laws, exclusive of those applicable to the presence
of structures below minimum code standards.
(F) Excessive Vacancies: The presence of buildings that are unoccupied or under-
utilized and that represent an adverse influence on the area because of the
frequency, extent or duration of the vacancies.
(G) Lack of Ventilation, Light or Sanitary Facilities: The absence of adequate
ventilation for light or air circulation in spaces or rooms without windows, or that
require the removal of dust, odor, gas, smoke or other noxious airborne materials.
Inadequate natural light and ventilation means the absence of skylights or windows
for interior spaces or rooms and improper window sizes and amounts by room area
to window area ratios. Inadequate sanitary facilities refer to the absence or
inadequacy of garbage storage and enclosure, bathroom facilities, hot water and
kitchens and structural inadequacies preventing ingress and egress to and from all
rooms and units within a building.
(H) Inadequate Utilities: Underground and overhead utilities such as storm sewers
and storm drainage, sanitary sewers, water lines and gas, telephone and electrical
services that are shown to be inadequate. Inadequate utilities are those that are: (i)
of insufficient capacity to serve the uses in the redevelopment project area; (ii)
deteriorated, antiquated, obsolete or in disrepair; or (iii) lacking within the
redevelopment project area.
(I) Excessive Land Coverage and Overcrowding of Structures and Community
Facilities: The over-intensive use of property and the crowding of buildings and
accessory facilities onto a site. Examples of problem conditions warranting the
designation of an area as one exhibiting excessive land coverage are: (i) the
presence of buildings either improperly situated on parcels or located on parcels of
inadequate size and shape in relation to present-day standards of development for
health and safety and (ii) the presence of multiple buildings on a single parcel. For
there to be a finding of excessive land coverage, these parcels must exhibit one or
more of the following conditions: insufficient provision for light and air within or
around buildings, increased threat of spread of fire due to the close proximity of
buildings, lack of adequate or proper access to a public right-of-way, lack of
reasonably required off-street parking or inadequate provision for loading service.
5
(J) Deleterious Land-Use or Layout: The existence of incompatible land-use
relationships, buildings occupied by inappropriate mixed-uses or uses considered
to be noxious, offensive or unsuitable for the surrounding area.
(K) Environmental Clean-Up: The Proposed redevelopment project area has
incurred Illinois Environmental Protection Agency or United States Environmental
Protection Agency remediation costs for, or a study conducted by an independent
consultant recognized as having expertise in environmental remediation has
determined a need for the clean-up of hazardous waste, hazardous substances or
underground storage tanks required by State or federal law, provided that the
remediation costs constitute a material impediment to the development or
redevelopment of the redevelopment project area.
(L) Lack of Community Planning: The Proposed redevelopment project area was
developed prior to or without the benefit or guidance of a community plan. This
means that the development occurred prior to the adoption by the municipality of a
comprehensive or other community plan or that the plan was not followed at the
time of the area’s development. This factor must be documented by evidence of
adverse or incompatible land-use relationships, inadequate street layout, improper
subdivision, parcels of inadequate shape and size to meet contemporary
development standards or other evidence demonstrating an absence of effective
community planning.
(M) Lagging or Declining EAV: The total equalized assessed value of the
proposed redevelopment project area has declined for three (3) of the last five (5)
calendar years prior to the year in which the redevelopment project area is
designated, or is increasing at an annual rate that is less than the balance of the
municipality for three (3) of the last five (5) calendar years, for which information
is available or increasing at an annual rate that is less than the Consumer Price Index
for All Urban Consumers published by the United States Department of Labor or
successor agency for three (3) of the last five (5) calendar years prior to the year in
which the redevelopment project area is designated.
6
III. THE STUDY AREA
The Study Area is primarily between Hazel Avenue to the north and Deerfield Road to the
south, and between Chestnut Street to the west and Rosemary Terrace to the east. Most of the
uses within this area are retail/commercial, institutional, recreational and some single- and multi-
family residential.
7
IV. METHODOLOGY OF EVALUATION
In evaluating the Study Area’s potential qualification as a TIF District, the following
methodology was utilized:
1) A site survey of the Study Area was undertaken by representatives from KMA.
