2020-05-21 - Joint Review Board - Minutes Joint Review Board Meeting
May 21,2020—2:00 PM
Draft Meeting Minutes
Virtual Webinar
The meeting was called to order at 2:03 PM by Christopher Stilling, Deputy Village Manager for the
Village of Buffalo Grove.
Mr. Stilling provided a brief review of the purpose of the meeting and outlined his role as the liaison to
the Joint Review Board for the proposed TIF district. In this role, he noted he will not be a voting
member of the Board. He explained that due to COVID-19 the meeting was made virtual to mitigate the
spread of COVID-19 and provided the guidelines for virtual public meeting under the Governor's Order.
Mr. Stilling conducted roll call for the agencies involved in the Joint Review Board.
The representatives present include:
Chair(Village of Buffalo Grove) - Dane Bragg
Public Member- Marc Spunt
Cook County- Mohammed Elahi
Lake County- Marah Altenberg
Buffalo Grove Park District- Ryan Risinger
Indian Trails Library-Susan Beal
Vernon Library-Cynthia Furst
District 21- Melissa Morgese
District 96-Jon Hitcho
District 102-Stacy Bachar
District 125-Sean Carney
District 214-Cathy Johnson
Lake County District 532- Ken Gotsch
Vernon Township-Todd Gedville
Representatives not present include:
Harper College
Wheeling Township
Wheeling Park District
Mr. Stilling announced the public member of the Joint Review Board, Marc Spunt—a resident of the
Village of Buffalo Grove.
Jon Hitcho made a motion to appoint Marc Spunt as the public member of the Joint Review Board.
Ken Gotsch seconded the motion.
All in favor by voice vote, no nays. Motion passes.
Mr. Stilling announced the chairperson of the Joint Review Board, Mr. Dane Bragg—Village Manager for
the Village of Buffalo Grove.
Ryan Risinger made a motion to appoint Mr. Dane Bragg as the chairperson for the Joint Review Board.
Cynthia Furst seconded the motion.
All in favor by voice vote, no nays. Motion passes.
Mr. Stilling turned the meeting over to the Village of Buffalo Grove Attorney, Patrick Brankin.
Mr. Brankin introduced himself to the Board and provided a background of the development of the
current proposed TIF district and the purpose of the meeting. Additionally, Mr. Brankin outlined the next
steps in the process.
Chairperson Bragg asked if anyone had any questions regarding the meeting and or the Joint Review
Board. No questions were raised.
Chairperson Bragg explained the Public Hearing notice for the proposed TIF District.The documents and
notice of the hearing was mailed via certified mail to all required taxing bodies.This public hearing will
take place on June 22, 2020 at 7:30 PM.The forum for the meeting has not yet been determined and
will be evaluated based on the governor's order at that time.
Chairperson Bragg turned the meeting over to SB Friedman representative Jeff Dickenson to present the
2020 Buffalo Grove Lake Cook Road TIF District Eligibility and Feasibility Plan.
Mr. Dickenson introduced himself to the Board as the Village's TIF District consultant and provided a
brief overview of the development of the plan in conjunction with the Village of Buffalo Grove to
develop the redevelopment project area (RPA).
Mr. Dickenson took the Board through his presentation which described the purpose of a TIF, why a TIF
was being considered in the proposed targeted area and how that area was identified, the impact and
the properties that are being considered, and the remaining steps in the process.
Mr. Dickenson concluded and determined,through the eligibility findings,that the vacant property of
the RPA qualified to be designated as a "blighted area" using the one-and two-factor tests, and the
improved portion of the RPA qualifies as a "blighted area",with six (6) of the thirteen (13) eligibility
factors present,five (5) being the threshold,to a meaningful extent with the RPA.
Chairperson Bragg opened up discussion for the Joint Review Board members as it related to the
proposed 2020 Buffalo Grove Lake Cook Road TIF District Eligibility and Feasibility Plan.
Ken Gotsch (College of Lake County) asked for a copy of the presentation.
Chairperson Bragg told all members that they will be provided a copy of the presentation after the
meeting.
Chairperson Bragg asked if there were any more questions from the Board for discussion. No additional
questions were raised.
The discussion of the 2020 Buffalo Grove Lake Cook Road TIF District Eligibility and Feasibility Plan was
opened for public comment.
Brian Costin noticed that the associated taxing properties did not include parts of Vernon Township and
believes it should include those areas missing, and asked if that would be corrected.
Chairperson Bragg thanked Mr. Costin for his question and said the report will be fixed to reflect those
properties.
Mr. Costin asked about the vacant land and the development of the Golf Course as it relates to the TIF.
