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District 211 signs memorandum of understanding related to Arlington Park redevelopment; MOU ties protections for schools to stadium/land use terms
Summary
Township HSD 211 joined other area districts in approving a memorandum of understanding that seeks reimbursements for students from any residential development on the former Arlington Park site, creates joint review board powers over TIFs and pilot agreements, and ties protections to stadium construction milestones and assessment schedules.
Township High School District 211 voted to acknowledge and adopt terms negotiated with neighboring districts and municipal officials in a memorandum of understanding (MOU) addressing redevelopment of the former Arlington Park Race Course property.
Outside counsel Scott Metcalfe and legislative consultant Matt Glavin summarized the near‑final 13‑page agreement, which the three school districts and the Village of Arlington Heights negotiated with the Chicago Bears Football Club and related stakeholders. The MOU includes: a formula to calculate full per‑pupil operating cost reimbursement for new students derived from any residential development; an obligation to negotiate capital cost funding if enrollment increases require new classroom construction; and enhanced powers for school districts on a Joint Review Board to approve or block Tax Increment Financing (TIF) districts or pilot (payment‑in‑lieu‑of‑taxes) agreements over parts of the property.
Metcalfe explained the TIF/pilot provisions give the taxing bodies a more substantive vote than typical practice, with weighted votes proportionate to each taxing agency’s share of the property tax bill. Under the provision, the school districts collectively (which account for the majority share of typical school‑area tax bills) would be able to block a TIF for the stadium portion and require Joint Review Board approval for other TIFs covering the property.
The agreement also sets baseline assessment assumptions for 2024–2027 (a market value figure of $125,000,000 at a 10 percent assessment level for vacant land) and outlines an assessment escalation (2–5 percent annually) if the Bears do not advance certain zoning and building milestones. The MOU contemplates that the pilot legislation (payment in lieu of taxes) is not law yet, and the districts would continue to press for protections in any pilot agreement that might be proposed.
During board discussion trustees asked clarifying questions about who ultimately bears development impact fees, the joint review board composition and vote weighting, and whether a stadium is a condition precedent for the MOU. The board approved acknowledging the negotiated MOU by roll call after the presentation; one trustee recorded a No vote.
