The Village has established two redevelopment districts in an effort to promote orderly redevelopment and reinvestment 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 and the SAAB Exchange dealership opened in 2004.

The Waukegan Road right-of-way from Dempster to Golf has undergone significant improvements since the creation of the TIF 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 properties near the Metra commuter rail station at Lehigh and Lincoln. 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.

Several private redevelopment projects have been completed since this district was created while others are under construction at this time. Recent projects and planning efforts include the following:

Ferris Plaza – This new neighborhood shopping center 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.

The Woodlands - Construction and occupancy of this condominium and townhouse project by The Elliot Group is proceeding according to plan. The final condominium building as well as the final group of townhouses was recently completed. The 400+ new homes are nearly sold out and full occupancy is likely to occur in 2007.

Crossings of Morton Grove – This project consists of 65 luxury townhouses being developed by the Toll Brothers, a national homebuilder. Construction of this project began in mid-2006. The first group of townhouses began to be occupied in December 2006.

Ferris & Capulina – The Village completed its multi-year efforts to assemble a parcel of land suitable for redevelopment. The 2.0 acre site is located at the southwest corner of Capulina and Ferris Avenues. This site is anticipated to be made available for development in 2007.

Community Workshop – More than 140 residents and business owners participated in this July 2006 event to provide input on the future redevelopment priorities in the TIF District.

Consultants from S. B. Friedman and Company and designers from Farr Associates gave a presentation that discussed the goals of this Redevelopment District and the urban planning principles that are used when developing a long-term vision for a changing neighborhood. They showed several examples of projects in other communities that might be viable here in Morton Grove. The consultant team suggested "development framework plans" for the Lehigh Ferris District that will create more housing options, improve the Metra commuter facilities, and attract commercial businesses. The team of consultants also identified a number of "key projects" that could be implemented to achieve the goals of this district. Click here to download the presentation.

After the presentation, the audience engaged in several lively discussions at their individual tables. They commented on the types of projects that they preferred to see in the future and voiced concerns regarding the redevelopment projects suggested by the designers. After the spirited discussion, each table appointed a speaker to summarize the key ideas to the entire group. Click here to download the proposed project list that was discussed.

At the end of the night, each person prioritized the importance of the key projects by voting for their top three choices. The ideas, suggestions, and concerns will be summarized and used to inform the Village Board in shaping the future redevelopment of this area. Click here to download the summary of comments.

Framework Plan – The Long-Term Framework Plan is anticipated to be completed in 2007. This conceptual plan will be used to guide future redevelopment in the TIF District in a manner that achieves the long-term goals of the community. Click here to see the current draft of the framework plan.

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.