2) KMA completed an exterior evaluation of structures, as part of the review. Additionally,
KMA assessed 2015 through 2020 tax information from the Lake County Clerk’s Office,
Sidwell parcel tax maps, site data, local history (discussions with Village staff) and an
evaluation of area-wide factors that have affected the Study Area’s development (e.g., lack
of community planning). KMA reviewed the Study Area in its entirety. Village
redevelopment goals and objectives for the Study Area were also reviewed with Village
staff. A photographic analysis of the Study Area was conducted and was used to aid this
evaluation.
3) Existing structures and site conditions were initially surveyed only in the context of
checking, to the best and most reasonable extent available, TIF Act criteria factors of
specific structures and site conditions on the parcels.
4) The Study Area was examined to assess the applicability of the different factors required
for qualification for TIF designation under the TIF Act. Evaluation was made by reviewing
the information and determining how each measured when evaluated against the relevant
factors. The Study Area was examined to determine the applicability of the thirteen (13)
different “conservation area” factors for qualification for TIF designation under the TIF
Act.
8
V. QUALIFICATION FINDINGS OF PROPOSED STUDY AREA
As a result of KMA’s evaluation of the Study Area included in the proposed TIF District
and analysis of each of the eligibility factors summarized in Section II, the following factors are
presented to support qualification of part of the proposed TIF District as a “conservation area”.
A. Conservation Area Threshold Factors
Age
Based upon the site survey and data from the Lake County Assessor’s office, over 93%
(approximately 27 of the 29 structures) within the Study Area were found to be thirty-five (35)
years of age or greater.
B. Other Conservation Area Factors (Must Include Three or More Additional
Factors)
Table 1
Summary of TIF-Qualifying Factors
Maximum
Possible
Factors per
Statute
Minimum Factors
Needed to Qualify
per Statute
Qualifying Factors Present in Proposed Study
Area
13 3 7
• Lagging or Decline in EAV
• Obsolescence
• Deterioration of Building and Site Improvements
• Deleterious Layout
• Excessive Vacancies
• Inadequate Utilities
• Lack of Community Planning
Findings for Study Area. The proposed Study Area meets the qualifications for a conservation
area under the statutory criteria set forth in the TIF Act. As a first step, KMA determined that
approximately 27 of 29 structures, or over 93%, were 35 years in age or older. Secondly, KMA
reviewed the thirteen aforementioned criteria needed to qualify the area as a conservation area,
determining that seven (7) factors were present:
1. Lagging or Declining EAV. The Act states that if the total equalized assessed value of the
proposed redevelopment project area has declined for three (3) of the last five (5) calendar years,
or is increasing at an annual rate that is less than the balance of the municipality for three (3) of
the last five (5) calendar years, or is increasing at an annual rate that is less than the Consumer
Price Index for All Urban Consumers published by the United States Department of Labor or
9
successor agency for three (3) of the last five (5) calendar years. The finding is based on the last
5 tax years for which information is available.
The table below indicates that the total EAV of the Redevelopment Project Area has been
increasing at an annual rate that is less than the balance of the municipality for three (3) of the last
five (5) calendar years for which information is available. The below table also shows that the
total EAV of the redevelopment project area has been increasing at an annual rate that is less than
the annual CPI for three (3) of the last five (5) years for which information is available
Table 2
2021 2020 2019 2018 2017
Total EAV: 6,645,736
6,691,148
6,756,349
6,559,953
6,975,609
% Change from
Previous Year:
-0.7% -1.0% 3.0% -6.0% 3.1%
Village of
Deerfield
1,285,429,534 1,479,532,161 1,524,116,833 1,460,222,579 1,468,241,454
Balance of
Municipality
EAV
1,278,783,798
1,472,841,013
1,517,630,484
1,453,662,626
1,461,265,845
Percentage
increase/decrease
-13.2%
-2.9%
4.4%
-0.5%
4.3%
CPI All Urban
Consumers
4.70%
1.20%
1.8%
2.4%
2.1%
(1) Figures in bold for those years in which City EAV exceeded growth rate of EAV within the Study Area.
