O-24-13
REVISED: 09-06-2022
LAKE COOK ROAD 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.
LAKE COOK ROAD TIF
VILLAGE OF DEERFIELD, ILLINOIS
JRM
KJR
KJR
08-01-2022
IN
PREPARED FOR
1 1
1"=200'
220426
SCALE IN FEET
0200 200
S:\DEERFIELD\220426\SURVEY\TIF220426A.SURTIF220426A
50.42 +/-
LAKE COOK ROAD TIF
POINT OF BEGINNING
{00128854.2}
4854-1382-4664, v. 1
EXHIBIT D
REDEVELOPMENT PLAN AND PROJECT
VILLAGE OF DEERFIELD, ILLINOIS
LAKE COOK ROAD TIF DISTRICT
REDEVELOPMENT PLAN AND PROJECT
Prepared By:
Village of Deerfield, Illinois
&
Ryan, LLC
March 2024
Draft Date: 11/16/2023
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 .............................................................................................. 4
A. Redevelopment Project Area Summary ......................................................................... 4
B. Legal Description of Redevelopment Project Area ........................................................ 4
III. Redevelopment Goals ......................................................................................................... 5
A. Village Goals.................................................................................................................. 5
B. Redevelopment Project Area Goals ............................................................................... 6
IV. Evidence of Lack of Development and Growth ................................................................. 8
A. Qualification Report ....................................................................................................... 8
B. Findings .......................................................................................................................... 8
V. Assessment of Fiscal Impact on Affected Taxing Districts ................................................ 9
VI. Housing Impact Study....................................................................................................... 10
VII. Redevelopment Project ..................................................................................................... 11
A. Redevelopment Activities ............................................................................................ 11
B. General Land Use Plan ................................................................................................. 11
C. Additional Design and Control Standards .................................................................... 12
D. Eligible Redevelopment Project Costs ......................................................................... 12
E. Sources of Funds to Pay Redevelopment Project Costs ............................................... 21
F. Nature and Term of Obligations ................................................................................... 21
G. Most Recent and Anticipated Equalized Assessed Value (EAV) ................................ 22
VIII. Scheduling of Redevelopment Project .............................................................................. 23
A. Redevelopment Project ................................................................................................ 23
B. Commitment to Fair Employment Practices and Affirmative Action.......................... 23
C. Completion of Redevelopment Project ........................................................................ 24
IX. Provisions for Amending the Redevelopment Plan and Project ....................................... 25
Exhibit 1 .............................................................................................................................. Boundary Map
Exhibit 2 ......................................................................................................................... Legal Description
Exhibit 3 .................................................................................................................... Qualification Report
Exhibit 4 ............................................................................................................... Existing Land Use Map
Exhibit 5 ............................................................................................................. Proposed Land Use Map
1
I. Introduction
In this report, the Village proposes a Tax Increment Financing Redevelopment Plan and Project
(the “proposed TIF district”) pursuant to the TIF Act (as defined below) to enable a certain area
within the Village to overcome a number of redevelopment barriers. Ryan, LLC (“Ryan”) has
been retained by the Village to assist in the drafting of this Redevelopment Plan.
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 U.S. Route 41 (Skokie Highway) 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 also 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.
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, and landlocked with little vacant land
available for development. Indeed, the 2004 “Village of Deerfield Comprehensive Plan,” and
amendments thereto (hereinafter, the “Village’s Comprehensive 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 location of the proposed TIF district, between a regional arterial and an expressway bounded
by a stormwater management facility and the Tollway, limited its development potential to uses
only compatible with these physical barriers – corporate, institutional, professional, and light
industrial uses. Accordingly, the Village amended its Comprehensive Plan and created a new “C-
4 District” located south of Lake Cook Road to help foster redevelopment of the area adding retail,
restaurant and entertainment uses for this area. The Village’s Comprehensive 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.”
In order to help achieve the goals and objectives of the Village’s Comprehensive Plan, the Village
has proposed the creation of a “Lake-Cook Road TIF District” (as defined below) to facilitate
redevelopment in a coordinated manner. The Village has commissioned this Redevelopment Plan
2
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),
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 Ryan, a global tax services firm, 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 this
Redevelopment Plan for the RPA.
