PETITION OPPOSING THE PROPOSED NORTHFIELD VILLAGE CENTER TIF DISTRICT
The Issue
To President Mendrek and Board of Trustees of the Village of Northfield, Illinois:
We, the undersigned residents, taxpayers, business owners, parents, and stakeholders of Northfield, respectfully request that the Village Board reject the proposed Village Center Tax Increment Financing (TIF) District.
We support responsible economic development, investment in Northfield’s infrastructure, and a vibrant Village Center. We do not believe the record developed to date demonstrates that this particular TIF district is necessary, sufficiently justified, or in the best long-term interests of the community.
The Joint Review Board Recommended Rejection
On August 13th, 2026, the Northfield Joint Review Board voted 6–2 to recommend against creation of the proposed TIF district. Representatives of Sunset Ridge School District 29, Avoca School District 37, New Trier Township High School District 203, Northfield Township, Oakton College, and the JRB public member supported the recommendation to reject the proposal.
The JRB is the statutory body specifically charged with reviewing a proposed TIF on behalf of the overlapping taxing districts. Illinois law provides a process for the Village and JRB to attempt to resolve the concerns leading to rejection before the municipality proceeds further.
We believe that recommendation deserves substantial weight.
Our School Districts Have Raised Serious Financial and Eligibility Concerns
Sunset Ridge District 29, Avoca District 37, and New Trier District 203 jointly presented five principal objections:
Private development is already occurring within the proposed district following recent zoning changes.
The districts contend that the statutory findings supporting TIF necessity are not adequately demonstrated.
They conclude that capturing incremental value within the TIF can shift a greater share of school levies to taxpayers outside the TIF.
They argue that schools would be unable to access an important source of new-property growth for as long as 23 years.
Their updated financial projections estimate $253 million–$459 million in total increment, with approximately $150 million–$169 million attributable to the three school districts over the life of the TIF. These figures are the school districts’ projections and differ from the Village’s analysis.
The districts therefore expressly asked the JRB: “Do not recommend approval of the proposed TIF.” They instead advocated continued development, targeted infrastructure financing, and preservation of new-property growth for schools and taxpayers.
Development Is Already Occurring
The central question is not simply whether Northfield can legally establish a TIF. It is whether redevelopment would reasonably occur without TIF assistance.
That question deserves particular scrutiny because private development has already moved forward. Village records show approval in May 2026 of a multifamily redevelopment on Central Avenue, while additional projects have advanced following the Village’s recent zoning changes.
Residents and school representatives have therefore questioned whether a district designed to stimulate otherwise-unlikely investment is necessary when the Village’s own zoning reforms are already attracting development.
The Proposed Financial Authority Is Significant and Long-Term
The Village’s TIF plan establishes an estimated $175 million ceiling for TIF-eligible redevelopment project costs, including:
$50 million for public works and improvements;
$40 million for building rehabilitation;
$30 million for property assembly and site preparation;
$10 million for developer/property-owner interest costs;
$5 million for administration and professional services; and
$15 million for school-district increased costs.
The plan also states that certain financing costs are additional to the $175 million estimate and that line-item allocations may be adjusted administratively within the parameters of the plan.
If established in 2026, the plan contemplates operation through December 31, 2050.
A commitment of this duration and scale warrants an exceptionally strong demonstration of necessity before approval.
The Village’s Own Plan Acknowledges Uncertain Impacts
The redevelopment plan acknowledges that more intensive development may create additional demands on taxing-district services and states that, because the plan remains preliminary, specific fiscal impacts and increased service demands cannot yet be accurately assessed. It further states that no special programs are currently proposed for affected taxing districts, with the Village instead proposing to monitor impacts as development occurs.
We believe those uncertainties should be resolved before, rather than after, creation of a long-term TIF district.
Less Sweeping Alternatives Exist
The independent financial presentation provided to the JRB identified alternatives to TIF, including Special Service Areas, business districts, property-tax abatements, low-interest loans, Cook County incentive classifications, sales-tax rebates, C-PACE financing, and other targeted financing mechanisms.
The existence of alternatives deserves meaningful analysis before committing incremental property-tax growth throughout a large redevelopment area for potentially more than two decades.
Residents and Business Owners Have Asked the Village to Slow Down
Public testimony has repeatedly emphasized that opposition to this TIF is not opposition to economic development.
