Lake County Gazette

Village of Deerfield Committee of the Whole met Sept. 2

Here are the minutes provided by the committee:

The Village Board met as a Committee of the Whole in the Council Chambers of the Village Hall at 6:30 p.m. on Tuesday, September 2, 2025. In attendance were:

PRESENT:

Village Board Staff

Dan Shapiro, Mayor Kent Street, Village Manager

Bob Benton, Trustee Andrew Lichterman, Deputy Village

Larry Berg, Trustee Manager/Director Community Development

Jennifer Goldstone, Trustee Eric Burk, Director of Finance

Jesse Greenberg, Trustee Robert Phillips, Director of PW and Eng.

Mary Oppenheim, Trustee Justin Keenan, Assistant Village Manager

Tyler Dickinson, Asst. Dir. of PW and Eng.

John Guccione, Eng. Project Manager

Brandon Janes, WRF Superintendent

Matt Weiss, Director of IT

ABSENT:

Elaine Jacoby, Trustee

Public Comment

There were no public comments on non-agenda items.

Business

1. Discussion of 2026 Capital Improvement Plan

The $10 million bond issuance Capital Improvement Plan (CIP) that was presented at the August 13, 2025, and August 18, 2025, Committee of the Whole meetings has been reduced based on the discussion at those meetings. Mr. Street reported changes to the $10 million CIP proposal include deferring $650,000 worth of improvements at Village Hall, deferring the $225,000 expansion of the Krase building at Public Works and eliminating the $150,000 façade rebate program for 2026 and 2027. Mr. Burk stated these reductions allow the Village to complete a two-year CIP (FY2026 and FY2027) and fund the 2025 Hazel Avenue Infrastructure Project overage as well as the 2025 TIF property acquisition with an $8.6 million bond issuance, in addition to current funding sources. The 2025 solar panel project at the Water Reclamation Facility would be funded with a 2025 General Fund transfer. If the Hazel Avenue Infrastructure Project and TIF property acquisition were not bonded and instead paid for out of the General Fund, the 2026 CIP would be reduced.

Speer Financial, the Village’s Municipal Advisor, would help determine the timing and structure of a bond issuance. Bonds would need to be issued by early 2026 (January or February) in order to be reflected on the bills paid in 2026. An $8.6 million 20-year bond issue would add approximately $690,000 to the tax levy which would result in a property tax increase of approximately $75 per year for a $500,000 home. This amount could be reduced further by abating the debt service related to the TIF property acquisition. TIF increment would then be used for the debt service rather than the Village tax levy. The abatement evaluation and decision would need to made by the Board annually. Mr. Burk noted the Village could issue separate bonds for $3 million and use the increment to abate those bonds instead of utilizing the tax levy. There is currently about $270,000 in the TIF fund and more money is expected later this month. The Village should receive at least $224,000 from the TIF district annually. The Board reached consensus on the new iteration of the CIP.

Trustee Greenberg suggested staff prepare a report and information on the stormwater fee proposal, including what neighboring communities are doing.

2. Discussion of Impact Fee Study

Mr. Street stated the Impact Fee Ordinance was implemented in 1993 and is due for review. The Ordinance imposes fees for new residential developments to offset costs of expanding or building new infrastructure required by the addition of new residents to the Village.

The Ordinance requires developers to dedicate land for parks, school sites, fire protection, library and village-use or make cash contributions in lieu of actual land dedication.

The variables that comprise the basic formula for calculating impact fees are:

1. Demographic multipliers by housing type

2. Level of service – acreage requirement per unit of population

3. Fair market value of vacant land

Mr. Lichterman stated staff recommends updating the demographic multipliers and the level of service standards used to calculate impact fees to reflect the current level of service or adopt standards more in line with contemporary practices. Staff also recommends updating the fair market value used to calculate impact fees to $300,000 per acre of vacant land, rather than the current fee of $175,000 per acre.

If the Village were to adopt the recommended changes, the total impact fees will increase by an average of 57 percent across all housing types. Mr. Lichterman noted the fees are paid by the developer at the time building permits are issued. Some of the impact fees can be negotiated, such as an assisted living center may negotiate to not pay fees to the school districts. Trustee Oppenheim asked if the impact fee structure were to change, would the Village be required to ask the other impact fee recipients for their input. Mr. Street stated the Village would let them know of the changes before the Ordinance is presented for approval. Mayor Shapiro believes this is a necessary change and the amount of $300,000 may be light. Mr. Lichterman will check other communities Impact Fee Ordinances to determine if that is an appropriate amount. Given the development opportunities in Deerfield, Trustee Greenberg would like to get multiple perspectives before moving forward with an Ordinance. Trustee Goldstone would like to know the amount that these fees would add to the bottom-line cost of a project. Mayor Shapiro suggested inviting the developers and other interested parties to the conversation regarding impact fees. Trustee Oppenheim noted there are interested developers, so this is something the Board should act on rather quickly. Mr. Schuster noted the current impact fee formula uses property values below market value. There will be another Committee of the Whole meeting in October to further discuss the impact fee study.

Adjournment

There being no further discussion, Trustee Oppenheim moved, seconded by Trustee Greenberg, to adjourn the meeting. The motion passed unanimously on a voice vote. The meeting was adjourned at 7:27 p.m.

https://www.deerfield.il.us/AgendaCenter/ViewFile/Minutes/_09022025-1250