3
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 Qualification 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 Comprehensive Plan which
guides development of the Village as a whole.
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.
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.
4
II. Redevelopment Project Area
A. Redevelopment Project Area Summary
The RPA is located on the south side of Lake Cook Road and is comprised of the former Walgreens
campus and the Embassy Suites property. The uses within this area are office and commercial.
The RPA is located within the Lake Cook Road SubArea of the Village’s Comprehensive Plan.
According to the Village’s Comprehensive Plan, subareas are defined as “parts of the Village that
are most likely to change, where the Village wishes to provide direction for improvements, or
where potential change would have the most dramatic impact on Deerfield’s character.”
B. Legal Description of Redevelopment Project Area
The Redevelopment Project Area legal description of property is attached as Exhibit 2.
5
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 Village’s Comprehensive Plan which, as elements of the
planning process, describe the overall vision for the Village and is the foundation for Village
initiatives. This planning document influences all other Village planning processes including those
related to TIF. Table 1, shown below, summarizes goals in the Village’s Comprehensive Plan that
are applicable to the RPA.
Table 1. 2004 Comprehensive Plan (as amended) 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.
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.
Ensure that commercial areas contribute to a positive community image.
Promote unified development and continuity in the Village’s commercial area.
Carefully consider proposals for development or redevelopment of development sites.
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.
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
Limit Village involvement with respect to maintenance of private roads within the
Village.
Encourage modes of transportation other than the automobile to lessen congestion on
the streets.
Work with appropriate agencies to improve links to the regional highway system.
6
Preserve and enhance the
attractiveness of the Village.
Encourage high quality architectural, site design and landscaping in private
developments.
Improve maintenance of public and private property.
Enhance the Village’s identity as a well-landscaped community.
Establish a strong, recognizable community identity at major gateways and along
major traffic corridors.
Source: Village’s Comprehensive Plan (2004 as amended)
Implementation of this Redevelopment Plan will facilitate the accomplishment of these, and other
goals described in the Village’s Comprehensive Plan. It is further expected that the
“redevelopment projects” as defined in the TIF Act will return the RPA to economically productive
use; 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;
7
3. Improvement of existing rights-of-way and infrastructure including, but not limited to,
roadways, water mains, sanitary and storm sewers, 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.
8
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 Ryan 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) deterioration; (iii) excessive vacancies; and (iv)
inadequate utilities.
9
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.
10
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. No residential units are currently 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.
11
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 façade-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.
B. General Land Use Plan
Existing land uses consist largely of office and commercial. Existing land uses are shown in
Exhibit 4, attached hereto.
12
Proposed land uses in the RPA are to consist primarily of mixed-use, retail, and entertainment
uses, along with other commercial and multi-family residential uses. Intended land uses will
generally conform to the Village’s Amended 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 Development, 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;
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;
13
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;
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
14
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
(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
15
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
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
16
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
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
17
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;
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
18
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
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.
19
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
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.
20
Table 2. Redevelopment Project Cost Estimates
Program Actions/Improvements Estimated Costs
Land and Property Acquisition and Assembly Costs (including
Relocation Costs)
$ 36,000,000
Site Preparation, Demolition, and Environmental Cleanup
$ 11,000,000
Public Works or Improvements including, but not limited to, water,
storm sewer, sanitary sewer, traffic management, roadway and
streetscape improvements, and utility relocations
$ 22,000,000
Rehabilitation of Existing Structures
$ 1,000,000
Professional Service Costs (Including without limitation Planning,
Legal, Engineering, Architectural, Financial, Administrative,
Annual Reporting and Marketing)
Interest Costs Pursuant to the Act
$ 3,000,000
$ 1,000,000
School Tuition/Library Costs/Capital Improvements (per the TIF
Act)
$ 7,400,000
Job Training
$ 250,000
TOTAL ESTIMATED TIF BUDGET $ 81,650,000
Notes:
(1) All project cost estimates are in 2023 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.
21
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 2022 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.
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
22
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 2022 of the
property within the RPA is approximately $45,158,388. 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 $135,000,000 to
$145,000,000.
23
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’ 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.
24
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.
25
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 AND PARCELS LIST
REVISED: 09-06-2022
LAKE COOK ROAD 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.
