Lakewood Seeks 100 More “Affordable” Housing Units

Tonight at & PM at the RedTail Golf Club the Lakewood Village Board will consider a resolution and plan to comply with the 2004 Affordable Housing Planning and Appeal Act.

The documents indicate that of 1,367 housing units, 37 are now “affordable.”

To meet the goal selected, Lakewood will need 100 more “affordable” housing units.

Where will they be?

“…in and around the intersection of Route 47 and 176.”

The most significant parts of the plan up for approval tonight at the RedTail Country Club follow:

Lakewood Affordable Housing Units 1Lakewood Affordable Housing 2= = = = =

I’ve concluded that strip malls should be required to have apartments above the stores, just as stores did in the towns built in the 1800’s. Lakewood missed this opportunity with its first strip mall. Maybe it won’t the next time around.


Lakewood Seeks 100 More “Affordable” Housing Units — 8 Comments

  1. This tif is in Woodstock consolidated school district 200.

    Lakewood children attend CL D155&47 schools.

    All Lakewood property tax dollars go to CL D155&47 schools.

    All tif property tax dollars for the next 24-35 years will go to Lakewood.

    All costs to pay for education of children from housing units developed in the tif will be the sole burden of Woodstock CUSD 200 taxpayers.

    Costs expected to begin at $12,000 per pupil x 60 pupils= $720,000 annually.
    (100 units, 2.8 persons per unit, 22% school-aged).

    It is appropriate at this time to begin swift re-districting of the tif parcel OUT of Woodstock D200 and into CL D155&47 schools.

  2. Employment centers in Lakewood?

    The Affordable Housing Act perfectly embodies all that is wrong with the laws being passed today.

    This problem should be addressed regionally.

    There are too many small towns required to comply with this fiasco.

    Who will build this product and who will buy it?

    It’s not feasible to build housing at that price, it’s even lower in some towns with high taxes as the taxes are figured in to the affordability.

    So then does the nanny state develop this project?

  3. The local pols need to tell the fed to but out.

    And that goes for every single piece of you-know-what legislation they are jamming down our throats.

    The fed was supposed to keep the states from fighting each other – NOT ruling from some imaginary throne.

  4. The Woodstock CUSD 200 Board and Superintendent did not object to the affordable housing proposal in the Route 47 / Route 176 TIF.

    The Village of Lakewood Tax Increment Financing (TIF) Eligibility Study and Redevelopment Plan and Project, Illinois Route 47 & Illinois Route 176, Redevelopment Project Area, Final Report, November 12, 2014; includes $1 Million dollars of the proposed $66 Million dollars allocated to affordable housing construction.

    So with the TIF the Village of Lakewood obtains McHenry County taxpayer money to subsidize affordable housing for Lakewood, and the children would attend Woodstock schools, not Crystal Lake schools which the majority of Lakewood attends.

    Affordable housing has all sorts of local, regional, state, Federal government agencies and non-profits and private companies involved in the planning, funding, construction, and operation of affordable housing.

    Here are some of the players in Illinois.

    First, every counting has a housing authority.

    BPI – Business and Professional People for the Public Interest
    Chicago Metropolitan Housing Development Corporation
    CMHDC Development Services
    Cook County Land Bank Authority
    DuPage County Housing Assistance
    DuPage Housing Authority
    Housing Authority of Cook County
    Housing Choice Partners
    Housing Opportunity Development Corporation
    Illinois Housing Council
    Illinois Housing Development Authority
    Joliet Housing Authority
    Lake County Housing Authority
    Laborers’ Home Development Corporation (LiUNA)
    McHenry County Housing Authority
    Metropolitan Housing Development Corporation of Chicago
    Partnership for New Communities
    Regional Housing Partnership
    RAND Corporation
    South Suburban Land Bank and Development Authority
    U.S. Dept. of Housing and Urban Development
    Waukegan Housing Authority
    Woodstock Institute
    Hispanic Housing Development Corporation

  5. The equitable simple solution is to re-district the small area of the tif into Lakewood school districts (where all the Lakewood property tax doillars go).