Northfield business owner Sean Hofherr of Hofherr Meat Co. told the JRB that thoughtful investment benefits the community but that a tool redirecting property-tax revenue for up to 23 years deserves a substantially more careful review. Resident Kathy Estabrook argued that recent rezoning should first be allowed to demonstrate its effectiveness, while longtime resident Margaret Farney called for additional research and a slower process.
At the August 13th, JRB meeting, Avie Mesinger, owner of U Dawg U, similarly stated that he supports growth but questioned growth that does not adequately consider its consequences, urging attention to preservation and responsible expansion of existing Northfield businesses. (The Record)
Official Village minutes also document resident concerns regarding transparency, public education, impacts on small businesses, community character, school quality, redevelopment, and the need for meaningful public input before major decisions are made.
By August 13th, public testimony also referenced a petition with more than 1,000 signatures requesting that the Village slow the TIF process.
Our Request
Economic development and infrastructure investment can continue without establishing this TIF district.
Given:
the 6–2 Joint Review Board recommendation against the TIF;
the formal opposition and detailed financial concerns presented by Districts 29, 37, and 203;
documented private development already occurring following zoning changes;
uncertainty regarding the long-term financial and service impacts on overlapping taxing bodies;
the magnitude and duration of the proposed financial authority;
viable alternative economic-development tools; and
substantial concerns expressed by residents and local business owners;
we respectfully request that the Northfield Village Board vote NO on the proposed Village Center TIF District.
We support a vibrant Northfield.
We support thoughtful redevelopment.
We support our schools and local businesses.
And we believe Northfield can pursue those goals without committing our Village to the proposed TIF district.
NO TIF NORTHFIELD.
An informed community deserves a carefully justified decision.
References
https://www.northfieldil.org/263/Tax-Increment-Financing-TIF
https://ilga.gov/documents/legislation/ilcs/documents/006500050K11-74.4-5.htm
https://www.northfieldil.org/DocumentCenter/View/3302/JRB-School-Slides-Final-August-2026
https://www.northfieldil.org/AgendaCenter/ViewFile/Minutes/_05262026-686
https://www.therecordnorthshore.org/2026/07/18/review-board-delays-northfield-tif-recommendation-but-opposition-speaks-out/
https://www.northfieldil.org/DocumentCenter/View/3279/JRB---School-Board-PF-Presentation-20260713
237
The Issue
To President Mendrek and Board of Trustees of the Village of Northfield, Illinois:
We, the undersigned residents, taxpayers, business owners, parents, and stakeholders of Northfield, respectfully request that the Village Board reject the proposed Village Center Tax Increment Financing (TIF) District.
We support responsible economic development, investment in Northfield’s infrastructure, and a vibrant Village Center. We do not believe the record developed to date demonstrates that this particular TIF district is necessary, sufficiently justified, or in the best long-term interests of the community.
The Joint Review Board Recommended Rejection
On August 13th, 2026, the Northfield Joint Review Board voted 6–2 to recommend against creation of the proposed TIF district. Representatives of Sunset Ridge School District 29, Avoca School District 37, New Trier Township High School District 203, Northfield Township, Oakton College, and the JRB public member supported the recommendation to reject the proposal.
The JRB is the statutory body specifically charged with reviewing a proposed TIF on behalf of the overlapping taxing districts. Illinois law provides a process for the Village and JRB to attempt to resolve the concerns leading to rejection before the municipality proceeds further.
We believe that recommendation deserves substantial weight.
Our School Districts Have Raised Serious Financial and Eligibility Concerns
Sunset Ridge District 29, Avoca District 37, and New Trier District 203 jointly presented five principal objections:
Private development is already occurring within the proposed district following recent zoning changes.
The districts contend that the statutory findings supporting TIF necessity are not adequately demonstrated.
They conclude that capturing incremental value within the TIF can shift a greater share of school levies to taxpayers outside the TIF.
They argue that schools would be unable to access an important source of new-property growth for as long as 23 years.
Their updated financial projections estimate $253 million–$459 million in total increment, with approximately $150 million–$169 million attributable to the three school districts over the life of the TIF. These figures are the school districts’ projections and differ from the Village’s analysis.
The districts therefore expressly asked the JRB: “Do not recommend approval of the proposed TIF.” They instead advocated continued development, targeted infrastructure financing, and preservation of new-property growth for schools and taxpayers.
Development Is Already Occurring
The central question is not simply whether Northfield can legally establish a TIF. It is whether redevelopment would reasonably occur without TIF assistance.