LAKE COOK ROAD TIF
VILLAGE OF DEERFIELD, ILLINOIS
JRM
KJR
KJR
08-01-2022
IN
PREPARED FOR
1 1
1"=200'
220426
SCALE IN FEET
0200 200
S:\DEERFIELD\220426\SURVEY\TIF220426A.SURTIF220426A
50.42 +/-
LAKE COOK ROAD TIF
POINT OF BEGINNING
LAKE COOK ROAD TIF PARCELS
04-05-100-010-0000
04-05-100-005-0000
04-05-100-006-0000
04-05-101-006-0000
04-05-101-011-0000
04-05-101-013-0000
04-05-101-012-0000
04-05-101-009-0000
EXHIBIT 2
LEGAL DESCRIPTION
LEGAL DESCRIPTION (Lake Cook Road TIF – Deerfield):
THAT PART OF THE NORTH HALF OF SECTION 5 AND THE WEST HALF OF THE
NORTHWEST QUARTER OF SECTION 4 IN TOWNSHIP 42 NORTH, RANGE 12 EAST OF
THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, BEING DESCRIBED AS
FOLLOWS:
BEGINNING AT THE SOUTHWEST CORNER OF LOT 4 IN ARBORLAKE CENTRE
SUBDIVISION AS RECORDED MARCH 14, 1985 AS DOCUMENT NO. 27475383;
THENCE NORTH ALONG THE WEST LINE OF SAID LOT 4 IN ARBORLAKE CENTRE
SUBDIVISION TO THE NORTHWEST CORNER THEREOF, SAID NORTHWEST CORNER
ALSO BEING THE SOUTHEAST CORNER OF LOT 1 IN THE PPF AMLI LAKE COOK ROAD
SUBDIVISION AS RECORDED DECEMBER 13, 2013 AS DOCUMENT NUMBER 133475383;
THENCE NORTH ALONG THE EAST LINE OF SAID LOT 1 IN THE PPF AMLI LAKE COOK
ROAD SUBDIVISION AND THE NORTHERLY EXTENSION THEREOF TO A POINT ON THE
NORTH RIGHT-OF-WAY LINE OF LAKE COOK ROAD;
THENCE EAST ALONG SAID NORTH RIGHT-OF-WAY LINE OF LAKE COOK ROAD TO A
POINT OF INTERSECTION WITH THE NORTHERLY EXTENSION OF THE EAST LINE OF
LOT 4 IN LAKE COOK OFFICE CENTRE RESUBDIVISION AS RECORDED FEBRUARY 18,
1982 AS DOCUMENT NUMBER 26147953;
THENCE SOUTH ALONG SAID NORTHERLY EXTENSION AND THE EAST LINE OF LOT 4
IN LAKE COOK OFFICE CENTRE RESUBDIVISION TO A POINT ON THE NORTHERLY
RIGHT-OF-WAY LINE OF THE ILLINOIS STATE TOLL HIGHWAY (AKA EDENS SPUR);
THENCE WEST ALONG SAID NORTHERLY RIGHT-OF-WAY LINE OF THE ILLINOIS STATE
TOLL HIGHWAY TO THE POINT OF BEGINNING.
EXHIBIT 3
QUALIFICATION REPORT
VILLAGE OF DEERFIELD, ILLINOIS
TIF QUALIFICATION REPORT
LAKE COOK ROAD 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: Ryan, LLC
March 2024
Draft Dated 11/16/23
DEERFIELD LAKE COOK ROAD 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 Lake Cook Road 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”). Ryan,
LLC (“Ryan”), has agreed to undertake the study of the Study Area.
The Study Area consists of eight (8) tax parcels (as described in Exhibit B) comprised of
almost forty-five (45) acres, and six (6) buildings. All of the six (6) buildings, or 100%, are over
thirty-five (35) years in age. Accordingly, these building ages qualify the Study Area as a
“conservation area”, pursuant to the TIF Act, which requires that at least 50% of the buildings in
a proposed TIF be at least 35 years old. Additional qualifying factors in the Study Area include
stagnant or decline in EAV, deterioration of building and site improvements, excessive vacancies
and inadequate utilities.
