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East Dundee holds public hearing on Beverly Road/Route 72 redevelopment, TIF eligibility explained
Summary
Consultants outlined a proposed 10‑parcel Tax Increment Finance district on the village’s east side, citing quarry‑related blight and chronic flooding; base value is about $2.5 million with a projected full build‑out value up to ~$60 million and a June–Aug board action window noted.
President Daniel Pearson opened a public hearing May 18 on a proposed redevelopment plan and Tax Increment Finance (TIF) district for the Beverly Road/Route 72 area.
Jackie Mish, principal planner with Mandewal & Associates, told the board the proposed TIF would include 10 parcels — four already in the village and six that would require annexation — and that the redevelopment plan envisions a modern industrial or business park. "TIF plans have two parts: the redevelopment plan and project, and the eligibility report," Mish said, describing the study the village must adopt to meet Illinois TIF law.
Mish said the plan’s eligibility finding relies on four state criteria, including obsolete platting, environmental cleanup needs, properties that are former quarries and chronic flooding tied to past mining. She noted the site contains a former sand quarry and stormwater issues that previously caused severe flooding in 2020. The consultant estimated the current combined base value of parcels in the proposed district at about $2.5 million and said full build‑out of the proposed business park could support "upwards of $60,000,000 or higher." She cautioned that significant site preparation and stormwater improvements will be required and carry substantial costs.
Mish also said the TIF process includes statutory timing constraints: if the board elects to take action, ordinances creating the TIF must be adopted between June 1 and Aug. 16 to meet the desired schedule.
No members of the public filled the hearing record, and the board closed the hearing by motion. The village staff indicated next steps would include scheduling the required ordinance readings and returning with refined cost estimates and annexation materials.
What happens next: the board may consider adopting the required ordinances in the statutorily framed window; staff and the consultant will return with final report materials and formal ordinance language.