Source: Lake County Assessor Lake County Clerk and U.S. Bureau of Labor Statistics
2. Obsolescence. Under the Act, obsolescence is defined as the condition or process of falling
into disuse. Structures have become ill suited for the original use. The Study Area potentially
includes both functional and economic obsolescence.
Functional obsolescence can be present due to age, physical condition, poor layout and
building orientation. As mentioned previously, ninety-three percent (over 93%) of the twenty-
nine (29) structures in the Study Area, or 27 structures, are over 35 years of age. Of these, almost
ninety-six (96%), are over fifty (50) years old. All of the structures over 35 years old range in age
from 50 to 122 years old. The advanced ages of almost all of the structures within the Study Area,
along with their associated deterioration, make them obsolete in comparison to contemporary
construction and development standards.
Another example of functional obsolescence can be seen in three of the buildings within
the Study Area which consist of former single-family residential structures, ranging in age from
89 to 122 years old, one of which has been converted to multi-unit commercial uses, demonstrating
that their original intended uses are obsolete for their location. One of these three structures has
been vacant for one year and the other has been vacant for two years, suggesting that commercial
uses within these three structures fail to meet today’s development standards for commercial uses.
10
Functional obsolescence can also be seen in the deterioration of three single-family
residences within the Study Area with ages ranging from 69 to 122 years. Another example of
functional obsolescence is the 65-year-old AT&T building, built in 1956, which houses a major
switching station (rather than a business office), located within the Study Area. Since the
infrastructure housed in this building precludes its relocation to a site consistent with its use, the
Village has granted this property a special use, further evidence of obsolescence in the middle of
what has become Deerfield’s downtown.
Evidence of economic obsolescence can be seen in the fact that 20% of the commercial
units within the Study Area are vacant. These include the Warehouse Eatery restaurant which has
been vacant for approximately three years and the adjacent former Rhapsody Café which has been
vacant for approximately six months. Vacancies are also found at the former “Shred 415” shop
which has been vacant for two years, and the “Studio Beads” shop which has been vacant for
approximately four years.
3. Deterioration of Buildings and Site Improvements. The Act states that with respect to
buildings, defects include, but are not limited to, major defects in the secondary building
components such as doors, windows, porches, gutters, downspouts and fascia. With respect to
surface improvements, the condition of roadways, alleys, curbs, gutters, sidewalks, off-street
parking and surface storage areas show evidence of deterioration, including, but not limited to,
surface cracking, crumbling, potholes, depressions, loose paving material and weeds protruding
through paved surfaces.
Several of the properties in the Study Area exhibit deteriorated conditions in both site
improvements and building components. These site conditions are characterized by, among other
things, the following:
•Extensively cracked and crumbling asphalt pavement, along with potholes
in parking lot areas and driveways, requiring re-surfacing
•Weed and vegetation growth in cracked pavement and/or loose pavement
material
•Faded and cracked parking space striping and curb caution paint, requiring
re-painting
•Crumbling curbs and gutters throughout parking areas and approaches,
requiring removal and replacement
Building deterioration was found to consist of cracked or damaged exterior building
surfaces including masonry facades in need of tuckpointing, faded and peeling trim paint,
deteriorated windows or doors or window/door frames, rusted metal service doors, rusted metal
fencing and broken downspouts, for example.
4.Deleterious Layout. The Act defines “deleterious layout” as existence of incompatible land-
use relationships, buildings occupied by inappropriate mixed-uses or uses considered to be
noxious, offensive or unsuitable for the surrounding area.
11
Deleterious layout is found within the Study Area as parking lot and building/lot
configurations that provide for uncontrolled, hazardous vehicular and pedestrian traffic patterns.
According to Village staff, the Village’s northwest quadrant suffers from a disjointed roadway
circulation system, characterized by a general lack of a unified system of vehicular and pedestrian
traffic, including insufficient connectivity, parking lots that are improperly used for vehicular
through traffic, lack of pedestrian sidewalks, and the absence of adequate space for a safe drop-off
and pick-up location for a child daycare facility. Accordingly, the Village’s Comprehensive Plan
calls for the Village to provide safe and usable vehicle access to/from Deerfield Road that does
not encourage cut-through traffic seeking to avoid Waukegan and Deerfield Roads. Improvements
include the proposed alignment of the intersection at Waukegan Road and Elder Lane, an
enhancement of Jewett Park, and burying overhead Commonwealth Edison power lines, among
others. Toward this end, the Village adopted the “Northwest Quadrant Master Plan” in October
2016. This Northwest Quadrant Master Plan is intended to address the lack of safe vehicular and
pedestrian movements between the existing destinations in the “northwest quadrant” of the Village
Center. The adoption of the Downtown TIF is a strategy for the Village to address these issues.