Village Goals
According to the Village’s 2004 Comprehensive Plan, as amended (the “Amended Plan”), “Lake
Cook Road is a designated Strategic Regional Arterial that links the Edens Expressway (I-94) and
I-290 (Route 53). The Amended Plan also states that “Because of the number of motorists who
travel the Lake Cook Road corridor each day, this corridor establishes Deerfield’s identity for
many” and constitutes a “major commercial center.” The Amended Plan also notes that most of
the parcels along the south side of the Lake Cook Road corridor include “office developments that
serve the region as major employment centers.” The Walgreens office campus, representing seven
of the eight tax parcels in the Study Area has become vacant. Accordingly, the Village amended
its comprehensive plan to allow retail, restaurants, and entertainment on the south side of Lake
Cook Road and created a new C-4 Entertainment and Limited Retail zoning district to help foster
redevelopment of the area.
Toward this end, the Amended Plan contains the following goals:
- 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.
- 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.
- 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.
2
- Preserve and enhance the attractiveness of the Village.
Source: 2004 Village of Deerfield Comprehensive Plan, as amended
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 characterized the Study Area as
one of the Village’s economic development target areas since, as stated previously, this area is
viewed as one which “establishes Deerfield’s identity” and is considered “a major commercial
center”, but has experienced upward-trending vacancies over the last few years. National trends
that affect the office and hotel markets have also impacted the current 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, Ryan 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, Ryan 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 Cleanup: 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 located on the south side of Lake Cook Road and is comprised of the
former Walgreens campus and the Embassy Suites property, in Cook County. The uses within this
area are office and commercial.
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 Ryan.
2) Ryan completed an exterior evaluation of structures, as part of the review. Additionally,
Ryan assessed 2016 through 2021 tax information from the Cook 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). Ryan 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 Ryan’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 Cook County Assessor’s office, 100% (six of
six 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 4
Lagging or Decline in EAV
Deterioration of Building and Site Improvements
Excessive Vacancies
Inadequate Utilities
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 stated previously, as a first step, Ryan
determined that approximately six of six structures, or 100%, were 35 years of age or older.
Secondly, Ryan reviewed the thirteen aforementioned criteria needed to qualify the area as a
conservation area, determining that four (4) 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
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.
9
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 four (4) of the last
five (5) calendar years for which information is available. The table below 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 four (4) of the last five (5) years for which information is available.
2022 2021 2020 2019 2018
Total EAV: 45,158,388
45,785,746 48,712,759 54,477,686 41,247,819
% Change from
Previous Year:
-1.37% -6.0% -10.6% 32.0% -1.8%
Village of
Deerfield
1,520,213,872
1,466,012,476 1,479,532,161 1,524,116,833 1,460,222,579
Balance of
Municipality
EAV
1,476,459,612
1,420,226,730
1,430,820,132
1,469,369,147
1,418,974,760
Percentage
increase/decrease
4.0%
-0.7%
-2.6%
3.6%
-0.5%
CPI All Urban
Consumers
8.0%
4.7%
1.2%
1.8%
2.4%
(1) Figures in bold for those years in which Village EAV and CPI exceeded growth rate of EAV within the Study Area.
Source: Cook County Assessor Cook County Clerk and U.S. Bureau of Labor Statistics
2, 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.
Most of the deteriorated conditions that were found in the Study Area were those related to site
improvements, and include cracked or crumbling asphalt pavement, along with potholes in parking
lot areas and driveways, requiring resurfacing; weed/vegetation growth in cracked pavement
and/or loose pavement; faded and cracked parking space striping and other traffic control paint,
all at off-street parking surfaces. Some building deterioration was found to consist of 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.
10
3. Excessive Vacancies – The Act defines “excessive vacancies” as 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.
The Study Area contains six (6) commercial buildings consisting of approximately 798,958 square
feet of commercial/office space. One of the properties contains approximately 224,372 square feet
which represents 28.1% of the Study Area and is currently operated as an Embassy Suites hotel.
The remaining five (5) buildings consist of approximately 574,586 square feet of Class B mid-rise
office space and constitute 71.9% of the Study Area. These five (5) buildings formerly operated
as the Walgreens office campus in Deerfield. Two distinct analyses of the Study Area can be done
with respect to vacancies.