    Or, I suppose, annex all of Lakewood children ionto Woodstock D200 along with all that property tax revenue.

    This case is too inequitable and interesting to pass unchallenged.

    D200 Board will be scrutinized as to their inexplicable silence to date.

    They won’t be able to quietly absorb nonpaying customers while Lakewood collects 14% of the tif EAV (which Lakewood estimates as $34 million, so…$4 million annual revenue to Lakewood to pass out to developers, while D200 taxpayers pay $720,000 the first year of 24-35, and more every year.

  6. Where is the Lakewood 2005 Affordable Housing Plan?

    Can’t find it on the village website.

    Where exactly in the Lakewood Route 47 / Route 176 TIF are would the affordable housing be located…can’t find that on any Lakewood TIF documents.

    Susan, if you could break the sentence up and elaborate on the numbers, it’s hard to read the sentence and do the math and remember where all the numbers are coming from just reading through the comments, without pausing and taking time to think about it.

  7. (Just back from Lakewood meeting where the resolution passed unanimously, Serwatka absent).

    Sorry for poorly worded comment:

    1. Lakewood website contains resolution I think also attached to tonight’s agenda. The resolution is to build at least 100 ‘affordable housing’ units in the tif at 47&176.

    2. It was not specified precisely where in the tif original plan (also on Lakewood website, or I have an archived copy if you need it). Actually while $1 million was included in budget of original plan (as was made a great point to stress at tonight’s meeting) the plan contained no specific high density residential zoning indications that I could discern.

    It is in Woodstock D200 though, you can find a map of that by Googling it. The little sliver of tif land south of 176 could easily be detached/annexed from D200 to Lakewood’s school districts, it is contiguous and actually it makes more sense for D200 to stop at 176.

    3. Lakewood tif original plan projected $34 million of EAV would be created.

    Our tax rate (unincorporated Woodstock) is minimum 12% of EAV.

    (Woodstock tax rate is about 14% of EAV)

    12% of $34 million is $4,080,000 annual property tax revenue flowing to Lakewood to give to developers.

    4. When 100 low income housing units are created:

    2.8 persons per household (according to US Census)
    22% of persons school aged (ages 5-18)
    so, 100 x 2.8 x .22 = 60 new students who need education funded.

    cost per pupil per year, without including debt service, is $12,000 per pupil in D200.

    $12,000 (annual cost per pupil) x 60 (new pupils) = $720,000 annually the first year.

    tifs last 24 years and can get a rubber stamp political 12 year extension, hence profitable Chicago tifs live 35 years.

    5. I spoke at meeting and suggested 2 equitable solutions:

    facilitate rapid amicable detachment/annexation proceeds for the tif property (re-district school boundary to make Lakewood tif properties attend Lakewood school. It is easy: contiguous and a very small area; how can Lakewood object to paying the education costs of their own children when collecting 100% of all tax revenue from the tif and withholding that tax revenue from all taxing bodies involved, most noticeably Woodstock School District 200?)

    The second equitable solution would be to disband the tif, and let property tax dollars naturally flow to the taxing bodies forced to provide services to tif properties.

  8. To explain my theory on Woodstock D200 Board’s inexplicable resistance toward taking any measures to protect their taxpayer base from this cross-border tax dump:

    Woodstock CuSD 200 passed a referendum In 2006, they borrowed $105 million, built 2 big new schools.

    Since then, they have operated their two high schools at half capacity and Clay academy at 50-70 students out of 300 capacity.

    Recently pressure has been building to justify school tax rate 2.7% of total home value (8.1% of EAV)) with Woodstock property tax rates at 4.6% of total home value.

    (comparisons to national and local averages underscore that this tax rate is sick; home values are continually depressed here as tax levies rise year after year).

    Woodstock school board will spare themselves embarrassment, or pressure to close one hs and consolidate to save huge costs, if they can get new attendees.

    Even no-pay tif enrollment will do.

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