The Village Center’s northeast quadrant, part of which is also located in the Study Area, is
characterized by deleterious layout as well. According to Village staff, this quadrant is developed
in a piecemeal fashion with no designated public route through this quadrant, and instead, access
is a series of private lots connected by drive aisles. The number of sidewalks within this quadrant
are inadequate to achieve safe pedestrian traffic flows, and there are no cross-easements or
maintenance agreements between property owners to facilitate proper traffic circulation within this
quadrant. Parking in this quadrant is disjointed and not equally distributed by property owners
within this area. As an example, the US Bank parking lot provides overflow parking for many
neighboring businesses whose parking lots are inadequate. Again, the adoption of the Downtown
TIF is intended to address many of these issues.
5. Excessive Vacancies. The presence of buildings that are unoccupied or under-utilized and
that represent an adverse influence on the area because of the frequency, extent or duration of the
vacancies.
As stated previously, approximately 20% of the approximately forty (40) commercial units
within the Study Area are vacant. Some of the vacancies have been long term, including over
many years, and represent an adverse impact on the Study Area. For example, the former “Studio
Beads” shop has been vacant for approximately four years and the Warehouse Eatery restaurant
has been vacant for approximately three years. Vacancies also include the former Rhapsody Café
restaurant which has been vacant for approximately six months and the former “Shred 415” shop
which has been vacant for approximately two years. Other vacancies include two of the three
former single-family structures that were converted to commercial uses and two vacancies in the
five-unit commercial strip center on the north side of Deerfield Road east of Waukegan Road.
12
6. Inadequate Utilities. The Act defines “inadequate utilities” as underground and overhead
utilities such as storm sewers and storm drainage, sanitary sewers, water lines and gas, telephone
and electrical services that are shown to be inadequate. Inadequate utilities are those that are: (i)
of insufficient capacity to serve the uses in the Redevelopment Project Area; (ii) deteriorated,
antiquated, obsolete or in disrepair; or (iii) lacking within the Redevelopment Project Area.
A certain section of twelve-inch water main along Deerfield Road within the Study Area
is approximately sixty (60) years old and is in need of replacement due to its age, condition and
shallow depth beneath the Metra underpass. The 12-inch water main system along Waukegan
Road, between Central Avenue and North Avenue (including the Study Area) is approximately 60
years old, and is in need of replacement due to age, condition and numerous water main breaks. In
addition, there are approximately fifty (50) lead service lines in this section of the water system,
all of which need replacement under the new IEPA mandate.
Within the Study Area, the storm sewer that conveys runoff from Waukegan Road
westbound to the West Fork of the North Branch of the Chicago River is undersized. This has
contributed to problematic flooding during heavy rain events. A recent storm water master plan
presents extensive infrastructure work in the twenty-year improvement plan to address this. The
storm sewer that conveys runoff along Waukegan Road from Deerfield Road to the north is
approximately sixty (60) years old, is undersized, and is in poor condition. This area has
experienced minor flooding. The storm sewer main is shallow and due to its location within a
major arterial (Waukegan Road), is a challenge to replace.
The sanitary sewer system in the Study Area conveys wastewater along Deerfield Road
between Waukegan Road and the Wastewater pumping station. This system is undersized and is
shallow due to the Metra underpass and performing routine work or capacity improvements is
challenging. The sanitary system in the Study Area also regularly experiences grease blockages
due to the lack of grease interceptor infrastructure at the many restaurants in the area. Grease
blockages have historically caused backups in the system. Two sanitary sewers systems convey
wastewater along Waukegan Road, north and south of Deerfield Road. This system is undersized
and is in extremely poor condition requiring chronic repairs and installation of CIPP lining of this
section. Full replacement is needed but is cost prohibitive.