First, the Walgreens campus makes up most of the structures and square footage in the Study Area.
The entire Walgreens portion of the Study Area makes up 85.7% of all structures, and 71.9% of
building square footage in the Study Area. A July 20, 2022, Crain’s Chicago Business news article
about the Walgreens campus describes this property as an “outmoded suburban property” and
states that this “property adds to the list of dated suburban office properties poised to be
transformed into something entirely different with the rise of remote work weakening demand for
workspace. Companies cutting back on office space have pushed suburban office vacancy to a
record high during the COVID-19 pandemic, prompting some office property owners to sell. . .”.
According to conversations with Walgreens representatives, the five buildings comprising their
office campus within the Study Area are all vacant. According to Walgreens building facilities
representatives, the three buildings at 1411-1419 Lake Cook Road, which consist of approximately
425,944 square feet (53.3% of the Study Area), had been vacant since at least December of 2021.
The two buildings at 1425-1435 Lake Cook Road, which consist of approximately 148,642 square
feet (18.6% of the Study Area) had been vacant since October of 2022. The Walgreens lease on
all of the buildings recently ended in August 2023.
The second vacancies analysis of the Study Area can be performed for the commercial building
currently operating as an Embassy Suites hotel. With approximately 224,372 square feet of
commercial space, and 237 rooms, this Embassy Suites property is nearly 150% larger than the
average hotel in the Lake County submarket, for which the average is 97 rooms, according to
“CoStar” (a world leader in real estate information and data). Village staff conversations with
Embassy Suites management indicate that the hotel has experienced a trend of underperformance
for more than ten (10) years.
Data from Embassy Suites, supplemented by data from Costar, shows that occupancy for the
property has trended lower than Lake County’s hotel occupancy rates for last three years (including
during the COVID-19 pandemic) for which data is available.
11
2022 2021 2020 2019 2018
Embassy Suites
Occupancy
55.9% 39.7% 26.6% 67.4% 72%
Lake County
Submarket
Occupancy
56.1% 47.8% 36.3% 62.7% 62.1%
Lagging values are indicated in bold font Source: Embassy Suites Management, CoStar Group
In addition to occupancy problems, the Embassy Suites faces potential obsolescence. Long-term
stay hotels, such as Embassy Suites, have principally served corporate offices and are heavily
dependent on out-of-town visitors for their economic survival. Given the recent corporate office
closures in the market area (Walgreens, Allstate, and others), as well as lingering impacts of
COVID, including reexamination of space needs due to remote and hybrid work, extended stay
hotels, in particular, face serious challenges in reaching acceptable occupancy levels and resulting
revenues which are necessary to maintain their viability. Evidence of the trending obsolescence
of extended-stay hotels can be seen in the recent announcement of the planned conversion of the
Renaissance Chicago Suite Glenview to an apartment complex as described in Crain’s Chicago
Business on April 20, 2023. In this Crain’s article, the owner of the property states that “the
lodging market in that area has been destroyed,” and the developer of the proposed conversion
project notes that “There are too many hotel rooms that are 30 to 40 years old, and candidly these
are obsolete hotels that really don’t have a value because the whole travel (segment) has changed.”
This trend is expected to continue in the market area and may be exasperated in Deerfield due to
the closure of the Walgreens campus. Although not a specific qualification factor, this market
situation poses a threat to the economic viability of the Study Area.
These factors taken together indicate that all structures within the Study Area are either unoccupied
or underutilized, conditions which are significant and persistent, and which establish the presence
excessive vacancies.
4. 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.) Water: The Study Area contains three existing water system loops running parallel
from east to west. One water loop runs along the center of Lake Cook Road between
Wilmot Road and Willow Avenue (extended) and is approximately sixty years old. This
northernmost loop is predominantly made up of Abestos-Cement pipe, a type of clay pipe
commonly used in the 1900’s, though asbestos has not been detected within the system. If
future testing demonstrates the presence of this contaminant, the Village may be mandated
by the IEPA to replace and abandon this loop.
