TIF District Information
The Village has established two redevelopment districts in an effort to promote orderly redevelopment and to attract new investment along Waukegan Road and in the area surrounding the Metra commuter rail station at Lehigh & Ferris Avenues.
These districts were created in accordance with Illinois state law regarding the use of Tax Increment Financing (TIF). Don’t know what TIF is? Click here to learn more.
Waukegan Road TIF District
The Waukegan Road Tax Increment Financing (TIF) Redevelopment District was created in 1995 and is intended to encourage redevelopment and improvement of the Waukegan Road commercial corridor. The District will expire in 2017. Click here to see a map of the TIF redevelopment district.
The mission of the Waukegan Road TIF District is to encourage the redevelopment of certain parcels to a higher and more productive land use and to promote the continued realization of the commercial potential inherent along this heavily traveled business corridor.
Since the creation of the TIF redevelopment district, several lower-tier motels have been replaced with new commercial facilities. The new projects include a Walgreen’s Pharmacy and a Charter One (former St. Paul Federal) Bank. A new McGrath Acura automobile dealership opened in 2003.
The Waukegan Road right-of-way from Dempster to Golf has undergone significant improvements since the creation of the TIF Redevelopment District. These include: the creation of a continuous center turn lane, new street lighting, new landscaping, and new street furniture. Much of this work was funded by federal and state sources due in part to the Village’s commitment to improving the commercial corridor.
The Village continues to pursue the redevelopment of strategic parcels to a higher and more productive land use so that new commercial businesses can be attracted to this area.
The Community & Economic Development and Finance Departments provide oversight of the Waukegan Road Tax Increment Financing (TIF) Redevelopment District. Click here to see the annual report to the Joint Review Board.
Lehigh-Ferris TIF District
The Lehigh-Ferris Tax Increment Financing (TIF) Redevelopment District was created in 2000 as a means to promote orderly redevelopment of numerous vacant and underutilized properties near the Metra commuter rail station at Lehigh and Lincoln. This is one of the oldest neighborhoods in Morton Grove and includes some of the oldest infrastructure and utilities. The TIF District will expire in 2023. Click here to see a map of the TIF redevelopment district.
The re-development focus includes a mixture of uses including multi-family residential, commercial and public/institutional uses in addition to required infrastructure improvements. Numerous improvements to public and private property that contribute to a vibrant and safe working, living, and shopping environment are anticipated. General redevelopment is guided by the Lehigh/Ferris Subarea Plan that was finalized in October 2002. Click here to view the 2002 sub-area plan.
More recently, the Village refined the Subarea Plan and approved a Long-Term Framework Plan in January 2009. This conceptual plan was developed over a five-year period with extensive input from professional engineers, architects, planners and Morton Grove residents. This Framework Plan reflects the priorities, restrictions, and general design intentions expressed by Morton Grove’s elected officials, appointed officials and community residents. This document will be used to guide future public infrastructure improvements as well as all future development in the TIF Redevelopment District so that the neighborhood transitions into a pedestrian-friendly neighborhood that compliments the surrounding neighborhoods. The Framework Plan consists of two volumes. Click HERE to review Volume 1. Click HERE to review Volume 2.
Several private redevelopment projects have been completed since this district was created while others are under construction at this time. Recent projects include the following:
- Ferris Plaza – This neighborhood shopping center was completed in 2005 and is located at Ferris and Dempster. It consists of nearly 8,300 SF of commercial space and is occupied by a variety of small tenants.
- McDonalds – This quick-service restaurant was completely rebuilt in fall 2008 to better serve the community. It features a comfortable interior seating area in addition to a double-drive thru.
- The Woodlands of Morton Grove – This was the first substantial new project in the Redevelopment District. Consisting of nearly 400 new homes, the development includes four mid-rise condominium buildings and several clustered townhouses arranged around a private driveway and landscaped common areas. The project was developed by the Elliott Group and built by McShane Construction. In 2005, it was recognized as Chicagoland’s Multi-Family Development of the Year. This $110 million project was made possible, in part from a $5 million TIF tax-sharing agreement. This TIF agreement was completed in 2009. Click HERE for more information about available units. Click HERE for information about the association.
- Crossings at Morton Grove – This project consists of 64 luxury townhouses being developed by the Toll Brothers, a national homebuilder. Construction of this project began in 2006. Construction is proceeding smoothly with additional units being constructed as they are sold.
Several public improvement projects are also anticipated to take place in 2009 and 2010. They include the following:
- Lincoln Avenue Streetscaping and Traffic Calming – Roadway improvements are anticipated from School Street to Ferris Avenue in order to beautify the street and improve comfort and safety for pedestrians. Several features will be geared toward reducing vehicle speed along this roadway. Landscape improvements are anticipated at the Fire Station and Public Library.
- Ferris Avenue Streetscaping – Similar roadway improvements are anticipated between Dempster Street and Lincoln Avenue. Click HERE to view an overview of these public improvements.
- Metra “Railwalk” – A dedicated route for pedestrians and bicyclists is envisioned to connect the Metra station to the bike route & sidewalk at Dempster Street. This “railwalk” will beautify a dusty stretch of Metra’s right-of-way and provide a convenient access route for area residents. Click HERE to see an overview of these public improvements.
- Ferris & Capulina (Site B) – Over a several year period, the Village assembled a parcel of land suitable for redevelopment at the southwest corner of Capulina and Ferris Avenues. After a public Request for Qualifications and Proposals process, five different offers were made to develop the 2.0 acre site. Negotiations regarding the sale and redevelopment of this property are pending.
The Community & Economic Development and Finance Departments provide oversight of the Lehigh-Ferris Tax Increment Financing (TIF) Redevelopment District. Click here to see the annual report to the Joint Review Board. Click here to see a status report presented to the Village Board in July, 2009.