The Metra bridge that grade separates Deerfield Road and the Metra Rail was built in 1905.
While the bridge is in stable condition it has been identified by Lake County DOT and the Village
for replacement. The vertical clearance of the bridge is only 11’-9”, being substandard from the
required 14’-6” that is set by the FHWA. As a result, the bridge is routinely struck by over-height
trucks and other vehicles, typically six to ten times per year, causing major traffic delays.
7. Lack of Community Planning. The Redevelopment Project Area was developed prior to or
without the benefit or guidance of a community plan. This means that the development occurred
prior to the adoption by the municipality of a comprehensive or other community plan or that the
plan was not followed at the time of the area’s development. This factor must be documented by
evidence of adverse or incompatible land-use relationships, inadequate street layout, improper
13
subdivision, parcels of inadequate shape and size to meet contemporary development standards or
other evidence demonstrating an absence of effective community planning.
Formal planning was initiated in the Village of Deerfield with adoption of the Village’s
first comprehensive plan in 1955. Most of the Study Area was developed prior to 1955, and as a
result, is characterized by ineffective community planning that has generated adverse land use
relationships, inadequate street layout, and parcels of inadequate shape and size that do not meet
contemporary development standards. Most of the issues resulting from a lack of community
planning are those that were described in Section 4 above. The Village’s current Comprehensive
Plan, dated 2004, targets two “sub-areas” within the Study Area (the “Village Center” and
“Northwest Quadrant” subareas) for specific planning strategies to address these issues. In the
Village Center sub-area, the current Comprehensive Plan calls for the elimination of curb cuts to
make Deerfield Road more pedestrian friendly and to ensure adequate parking, among other
physical improvements. In the Northwest Quadrant sub-area, plans call for improving pedestrian
safety, a vibrant public campus, an attractive safer, walkable , and environmentally friendly
atmosphere, a designated pre-school drop-off zone and to retain the cluster of civic assets in the
quadrant.
14
VI. SUMMARY OF FINDINGS; OVERALL ASSESSMENT OF
QUALIFICATION
The following is a summary of relevant qualification findings as they relate to the Village
potentially designating the proposed Study Area as a TIF District:
• The area is contiguous and is greater than 1½ acres in size
• The proposed Study Area would meet the criteria for a conservation area TIF District if the
Village pursues this course of action
In the judgment of KMA, these findings would be sufficient for the Village to proceed with
the designation of the Study Area as a TIF District.
Exhibit A
Boundary Map
DEERFIELD ROAD
ROBERT YORK AVJEWETT PARK DR
CHESTNUT STREETHAZEL AVENUE
PARK AVSPRI
NGFI
ELD AVJOURNAL PLWAUKEGAN ROADROSEMARY TERTODD CTORCHARD STCAROLINE CTWALNUT ST
REVISED: 08-09-2022, 08-17-2022, 09-06-2022
DOWNTOWN TIF
CALC.
DWN.
CHKD.
SCALE:
DATE:
SHEET OF
Rosemont, Illinois 60018
(847) 823-0500
9575 West Higgins Road, Suite 600
ENGINEERING, LTD.
VILLAGE OF DEERFIELD
PROJECT NO.
DRAWING NO.
