Momentum may be shifting against the proposed Plum Farms mixed use development at the northwest corner of Higgins and Route 59 after today’s Village of Hoffman Estates meeting of the Joint Review Board (JRB). The JRB, composed of representatives of taxing bodies and parties of standing, is tasked with hearing and determining if a tax increment financing district (TIF) should be established for the property. If approved, it could mean $22.5 million of incentives for the developers.
The JRB does not have any planning or zoning authority and is limited in scope to making a decision on the TIF qualifications only. JRB members present at the meeting represented Elgin Community College, Barrington Township, School District 220, School District 300, with Cook County attending via telephone.
Also present were Barrington Hills Village President Martin McLaughlin, South Barrington President Paula McCombie and Hoffman Estates Mayor Bill McLeod. In addition, a number of board members from D220, D300, South Barrington, Barrington Hills and Hoffman Estates attended, as did 50+ members of the public. Of note, McLaughlin along McCombie were not invited to the table to be seated nor were they allowed to make any statements, as neither village has legal standing as previously noted due to the disconnection of the land in 2010.
The developer’s attorney made a presentation describing why they believe the project fits the conditions to qualify as a TIF. Attorneys for D200 and D300 disagreed and said that it does not apply by not fulfilling the criteria established with regard to agricultural land, vacant land and chronic flooding.
The definition of vacant land for a TIF is land that has not been used for commercial or agricultural purposes in prior years, or land divided into 3 or more parcels that could be deemed as subdivided.
Both sides differed on if the land had been divided, over the amount of agricultural usage and if there is chronic flooding of the property. The issue of a gas pipeline traversing the property which would restrict further residential development was also raised.
The property needs to be subdivided into three lots if they want their application to be strengthened, but that hasn’t happened yet. The subdivision application was submitted in October, but no decision has been made yet, and this has to occur before TIF can be considered.
The discussion dissolved into a “he said, she said” exchange. And, obviously these matters will likely be taken up in court, as usual, by overpaid attorneys, with the taxpayers on the hook no matter the eventual outcome.
But President McLaughlin was given the opportunity to speak on behalf of Barrington Hills and entered his opposition based upon the offer from Hoffman Estates of $22.5 million, as did South Barrington’s McCombie. Trustee Fritz Gohl and candidate Bob Zubak attended but chose not to speak. A representative of a D220 taxpayers’ group also spoke.
The Joint Review Board voted on two different motions on the TIF, with the bottom line being that the majority of the board disapproved of the TIF.
There will be no business on this matter until 30 days pass. The next meeting is scheduled for April 18th.
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