That question deserves particular scrutiny because private development has already moved forward. Village records show approval in May 2026 of a multifamily redevelopment on Central Avenue, while additional projects have advanced following the Village’s recent zoning changes.
Residents and school representatives have therefore questioned whether a district designed to stimulate otherwise-unlikely investment is necessary when the Village’s own zoning reforms are already attracting development.
The Proposed Financial Authority Is Significant and Long-Term
The Village’s TIF plan establishes an estimated $175 million ceiling for TIF-eligible redevelopment project costs, including:
$50 million for public works and improvements;
$40 million for building rehabilitation;
$30 million for property assembly and site preparation;
$10 million for developer/property-owner interest costs;
$5 million for administration and professional services; and
$15 million for school-district increased costs.
The plan also states that certain financing costs are additional to the $175 million estimate and that line-item allocations may be adjusted administratively within the parameters of the plan.
If established in 2026, the plan contemplates operation through December 31, 2050.
A commitment of this duration and scale warrants an exceptionally strong demonstration of necessity before approval.
The Village’s Own Plan Acknowledges Uncertain Impacts
The redevelopment plan acknowledges that more intensive development may create additional demands on taxing-district services and states that, because the plan remains preliminary, specific fiscal impacts and increased service demands cannot yet be accurately assessed. It further states that no special programs are currently proposed for affected taxing districts, with the Village instead proposing to monitor impacts as development occurs.
We believe those uncertainties should be resolved before, rather than after, creation of a long-term TIF district.
Less Sweeping Alternatives Exist
The independent financial presentation provided to the JRB identified alternatives to TIF, including Special Service Areas, business districts, property-tax abatements, low-interest loans, Cook County incentive classifications, sales-tax rebates, C-PACE financing, and other targeted financing mechanisms.
The existence of alternatives deserves meaningful analysis before committing incremental property-tax growth throughout a large redevelopment area for potentially more than two decades.
Residents and Business Owners Have Asked the Village to Slow Down
Public testimony has repeatedly emphasized that opposition to this TIF is not opposition to economic development.
Northfield business owner Sean Hofherr of Hofherr Meat Co. told the JRB that thoughtful investment benefits the community but that a tool redirecting property-tax revenue for up to 23 years deserves a substantially more careful review. Resident Kathy Estabrook argued that recent rezoning should first be allowed to demonstrate its effectiveness, while longtime resident Margaret Farney called for additional research and a slower process.
At the August 13th, JRB meeting, Avie Mesinger, owner of U Dawg U, similarly stated that he supports growth but questioned growth that does not adequately consider its consequences, urging attention to preservation and responsible expansion of existing Northfield businesses. (The Record)
Official Village minutes also document resident concerns regarding transparency, public education, impacts on small businesses, community character, school quality, redevelopment, and the need for meaningful public input before major decisions are made.
By August 13th, public testimony also referenced a petition with more than 1,000 signatures requesting that the Village slow the TIF process.
Our Request
Economic development and infrastructure investment can continue without establishing this TIF district.
Given:
the 6–2 Joint Review Board recommendation against the TIF;
the formal opposition and detailed financial concerns presented by Districts 29, 37, and 203;
documented private development already occurring following zoning changes;
uncertainty regarding the long-term financial and service impacts on overlapping taxing bodies;
the magnitude and duration of the proposed financial authority;
viable alternative economic-development tools; and
substantial concerns expressed by residents and local business owners;
we respectfully request that the Northfield Village Board vote NO on the proposed Village Center TIF District.
We support a vibrant Northfield.
We support thoughtful redevelopment.
We support our schools and local businesses.
And we believe Northfield can pursue those goals without committing our Village to the proposed TIF district.
NO TIF NORTHFIELD.
An informed community deserves a carefully justified decision.
References
https://www.northfieldil.org/263/Tax-Increment-Financing-TIF
https://ilga.gov/documents/legislation/ilcs/documents/006500050K11-74.4-5.htm
https://www.northfieldil.org/DocumentCenter/View/3302/JRB-School-Slides-Final-August-2026
https://www.northfieldil.org/AgendaCenter/ViewFile/Minutes/_05262026-686
https://www.therecordnorthshore.org/2026/07/18/review-board-delays-northfield-tif-recommendation-but-opposition-speaks-out/
https://www.northfieldil.org/DocumentCenter/View/3279/JRB---School-Board-PF-Presentation-20260713
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Petition created on August 19, 2026