Mr. Dickenson responded to Mr. Costin by reviewing the eligibility criteria of the vacant land and the
subsequent ability to redevelop or not.
Mr. Brankin briefly spoke about the Act in response to Mr. Costin's question.
Mr. Costin commented if there was a consideration to develop the parcels that make up the golf course.
Additionally, he expressed his concern regarding the meeting as a whole and expressed his disapproval
for a TIF district in the Village of Buffalo Grove.
Bill Dussling, Board member from High School District 214, read into the record District 214's position
paper regarding TIF Districts.
No other questions from the public were raised.
Mr. Brankin noted that no questions were brought to his attention prior to the meeting.
Chairperson Bragg turned the meeting back over to Mr. Brankin to review the ordinance pertaining to
the 2020 Buffalo Grove Lake Cook Road TIF district.
Mr. Brankin reviewed the three ordinances as they related to the TIF district.
Chairperson Bragg asked if the Board had any questions pertaining to the ordinances presented.
No questions were raised from the Board.
Chairperson Bragg moved to the resolution requesting the recommendation to approve the 2020
Buffalo Grove Lake Cook Road TIF District and reviewed the report provided by Jeff Dickenson of SB
Friedman.
Chairperson Bragg asked if there were any questions from the Board pertaining to the resolution being
considered as it relates to the TIF District.
Chairperson Bragg asked the Joint Review Board members to review the three ordinances and confirm
the findings set forth in Section 2 of the Joint Review Board Resolution 2020-01.
No questions were raised from the members of the Board.
Marah Altenberg (Lake County Board Member) made a motion to approve and confirm the findings set
forth in the Joint Review Board Resolution 2020-01 recommending approval of the 2020 Buffalo Grove
Lake Cook Road TIF District.
Todd Gedville (Vernon Township) seconded the motion.
Vote:
Chair(Village of Buffalo Grove)—Yes
Cook County—Yes
Lake County—Yes
Buffalo Grove Park District—Yes
Indian Trails Library—Yes
Vernon Library—Yes
District 21—Pass
District 96—Yes
District 102—Yes
District 125—Yes
District 214—Yes
Lake County District 532—Yes
Vernon Township—Yes
Public Member—Yes
Motion Passes
Chairperson Bragg moved to the questions from the audience on topics not previously discussed.
No questions were raised from the audience.
Chairperson Bragg thanked the Board for their time and support.
Chairperson Bragg entertained a motion to adjourn the Joint Review Board.
Jon Hitcho made a motion to adjourn the Joint Review Board.
Kathy Johnson seconded the motion.
All in favor by voice vote.
Motion passes
TOWNSHIP HIGH SCHOOL DISTRICT 214
POSITION PAPER
TAX INCREMENT FINANCING DISTRICTS AND RELATED PROGRAMS
Tax Increment Financing (TIF) Districts and related programs critically impact funding available for Township
High School District 214. As the Equalized Assessed Valuation (EAV) of the property within a TIF district
increases, schools do not receive any increase in tax funds for education until the TIF expires. A TIF may
remain in effect up to 23 years and may be extended beyond 23 years. In addition,related programs or
agreements could also have an impact on the amount of tax funds received.
Township High School District 214 is a community member of municipalities within our district boundary. The
Board of Education understands that there is a need for municipalities to rejuvenate blighted business areas in
order to enhance community and commercial viability; and specifically, we look to see whether an area would
develop without the implementation of a TIF or related program. A vibrant community is critical for attracting
businesses, thereby maintaining a tax base that will support municipalities' social services,park districts, and
schools. Municipalities, which are able to demonstrate high levels of social services, park district offerings, and
quality schools, are an attraction for potential residents.
It is the position of the High School District 214 Board of Education to request that municipalities provide
adequate advanced notification, when reviewing whether to enact a TIF or related program, and to consider the
impact on school districts. In particular, we request that municipalities consider and utilize types of project
financing other than TIFs. If TIF financing is decided upon, we request municipalities limit the duration of a
TIF to significantly less than 23 years and to share a significant amount of increased revenue with school
districts during the TIF.
The position of High School District 214's Board of Education about TIF extensions is that without a
substantial annual allocation of the increased tax increment being made available to District 214, a TIF should
not be changed or modified in order to extend it beyond the original expiration date. Further, the request for a
TIF extension or related program in which the extension or related program is being requested, must originate
with the municipality, supported by a majority vote of council members.
Approved by the Board of Education of Township High School District 214 on September 6,2007.
Township High School District 214
2121 S. Goebbert Road,Arlington Heights, IL 60005
847-718-7600