Accordingly, the Village has been working to replace the northernmost loop, thus creating
a second loop along Frontage Road, which parallels Lake Cook Road. This second loop
replacement continues to occur as development progresses throughout this corridor
(Rochelle Zell Jewish High School, Tamarisk Independent Senior Living, AMLI
12
apartments, Walgreens buildings and Heritage Woods Assisted Living) but there remains
a large section of approximately 2,000 lineal feet to be replaced. Once the last section of
water main along the frontage is installed, the second loop will be completed, and the first
loop can be retired.
The third and southernmost loop lies behind the buildings that line the frontage road and
serves properties that back up to the Edens Spur. According to Village staff, this third loop
is in poor condition, has little redundancy of valves, and has suffered from multiple breaks
over the past fifteen years. Village staff have noted that due to the proximity of the third
loop to the Village’s elevated tank, a break can potentially quickly deplete the water stored
in the tank and therefore cause pressure and distribution issues throughout the entire
system. According to Village staff, this third loop should also be abandoned and replaced
as future redevelopment occurs along the Edens Spur.
The Village purchases its water supply from the City of Highland Park as its sole source
of water for the Village. As such, the Village has long sought a second emergency
connection as a back-up system. Planning for an emergency back-up water connection was
started in 2019, with the first section of water main installed beneath the Edens Spur
between the Village of Northbrook and the Village of Deerfield in 2020. This link remains
to be completed, and to do so the Village will need to install a new transmission line
northbound along Pfingsten Road, then westbound along Lake Cook Road. From there, the
transmission line will cross Lake Cook Road and head in a northerly direction to the
Village’s Floral Park pumping station. This project is currently in the legal planning phase,
and engineering is expected to begin in 2024, according to Village staff.
(b.) Storm Sewer: Within the Study Area, the storm sewer along Lake Cook Road
between Wilmot Road and Willow Avenue (extended) is owned and maintained by the
Cook County Division of Transportation and Highways. This storm sewer flows into the
Village’s closed sewer system located in the Fairview Avenue right-of-way and ultimately
drains into the West Fork of the North Branch of the Chicago River. In addition to the
conventional storm sewer system within the Lake Cook Road right-of-way, there also exist
detention ponds located within the frontage of properties in the Study Area. These ponds
are under the ownership and maintenance of each respective property owner. According to
Village staff, the conventional storm sewer system and related various detention ponds
precludes flooding throughout the 1400 block of Lake Cook Road; however, Village staff
report that future development in the area could be hamstrung by the limits of the existing
storm sewer collection system since it was originally designed using a criterion that is now
obsolete, creating potential capacity issues in the face of future development.
(c.) Sanitary Sewer: The sanitary sewer system in the Study Area conveys wastewater
along Lake Cook Road and consists of multiple sanitary mains that collect sewage from
commercial properties. The system technically falls within the MWRD planning area but
is owned and maintained by the Village and conveys wastewater directly to the Village
Water Reclamation Facility. According to Village staff, the collection system is currently
in proper working order, though in the next five to ten years it will need to be lined with a
“Cured In Place Pipe” (“CIPP”) liner as part of a Village capital improvement program.
13
Also according to Village staff, it is currently operating at or near design capacity, therefore
any additional largescale commercial, industrial or residential development may need to
include a capacity analysis and potential capacity improvements or upgrades.
(d.) Roadway: The section of Lake Cook Road between Wilmot Road and Willow
Avenue is currently configured with five lanes, consisting of two through lanes in each
direction with a left turn channelization at each intersection. According to Village staff,
this road is currently at or near capacity for a five-lane roadway and should be considered
for widening and reconstruction. In the early 1990’s a grade separation at Lake Cook Road
and the METRA rail was constructed, leaving ample room for expansion to a future seven-
lane expansion requiring land acquisition along the entire stretch along the south side.
With the exception of AMLI installing a sidewalk connection to the Birchwood Avenue/Embassy
Way and Lake Cook Road intersection there are currently no accommodations for pedestrians
along the south side of Lake Cook Road. According to Village staff, the majority of the Study
Area, including the existing Walgreens facility, is in dire need of sidewalks and bike paths.
Connectivity and pedestrian accommodations are part of the Village’s Amended Plan and should
be constructed throughout, utilizing the Birchwood Avenue pedestrian crossing the Village
installed in 2015.