DOWNTOWN TIF
VILLAGE OF DEERFIELD, ILLINOIS
JRM
AJK
KJR
08-01-2022
IN
PREPARED FOR
1 1
1"=100'
220426
S:\DEERFIELD\220426\SURVEY\TIF220426B.SURSCALE IN FEET
0100 100
TIF220426B
53.95 +/-
DOWNTOWN TIF
POINT OF BEGINNING
NOT INCLUDED
PIN 16-29-420-007
Exhibit B
Tax Parcel List
16-29-420-001
16-29-420-002
16-29-420-003
16-29-420-004
16-29-420-005
16-29-420-006
16-29-421-002
16-29-421-003
16-29-421-004
16-29-421-005
16-29-421-006
16-29-400-011
16-29-400-014
16-29-400-015
16-29-400-016
16-29-400-018
16-29-400-020
16-28-321-009
16-28-321-010
16-28-321-011
16-28-321-012
16-28-321-013
16-28-321-014
16-28-321-015
16-28-321-007
16-28-321-008
16-28-321-005
16-28-321-006
16-28-321-016
16-28-321-017
16-28-321-018
16-28-321-019
16-28-321-020
16-28-321-021
16-28-300-005
16-28-300-006
16-28-300-007
16-28-300-008
16-28-300-009
16-28-300-013
16-28-300-014
16-28-300-015
16-28-300-016
16-32-200-088
16-32-200-009
16-32-200-010
16-32-200-012
16-32-200-049
16-32-200-050
16-32-200-089
16-32-207-003
16-32-207-004
16-28-322-009
16-28-322-010
16-28-322-011
16-28-322-014
16-28-322-017
16-28-322-019
16-28-322-020
16-28-322-021
16-28-322-037
16-28-322-039
16-28-322-029
16-28-322-022
16-28-316-004
16-28-316-002
16-28-316-001
16-28-300-004
16-28-300-001
EXHIBIT 4
EXISTING LAND USE MAP
538
7455 6 8
766 932557932
563
1010 1034947937 863810
664 9446 5 51030
5 7 28459318501006910741711 9501016
941 849937-9419201010561861 900935 100210 09
839915859541
1010 90570410399041052943547101010209399361015100010308181013
745833-84510261045707 100110371020
722833966927956 10261022720-724
9 1 5
83974310321036
9269 0 51021
85010508491020914946-948942-9445 3 1
807-8131015
9 1 71027
730953912-91410309208481050 916-920719727
65 4 10456541019
8368587558291040
650733
8387208348571029924704
8259 1 1
822853933-935
6 5 4 1018100010138508 2 7947
5 6 9957 539
1003
945 101110007139
658 2 5
636
84610296
4
8 9509459 0 31025907 912843
8229501001 960708846637
942860
8218121031 534826920944956916649
939
5 6 4735 908740932 1029641
808
812-816 1030101510071051646-660729901 626
10141030
955 901 9201010933701
808940925 863806
807862103210408438566016389268516658529401000
648
1001-1015 1038642
770832948
840802-82083010208387379638457751035857860
711 9248206401035 10099705 8 4
6759139056951035
780930-9408 5 9844834 806-808 9239211030 955938927944
949 913 10121005950102185110151006644
934
5 7 6
66 3
1040
6601012 9338505358249391036
5 9 0
634
8448468325 4 51025869924- 9281024101610339388388309029 0 9
725856551
700933 840104410
24
855
560919827950949913910934755600943-951104180085 3
9091040843915930938944905625-655
760928835750-760761828842826636
8 2 91037
710
Kipling Park
Maplewood Park
Deerfield Square
DeerfieldVillageCentre
5 6 8
745538
766 932932557
563
1010 1034937923863664 9445 7 285091092110301030 950931 9558497419389201016 861561
935 9271002839944 915949 1039541905
913
54793990410129369431005100010209508181015 1021104510138511020 833-845101510061001956
644 1037722934
720-724
9665 7 61026915
66 3
1040
7431032
66010121036 9339269 0 5 1050850849914535942-9448245 3 1
1015
93995310369209 1 7
5 9 0916-9206341027
84465 4
912-91484610198328581050
829
650
5 4 5
719 10451025838733869822924- 92883485710246 5 4
9249 1 110131016
8538 2 71033933-935
5 6 910009388389471003957 83010009028 2 5
945
9 0 9
6
4
8
636
9507259 0 3907
8565511025822700
8431001
933960840637 104484682110
24
8551031 560826 920944939919 5 6 4916827740 90895010297299491030808
9 1 392
01030910934
7551007600 808626
701
940925 863943-95186210401041800856601
85 3
9098511040638665
1000
8521038843648
948 91510209301001-1015 737938770944845905857832625-655 820840760928830835838640
750-76010097755 8 47619138289058421035826780636930-9408 2 9
8 5 9 1037844710834806-808
