Village Administrator Dan Podgorski and Consultant Jack Hynes respond to questions submitted by D215 staff and board
CALUMET CITY, Ill. (June 27, 2024) – In response to questions that arose during the May 28 school board meeting, Lansing Village Administrator Dan Podgorski and Development Consultant Jack Hynes shared a TIF extension presentation at the June 25 meeting. They emphasized the competitive economic climate and Lansing’s position as a border town facing unique challenges from neighboring Indiana.
The Village is seeking support from local taxing bodies to extend the life of a tax increment financing (TIF) district along Ridge Road, citing ongoing development projects and the need to complete planned improvements in the downtown area. TIF extension are granted only through special legislation, and typically approval by all the affected taxing bodies is required. Both School Districts 215 and 158 are being asked to approve this extension.
The Ridge Road TIF district has already been in place for 23 years, with one 12-year extension previously granted. Podgorski explained why the Village is requesting a second 12-year extension.
Economic development
“Competition is fierce for economic development,” Podgorski told the board. “If you’re not ready to roll out the red carpet and offer incentives, be accommodating, let developers know that you want them in your community — they’re going to go to your next door neighbor.” Because of Lansing’s proximity to Indiana, where property taxes are lower, the Village has lost some opportunities from businesses who found options nearby but over the border.
Hynes also noted the importance of supporting small, locally-owned businesses alongside national chains. “The majority of the [Ridge Road] downtown are small, mom-and-pops, right? And that’s what is different than being on Torrence Avenue and getting the national chains.”
Podgorski said the TIF extension is necessary to complete ongoing development projects that have been inspired by the Fox Pointe entertainment venue, which he called a “game changer” for downtown Lansing.
Fox Pointe as an economic driver
Fox Pointe, completed in the fall of 2018, has become a catalyst for downtown development, hosting about two dozen events annually and attracting developers’ interest throughout Lansing.
“Fox Pointe has been a game changer for us,” Podgorski said. “It is driving demand for development in the downtown.”
Podgorski’s presentation highlighted several recently completed and ongoing projects within the TIF district, including photos of facade improvements, new businesses, and rehabilitation of vacant properties.
Podgorski and Hynes also outlined plans for sidewalk improvements, parking lot upgrades, and development of key sites identified in the village’s 2014 comprehensive plan.
The former DeYoung Furniture, Barber Rick’s, The Pet Set, and Cole & Young Jewelers locations were also listed as examples of future development projects that make a TIF extension necessary.
Questions from school board members
School board members had expressed concerns that granting another extension would lead to the TIF district being extended indefinitely. Board member Dominique Newman asked, “Is this going to happen again in 12 years? Like, is this just an indefinite, [ongoing] ask to give up this money forever? Because really you could just keep developing forever, right?”
Podgorski responded that the state has not extended any TIF district beyond 47 years. He emphasized that the current request is driven by specific development demands in the downtown area.
“We’re not going to need more than 12 years to finish up what’s on the table here,” he said.
In response to Board Vice President Marcie Wilson’s request for specifics about offsetting the financial impact of the extension on the school districts, Podgorski explained that the Village would return two years’ worth of TIF funds to the taxing bodies, either as a lump sum or spread over several years.
“We will basically declare a surplus and return two years’ worth of taxes to all the bodies,” Podgorski said. “I think that’s the easiest way.”
Next steps
To move forward with the TIF extension, the Village is seeking letters of support from all the affected taxing bodies, including District 215, District 158, and Thornton Township. Podgorski said they have already received support from the Lan-Oak Park District and the Lansing Public Library Board.
The request does not require immediate action, as the extension proposal will be considered during the state legislature’s fall veto session.
The District 215 Board did not take action on the request during the June 25 meeting but indicated they would consider the proposal and revisit the issue in the coming months.
Related
- Student art, student public comments, and IT interns — D215 board meeting highlights
- Fox Pointe officially opens (published September 28, 2018)
- Cadou Decor to bring high-end boutique and art gallery to Ridge Road (published May 3, 2021)
- Cause of Sunday-morning fire on Ridge Road remains under investigation (published July 24, 2023)
- ‘The plan is unchanged’ — One Trick Pony owner gives update on Ridge Road gastropub (published September 12, 2023)
