The city proposes designating the Dempster/Dodge area as a Tax Increment Financing district to promote redevelopment of the vacant Evanston Plaza shopping center. The TIF would provide funds to attract new retailers, renovate the property, and ensure tenants align with economic development goals like job creation. A redevelopment plan was drafted outlining objectives such as tenant attraction, infrastructure improvements, and site preparation. The city council will consider adopting ordinances to approve the TIF plan and establish public hearing dates to consider resident feedback before final designation.

1. Dempster Dodge TIF –Dempster Dodge TIF –
Proposed DesignationProposed Designation
Monday, March 26, 2012
City Council Presentation

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4. The City’s goals in pursing the designation of the Dempster/Dodge TIF
District as summarized in the Redevelopment Plan:
•Promote redevelopment to increase occupancy levels at Evanston Plaza in
partnership with the new Owner. If not for TIF, the City and property owner
would have limited ability to:
Attract strong quality retailers,
Renovate the property to modern standards, and
Address long term issues to help sustain a more vibrant shopping center.
•Work to ensure that the tenants are those that are consistent with the City’s
overall economic development goals:
Neighborhood Commercial Redevelopment and revitalization;
Increase and Diversify the Tax/Revenue Base;
Job creation/Work Force Training Opportunities
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5. Why a stand alone TIF District?
•Although adjacent to the West Evanston TIF, this property
was not included when West Evanston TIF was created
(2005) or amended (2007) because the assessed valuation of
the property was too high;
•As a result of 2008 economic downturn and high vacancies,
the current base value is at a level where redevelopment can
be expected to generate tax increment;
•Keeping TIF separate allows for targeted redevelopment &
revitalization at Evanston Plaza, and prioritizes increment in
West Evanston TIF for designated projects within that TIF.
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6. As part of TIF designation process to date, Kane McKenna
Associates (KMA):
•Completed IL state statute required TIF eligibility study and determined that
the site met the criteria for a TIF;
•Based on input from staff, KMA completed the draft Redevelopment Plan –
defining the redevelopment objectives, including:
Attraction of tenants to redevelop underutilized buildings;
Construction of public improvements;
Entering into redevelopment agreements, as necessary, with Owner;
Site preparation;
Rehabilitation of structures; and
Job training.
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7. Tonight’s requested City Council action – adopt two
ordinances authorizing:
1.The time and place for the public hearings for Dempster /
Dodge TIF Plan and Eligibility Report; and
2.City staff and Kane McKenna and Associates to prepare
additional notices as required by the TIF Act for the public
hearings.
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8. The timeline for the next steps in designation and implementation of the
Dempster / Dodge TIF District is as follows:
•Required notices to be sent to residential properties within 750 feet.
•Joint Review Board (JRB) to open their public hearing on April 12,
2012.
•JRB to make a recommendation on the proposed TIF District. The
targeted date for decision is on or before May 12, 2012
•A public hearing is held by City Council for proposed TIF district. The
targeted date is May 14, 2012.
•Pending successful recommendations, the City Council will introduce
and adopt the ordinances to adopt the TIF plan, establish the
Redevelopment Area, and to adopt tax increment financing for
Dempster/Dodge. The targeted date is May 28, 2012.
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Dempster-Dodge TIF DesignationDempster-Dodge TIF Designation