Post by dachuckster on Jun 3, 2023 19:32:51 GMT -6
We live about 5 miles from the old Arlington Park Racetrack. I have been following all the stories, rumors, etc. regarding the Bears and that site for that last 2 or 3 years.
The Village of Arlington Heights has been taking a lot of heat from its residents about the sale of the old racetrack to the Bears since it occurred. No one in that town wants to see their property taxes go up one cent due to any costs associated with the development of the new Bears stadium. So, the Village has been pushing raising the property taxes even before the Bears even finish demolition of the existing structures. Since the old racetrack has been basically vacant for years, it has basically been off the property tax rolls. The Bears were the only organization who really had any concrete plans on what yo do with the old racetrack.
Once the old racetrack and all the associated infrastructure for running a horse racetrack have been removed, the property is actually very valuable. I suspect the Bears could sell it at a decent profit. There is a lot of really garbage quality housing, old stables and a lot of other stuff behind the racetrack. No one ever shows any of the photos of that stuff. It is pretty ugly. As I said before, there weren't a lot of interested buyers.
So, I am sure the Bears are putting the muscle on the Village to get them to put up or shut up. Assuming the Bears build up all the event infrastructure on the property as well as building the stadium, it represents an absolute sales tax goldmine for the Village. And the Bears know it. Retail sales tax in that village are around 11%. Think about 11% of all retail sales in and around the stadium that will be made every game day. There are a lot of hotels in and around the area. I expect that the area will get more hotels, restaurants, etc. once the new stadium is open.
The Village wants the Bears to complete the project. The Bears didn't even consider closing on the property (much less starting demo) until they had completed a lot of talks with the Village of Arlington Heights along with several other adjacent suburbs.
I expect this is more of getting viewership to TV news, selling newspapers, or getting clicks on a website than anything else.
One of my work projects was in AH. My client had no end of difficulty with permits and issues in redeveloping an old brownfield property. Even after permits were issued the village changed tack and caused even more problems. Good luck to the Bears, they'll need it in AH.
One of my work projects was in AH. My client had no end of difficulty with permits and issues in redeveloping an old brownfield property. Even after permits were issued the village changed tack and caused even more problems. Good luck to the Bears, they'll need it in AH.
+1
We've lived out here since the spring of 1986. Actually, I live in Mount Prospect which is the suburb directly east of Arlington Heights. But we've been somewhat politically active out here (school board stuff, going to village board meetings for specific agenda items, etc.).
In the majority of my working career in IT services, I owned and ran a small IT consulting services company. We did a lot of work in health care (hospitals primarily) and in public education. I had the Chicago Public Schools (both as a separate governmental taxing body and as a part of the City of Chicago), several suburban school districts, Cook County government (for their hospitals and public clinics).
So, I feel I am uniquely qualified here to talk about what it is like to do business with local governments in the Chicago metro area. I worked with many, many people in government who were well educated and professional. And they comported themselves as dedicated public servants. This group was actually the majority of who I worked with in these various governmental organizations. However, at significant leadership roles, it could be (and often was) much different. If I were to compare this group to pond scum, I would be insulting all forms of pond life. Working with some of these folks was like working with the Mafia.
I learned very early on the be willing to play a very aggressive form of hardball with any governmental organization at the drop of a hat. I had to make sure that I had everything in writing (even seemingly insignificant work-related items) and be willing to walk away the second people started playing games and changing any of the rules. Once you developed a reputation for being a "tough guy", it would stop. You might miss out on some contracts but at least all your projects were at least moderately profitable.
If I were the Bears, I would start negotiating with at least two other sites (and different governments). And if AH got "weird" in any manner shape or form, I would immediately stop work and take it to the press immediately. And the Bears need to be willing to just walk away.
This is exactly what AH is doing, and like you said, it's no secret; they always pull this stunt. It's laughable that they're doing it to such a huge (financially) entity like the Bears, but when you look back at all the woo'ing and seduction they laid out, it really amplifies things. But the end of it all is if the McCaskey's weren't prepared for this, it borders on hysterical. The mere fact the Bears name-checked Naperville as a possible alternative had me rolling, especially when one of the Naperville councilmen went "... wait, what?"
Isn't this tax hike from the Cook County Assessor's office, and not necessarily the village of Arlington Heights?
The county Assessor's office collects the taxes. But the various taxing bodies (your city of residence, the school districts, etc) determine that taxes.
The General Assembly is in the act too.
Everyone wants to add taxes to ticket prices, parking fees. A representative from the City of Chicago wants special taxes to pay for the drop off in Park District revenues. Because the Bears did not renew their lease!! I can't make this stuff up. I had a hard time watching the video below. I knew about the bill but when you see the folks just lining upp to make sure they get a piece of the pie, it's just nuts.
I personally think the Arlington Heights location is the best for all concerned. There is a commuter rail line with an existing station on the NE border of the property. You'll be able to take trains form downtown to/from the games. I used to ride the line downtown. If the Union Pacific would put in some full express trains for games, the ride is less than 40 minutes between the new stadium and the loop. There are two expressway interchanges on the NW and SW corner of the property.
But, if Naperville will give them a better deal, they should change plans. Like I said in the other thread about moving to Arlington Park, when it comes to dealing with a lot of governments, you need to demonstrate that you are willing to cut any or all of them out of the deal. That kind of muscle is just about the only thing they understand. As a politician once said, "You think this is the Boy Scouts?"
Isn't this tax hike from the Cook County Assessor's office, and not necessarily the village of Arlington Heights?
The county Assessor's office collects the taxes. But the various taxing bodies (your city of residence, the school districts, etc) determine that taxes.
The General Assembly is in the act too.
Everyone wants to add taxes to ticket prices, parking fees. A representative from the City of Chicago wants special taxes to pay for the drop off in Park District revenues. Because the Bears did not renew their lease!! I can't make this stuff up. I had a hard time watching the video below. I knew about the bill but when you see the folks just lining upp to make sure they get a piece of the pie, it's just nuts.
I personally think the Arlington Heights location is the best for all concerned. There is a commuter rail line with an existing station on the NE border of the property. You'll be able to take trains form downtown to/from the games. I used to ride the line downtown. If the Union Pacific would put in some full express trains for games, the ride is less than 40 minutes between the new stadium and the loop. There are two expressway interchanges on the NW and SW corner of the property.
But, if Naperville will give them a better deal, they should change plans. Like I said in the other thread about moving to Arlington Park, when it comes to dealing with a lot of governments, you need to demonstrate that you are willing to cut any or all of them out of the deal. That kind of muscle is just about the only thing they understand. As a politician once said, "You think this is the Boy Scouts?"
Post by dachuckster on Jun 5, 2023 17:36:05 GMT -6
Actually, I kind of hope the Bears reach out to Merrillville in Indiana. Still part of the Chicago metro area (althoug a bit on the fringes). And a much more business friendly state. My guess is they would get any deal they wanted as far as property taxes go.
It would certainly keep the Illinois General Assembly's fingers out of the pie.