947
810
6 5 5
8451006711
941 937-941101090010 09
8591010 7041052101010307451026707
833927102283910218501020946-948807-8137301030848727
654
83675510407201029704
82510188505391011713965
8461029945912950 708942860
812 534956649
735932
641
812-8161015 1051646-660
9 0 1
1014
955 901 1010933806
8071032843926940642
802-8209631035860
711 9241035970675695
Kipling Park
Maplewood Park
Deerfield Square
DeerfieldVillageCentre
0 80 160 240 320
Feet
1 inch = 136 feetµ
Multi-Family Residential
Retail Services
Public
Institutional
Transportation/ Parking/ Utilities
Open Spac e
Village of DeerfieldDowntown TIF FutureLand Use Map
EXHIBIT 5
PROPOSED LAND USE MAP
538
7455 6 8
766 932557932
563
1010 1034947937 863810
664 9446 5 51030
5 7 28459318501006910741711 9501016
941 849937-9419201010561861 900935 100210 09
839915859541
1010 90570410399041052943547101010209399361015100010308181013
745833-84510261045707 100110371020
722833966927956 10261022720-724
9 1 5
83974310321036
9269 0 51021
85010508491020914946-948942-9445 3 1
807-8131015
9 1 71027
730953912-91410309208481050 916-920719727
65 4 10456541019
8368587558291040
650733
8387208348571029924704
8259 1 1
822853933-935
6 5 4 1018100010138508 2 7947
5 6 9957 539
1003
945 101110007139
658 2 5
636
84610296
4
8 9509459 0 31025907 912843
8229501001 960708846637
942860
8218121031 534826920944956916649
939
5 6 4735 908740932 1029641
808
812-816 1030101510071051646-660729901 626
10141030
955 901 9201010933701
808940925 863806
807862103210408438566016389268516658529401000
648
1001-1015 1038642
770832948
840802-82083010208387379638457751035857860
711 9248206401035 10099705 8 4
6759139056951035
780930-9408 5 9844834 806-808 9239211030 955938927944
949 913 10121005950102185110151006644
934
5 7 6
66 3
1040
6601012 9338505358249391036
5 9 0
634
8448468325 4 51025869924- 9281024101610339388388309029 0 9
725856551
700933 840104410
24
855
560919827950949913910934755600943-951104180085 3
9091040843915930938944905625-655
760928835750-760761828842826636
8 2 91037
710
Kipling Park
Maplewood Park
Deerfield Square
DeerfieldVillageCentre
5 6 8
745538
766 932932557
563
1010 1034937923863664 9445 7 285091092110301030 950931 9558497419389201016 861561
935 9271002839944 915949 1039541905
913
54793990410129369431005100010209508181015 1021104510138511020 833-845101510061001956
644 1037722934
720-724
9665 7 61026915
66 3
1040
7431032
66010121036 9339269 0 5 1050850849914535942-9448245 3 1
1015
93995310369209 1 7
5 9 0916-9206341027
84465 4
912-91484610198328581050
829
650
5 4 5
719 10451025838733869822924- 92883485710246 5 4
9249 1 110131016
8538 2 71033933-935
5 6 910009388389471003957 83010009028 2 5
945
9 0 9
6
4
8
636
9507259 0 3907
8565511025822700
8431001
933960840637 104484682110
24
8551031 560826 920944939919 5 6 4916827740 90895010297299491030808
9 1 392
01030910934
7551007600 808626
701
940925 863943-95186210401041800856601
85 3
9098511040638665
1000
8521038843648
948 91510209301001-1015 737938770944845905857832625-655 820840760928830835838640
750-76010097755 8 47619138289058421035826780636930-9408 2 9
8 5 9 1037844710834806-808
947
810
6 5 5
8451006711
941 937-941101090010 09
8591010 7041052101010307451026707
833927102283910218501020946-948807-8137301030848727
654
83675510407201029704
82510188505391011713965
8461029945912950 708942860
812 534956649
735932
641
812-8161015 1051646-660
9 0 1
1014
955 901 1010933806
8071032843926940642
802-8209631035860
711 9241035970675695
Kipling Park
Maplewood Park
Deerfield Square
DeerfieldVillageCentre
0 80 160 240 320
Feet
1 inch = 136 feetµ
Multi-Family Residential
Retail Services
Public
Institutional
Transportation/ Parking/ Utilities
Open Spac e
Village of DeerfieldDowntown TIF FutureLand Use Map