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 Ryan, 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
REVISED: 09-06-2022
LAKE COOK ROAD 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.
LAKE COOK ROAD TIF
VILLAGE OF DEERFIELD, ILLINOIS
JRM
KJR
KJR
08-01-2022
IN
PREPARED FOR
1 1
1"=200'
220426
SCALE IN FEET
0200 200
S:\DEERFIELD\220426\SURVEY\TIF220426A.SURTIF220426A
50.42 +/-
LAKE COOK ROAD TIF
POINT OF BEGINNING
Exhibit B
Tax Parcel List
04-05-100-010-0000
04-05-100-005-0000
04-05-100-006-0000
04-05-101-006-0000
04-05-101-011-0000
04-05-101-013-0000
04-05-101-012-0000
04-05-101-009-0000
EXHIBIT 4
EXISTING LAND USE MAP
27345735493
0412
0 53251932551405-1407
8 244210561570
5 481254 1132
12
1430
301145
5056401435
1124
1580
1145
1233
1440
14151535
1407 1137
70 1526
1121
401445 1341
241237 12301249
14411481
1537
1119
1010
1414
1485
1251
1138 1126
171525
1245
2848114125
11182516
1445
20 351231361425
1425 3512091557
1480
1195
2
2
1555
1146
202 2
1130
281133
30251136
1565
1558
331425 301139
12461546
1151
501140
1101-1201
16 401 5 1 5
151201
1120
20
3
2
14151525141711 331406
1411
1433
1234
14011461
161 2 3 556 411460
351127
4811291419
1118
1529
20
1465
3615293
0
1409
112535572734
2
0 413
0493253
825
10191405-14075556424812550 1124
241430
1535
1145
1570
113740125411321580
1121
301341
1440
12305610
1435
1407
10
1485
1526
1145
1126
1233
4012451415
14411481
70 481445
2411191237
1620
1414
1425 124915371557
171251 1195
1138
282
2
1525
1118
1141
2028251136
1231361558
1425 251555 1425
1445
1130
3535301209
1565
1480 1246
1151
1146 114030
2 2
1201
1133
251139
1546
1101-1201331515501120
16 40151525
20
3
2
1415111417 331406
1411
1433
1234
14011461
161 2 3 556 411460
351127
4811291419
1118
1529
20
1465
3615293
0
1409
1125
0 80 160 240 320
Feet
1 inch = 136 feetµ
Ho tel
Office /Rese ar ch
Village of DeerfieldLake Cook TIF Existing Land Use Map
EXHIBIT 5
PROPOSED LAND USE MAP
35345749412
0 5332198 551024561570
5
1254 11321430
30114556
401435
1580
1145271440
1233
1407
3
0
1415
1526
254070
1405-1407
1441
1445
421481 482411191237
1414
1249
171537
281118
1251 12311138
361525
1425
1141155525
251130
1445301565 3535301209
1139
14801546
12
1101-1201
1146
1 5 1 5
112050
2 2
1124
1525
1133
251535
1137
1121
1341
33123010501016
1485
401126
151245
20
3
24816
1415
20
1425
1417
1557
1195
2
22028 1136
1558
1425
1246
1151
1140
1201
11331406
1411
1433
1234
14011461
161 2 3 556 411460
351127
4811291419
1118
1529
20
1465
3615293
0
1409
11255734
2
0 49271153193
0552425351570
1405-1407414212543248 1132
8
12 301050561435 561124
1145
5
1535 1233
1137
1430
1415
11211145
70
1341
401445
12301580
10241440
1407
10
1526
1237
1249
4014851537
1251
11261138
144114811525
1245
1119
1414
114148
1728161118251231203625
1425
1425
1555
1445
1557
1130
351195
302
2 351565
1209
201480 301139
281546 1146
1101-1201
2 2
1136
1 5 1 5
1133
1120
251558
33501425
1525
16
1246
1151
401140
151201
20
3
2
14151417 331406
1411
1433
1234
14011461
161 2 3 556 411460
351127
4811291419
1118
1529
20
1465
3615293
0
1409
1125
0 80 160 240 320
Feet
1 inch = 136 feetµ
Reta il Services
Village of DeerfieldLake Cook TIF Future Land Use Map