Northbrook trustees approve amendment allowing residential phases before retail at Northbrook Court

The Village of Northbrook Board of Trustees voted to amend the planned development ordinance and redevelopment agreement for Northbrook Court to allow portions of the residential program to be built prior to completion of the retail center.

The approval, taken at a joint meeting with the village’s Plan Commission, grants Brookfield Properties the sequencing flexibility it requested while preserving the development’s previously approved terms, including the affordable‑housing commitments and the tax‑increment financing conditions tied to retail delivery.

The change follows an extensive process that led to the board’s original 2023 approvals. At the hearing, village staff and the developer said they are not changing building types, densities or the plan’s substantive approvals — only the order in which phases may be built. Amy McEwen, the village’s director of development and public services, told the board the amendment would allow the developer to “begin to work on plans to bring some residential plans forward” while still requiring the detailed engineering and site work normally reviewed at the building permit stage.

Paul Schadl, attorney for Brookfield Properties, said the company was seeking “an amendment to the planned development, the Special Use and Planned Development Ordinance, and to the redevelopment agreement” only to permit a different sequence of development. Adam Tritt, Brookfield’s chief development officer, told the board “the vision cast in 2023…remains the right vision for Northbrook Court’s future,” and that the relief would give the developer “flexibility to have more optionality to get that vision moving.”

Village attorney Elrod summarized the financial incentives that remain tied to retail delivery: the inducement package approved in 2023 — including tax‑increment financing, business district financing and sales‑tax sharing — totals roughly $90,000,000 and “will only be available to the developer if and when they build the retail center,” and only after the developer meets conditions such as engineering plans, permits and at least 50% of the high‑end retail leases being executed. Elrod emphasized those incentive dollars must be generated from the Northbrook Court site and do not tap the village general fund.

Public comment at the hearing was extensive and largely centered on community concern about the site’s current condition, the timing of retail delivery, and the impact of sequencing on schools and village services. Resident Jerry Bernstein told the board, “in 2, 3 years, you say, ‘well, it isn’t yet economically possible.’ That’s the anxiety I have about your project.” Landon Kaye, who runs a Northbrook Court fan page, told the board the owner was “not taking care of it properly” now and urged better on‑site property management in the near term.

Trustees and commissioners pressed the developer for milestones and communications that would give residents confidence. Manager Pavlicek and staff committed to providing periodic updates to the board and making project materials and renderings easier to find on the village website. Brookfield representatives said they would continue market work and studies and did not commit to a firm opening date; the developer estimated a best‑case timeline that could see construction begin on a first phase in late spring 2026, subject to permitting, engineering and market conditions.

The board vote on the ordinance amendment (agenda item 11a as amended) passed 4–1 in a roll call: Trustee Israel — yes; Trustee Ross — no; Trustee Papoun — yes; Trustee Abomey Allen — yes; Trustee Koehler — yes. A companion resolution to authorize related changes to the redevelopment agreement (agenda item 11b) passed on a separate roll call with unanimous support. The ordinance as amended includes clarified language that maintains all previously approved affordable housing requirements regardless of sequencing.

Why it matters: Northbrook Court is a large redevelopment on the former mall site that the village and developer say will be a long‑term mixed‑use project. The board’s approval gives the developer more options to pursue earlier residential phases to help generate capital and momentum for the larger retail vision while keeping key obligations — including the incentive conditions and affordability commitments — in place.

What remains: The developer must still submit building permit applications and detailed engineering for each phase; any changes to building heights, densities or the overall approved plan would require separate reviews. Village staff will continue to monitor tenant conditions at the existing mall and to report progress to the board; the incentives tied to retail remain contingent on retail being built and leased per the 2023 agreement.

Votes at a glance

- Amendment to Planned Development Ordinance (agenda item 11a, as amended): Approved, 4–1 (Israel yes; Ross no; Papoun yes; Abomey Allen yes; Koehler yes). Motion by Trustee Papoun; second by Trustee Israel. - Amendment to Redevelopment Agreement (agenda item 11b): Approved, unanimous. Motion by Trustee Papoun; second by Trustee Abomey Allen.

Speakers quoted or named in this story are identified in public meeting records and the hearing transcript.