HomeMy WebLinkAbout2011-03-21 MinutesMINUTES OF THE MARCH 2L, 2011, ECONOMIC DEVELOPMENT
WORKS HOWSPEC.'IA1, MEE TINC,
RLCLIARD 'he FLICKING ER MUNICIPAL CENrrER
61.01 CAPLILINA AVENUE
MORTON GROVE, ILLI�NOTS 60053
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.Pursuant to proper notice in accordance with the Open Meetings Act, the Economic
Development workshop /special meeting was called to order at 7:11 pni by Village President
Daniel J. Staaekmann who led the assemblage in the pledge of allegiance. In attendance were:
Elected Officials: Mayor Daniel .1. Staackinann, and Trusters Daniel DiMaria, harry
Gomberg, William Grear, Sheldon Marcus, Maria Toth,
and Village Clerk Tony S. Kalogerakos
Absent:
None
Village Staff: Village Administrator Joseph F. Wade, Corporation Counsel
Teresa I loft nan Liston, Community and Economic Development
Director John D. Said, and Dire Chief Torn Friel
Also Present: Economic Development Commission Chairperson Davis Lewis,
Various members of the Economic Development Commission,
various members ofthe press and public
Mr. Said stated the purpose of this meeting was to provide an overview of current conditions and
action items with respect to the Dempster Street Corridor, the Lehigh /Perris TIF area, the
Dempster /Waukegan load area, and other properties within the Village. Mr. Said then showed
the assemblage a Village map and pointed out the locations to be discussed.
With respect to the Dempster Street Corridor, Mr. Said gave a brief, ' history of the Corridor. The
Village had completed a Dempster Street Master Plan about ten years ago. Mr. Said stated he
was farni.liar with the consultants who drafted the plan and the plan was quite good. Many of the
recommended improvements were or in the process of being implemented. Mr. Said stated he
was pleased and impressed with the aesthetic improvements underway. Mr. Said then stated the
Corridor has the legacy of an outdated development model. The street is the product of obsolete
platting with shallow lot depths and narrow lot widths. These tot sizes have limited development
and redevelopment potential. Some redevelopment has occurred but only when additional
properties were acquired. Case in point, Mr. Said cited i:he Walgreens and CVS sites. The
<T , cress. lie noted the streetscape
and la airway sign age was attractive. strategies `for the, improvement of this area
Village P 4 p program
, ,
including special service areas and business improvement. districts. While all ofthem have
potential, they would involve new taxes which he felt would be difficult. for the current property
owners.
Mr. Said recommended the Village consider creating a TIF for the Dempster Street Corridor.
TIFs have been successful in two other locations within the Village. The Waukegan Road TIF
eliminated crime ridden structures, and resulted in public corridor improvements and private
property redevelopment. The Lehigh /Ferris TIF produced both public improvements and private
redevelopment. In order to consider a TIF for the Dempster Street Corridor, the Village would
have to authorize a TIF plan and feasibility study. He noted the TIF is not about individual sites,
businesses, or owners but is part of a larger picture including public streets, improvements,
zoning regulations and parking areas. TIF is to be considered a tool for the Village. Mayor
Staackmann noted no decision had been made with respect to a TIF and this was the first time
the Village Board was hearing this recommendation. Mr. Said concurred. Mr. Said noted if a
TIF was created the Village would have opportunities to acquire additional properties to
facilitate redevelopment. The Village could initiate grant programs for targeted uses such as
retail, restaurants, etc. The Village could also initiate parking contribution incentives and fagade
program funding. The Village could also use TIF funds for additional public improvements such
as public parking. Mr. Said noted Glenview and other local communities had used TIFs
successfully. TIF is not an additional tax like a special service area or a business improvement
district but would provide more tools and flexibilities. A TIF area is built up resulting ultimately
in increased tax revenue to all taxing bodies and increased aesthetics and property values for the
owners.
Mr. Said then provided an update regarding properties within the Lehigh /Ferris TIF areas. Site
"J" (the old Maxwell site) had been the subject of a previous proposal which included limited
commercial use. The property was lost in foreclosure. The current status of the property is that
it is bank owned and listed for sale for approximately $2.75 million.
Site "B" (at Capulina and Ferris) had previously been used as an industrial site. Mr. Said stated
from a planning standpoint, this use did not fit into the area and the appropriate use for this site
was residential.
Mr. Said then provided a report regarding the Dempster Street /Waukegan Road area. In
particular, he noted the Prairie View Shopping Center was located at a well traveled intersection.
The site did have some challenges including its grading. The property grades downward from
Dempster Street to the river causing some sight impairments. The site had opportunities for
future redevelopment. Mr. Said and the Village Administrator had continuing conversations
with the property manager for the large shopping center.
Mr. Said also noted the property on the northwest corner of Dempster and Waukegan would soon
be vacated. The owners of the property have approached the Village with potential plans for
redevelopment. Such plans may require the Village to acquire property in the area which was
appropriate for Executive Session.
Mr. Said then gave a brief summary of the site currently occupied by Pequod's at 8520 and 8522
Fernald. The site is approximately .17 acres. Finally, Mr. Said provided a summary of the
Lincoln Avenue crossing at the Metra station. Fie noted the Village had discussions over the past
several years regarding the realignment of the site. The realignment had been approved by
Metra, but Metra was not able to provide any funding,
Mr. Wade then asked for direction from the Board as to whether to pursue a TIF feasibility plan
and study for the Dempster Street Corridor and he asked the Board to consider adjourning to
Executive Session to discuss land acquisition and the Lehigh /Ferris TIF District and the
Dempster /Waukegan area.
President Staackmann asked if there were any comments from the audience and there were none.
Trustee Gomberg asked whether Dempster Street would meet the legal requirements for blight
necessary for a TIP District. Mr. Said stated T'il~ statutes have certain legal requirements which
he believed could be met.
Trustee Marcus then complimented Mr. Said on his efforts and stated he continuously hears
comments from property owners and developers complimentary to Village staff.
There being no further discussion, Trustee DiMaria moved to adjourn to Executive Session to
discuss property acquisition. 'I`he motion was seconded by Trustee Grear and approved
unanimously pursuant to a roll call vote at 7:56 prn.
At the conclusion of the Executive Session, Trustee Thill moved to adjourn the
Workshop /Special Meeting. The motion was seconded by Trustee DiMaria a9d approved
unanimously pursuant to a voice call vote at 8:32
Minutes by: Toiiq'S. Kalogerakos, Village Clerk
Special meeting minutes.03 -21 -1 I