O-15-26 of the Village of Lemont, Cook, Will and DuPage Counties, Illinois, Adopting the Village of Lemont, Illinois Main & Maley Redevelopment PlanTO:
Village Board Meeting
FROM:
Jason Berry, Community Development
THROUGH:
George Schafer, Village Administrator
SUBJECT:
An Ordinance of the Village of Lemont,
Illinois, Adopting the Village of Lemont,
Redevelopment Plan
DATE:
February 23, 2026
SUMMARY/BACKGROUND
418 Main Street I Lemont, IL 60439
Cook, Will and DuPage Counties,
Illinois Main & Maley
The Village of Lemont is proposing the creation of a new Tax Increment Financing (TIF)
District to assist the Village in encouraging reinvestment and infrastructure improvements
within an aging industrial area located generally at the northeast corner of Main Street and
Maley Road.
The proposed redevelopment project area consists primarily of industrial and vacant
properties that have experienced long-term underinvestment, infrastructure deficiencies, and
recurring stormwater concerns.
ANALYSIS
The Village engaged Ryan, LLC to prepare an eligibility report and redevelopment plan for the
proposed Main & Maley TIF District. The analysis determined that the improved portions of the
district qualify as a Conservation Area under the Tax Increment Allocation Redevelopment Act
and that vacant portions qualify as a Blighted Vacant Area, including the presence of chronic
flooding.
The redevelopment plan establishes a framework for public infrastructure improvements, site
preparation, and coordinated redevelopment efforts that would not reasonably be anticipated
to occur without the use of TIF.
The proposed Main & Maley TIF is consistent with the Village's 2022-2025 Strategic Plan,
which emphasizes financial stability, infrastructure investment, and maintaining a strong
business environment. The redevelopment plan is also consistent with the Lemont 2030
Comprehensive Plan, which supports reinvestment in employment centers and improvements
to aging infrastructure.
Consistency with Village Policy
Lemont 2030 Comprehensive Plan
STAFF RECOMMENDATION
Approval of the attached ordinance.
BOARD ACTION REQUESTED
Motion to approve ordinance.
ATTACHMENTS
An Ordinance of the Village of Lemont, Cook, Will and DuPage Counties, Illinois, Adopting the
Village of Lemont, Illinois Main & Maley Redevelopment Plan
VILLAGE OF LEMONT
COOK, WILL, AND DUPAGE COUNTIES, ILLINOIS
ORDINANCE
NUMBER 0-15-a-(0
AN ORDINANCE APPROVING THE MAIN & MALEY TAX
INCREMENT FINANCING REDEVELOPMENT PLAN AND
PROJECT OF THE VILLAGE OF LEMONT, COOK, WILL AND
DUPAGE COUNTIES, ILLINOIS
JOHN EGOFSKE
Village President
CHARLENE M. SMOLLEN
Clerk
SAMUEL J. FORZLEY
JANELLE KITTRIDGE
KEN MCCLAFFERTY
KEVIN SHAUGHNESSY
RICK SNIEGOWSKI
RON STAPLETON
Trustees
ORDINANCE NO. 0 ` 15 a(,O
AN ORDINANCE APPROVING THE MAIN & MALEY TAX
INCREMENT FINANCING REDEVELOPMENT PLAN AND
PROJECT OF THE VILLAGE OF LEMONT, COOK, WILL AND
DUPAGE COUNTIES, ILLINOIS
WHEREAS, the Tax Increment Allocation Redevelopment Act (65 ILCS 5/11-74.4-1 et
seq.) (the "Act') allows municipalities to find and declare that blighted areas exist within their
corporate limits; and
WHEREAS, the existence of blighted areas requires an excessive and disproportionate
expenditure of public funds, results in inadequate public and private investment, causes property
to be unmarketable, results in the exodus of families and businesses for lack of employment,
threatens the sound growth and tax base of all taxing districts in the area, and threatens the
health, safety, morals and welfare of the public; and
WHEREAS, in order to promote and protect the public health, safety, morals and welfare
it is necessary that blighted areas be redeveloped and that adverse conditions discouraging
private investment in such areas be removed and alleviated; and
WHEREAS, all taxing districts will benefit by the improvement of blighted areas by an
increase in the assessed valuation thereof, by new employment opportunities, and by
construction of housing for the elderly; and
WHEREAS, the Main & Maley Tax Increment Financing Redevelopment Plan and
Project (the "Redevelopment Plan") dated November, 2025 has been prepared by Ryan, LLC
with the Village, which also contains the Main & Maley Redevelopment Project Area TIF
Qualification Report (the "Eligibility Study"); and
WHEREAS, a Joint Review Board consisting of one representative from the Village of
Lemont, Lemont Township, Lemont Fire Protection District, Joliet Junior College District No.
525, Lemont-Bromberek Combined School District No. I I3A, Lemont Hight School District No.
210, Lemont Park District, Lemont Public Library District, Cook County, and one public
member selected by them, convened on January 7, 2026 for the purpose of making an advisory,
non -binding recommendation to the Village of Lemont (the "Village"); and
WHEREAS, said Joint Review Board did issue a Recommendation finding that the
Redevelopment Plan and Redevelopment Project Area meet the eligibility criteria established in
Section 11-74.4-3 of the TIF Act and the objectives of the TIF Act, and recommended the
passage of this ordinance; and
WHEREAS, a public hearing conducted by the Mayor was held on February 9, 2026, in
the Board Room of Village Hall concerning the Redevelopment Plan for the proposed Main &
Maley Redevelopment Project Area (the "Redevelopment Project Area"); and
WHEREAS, notice of said public hearing was given by publication two times in the
Daily Southtown on January 26, 2026 and on January 29, 2026, the first publication being not
more than 30 nor less than 10 days prior to the public hearing; and
WHEREAS, notice of said public hearing was given on December 10, 2025, not less than
10 days prior to the date set for the public hearing, by depositing such notice in the United States
mails by certified mail, addressed to all persons in whose name the general taxes for the last
preceding year were paid on each lot, block, tract, or parcel of land lying within the project
redevelopment area; and
WHEREAS, notice of said public hearing and a copy of the proposed Redevelopment
Plan was given on December 10, 2025, not less than 45 days prior to the date set for public
hearing, by depositing such notice in the United States mails by certified mail, addressed to all
taxing districts of which taxable property is included in the Redevelopment Project Area; and to
the Department of Commerce and Community Affairs of the State of Illinois; and
WHEREAS, there are no residential addresses located outside the proposed
Redevelopment Project Area and within 750 feet of the boundaries of the proposed
Redevelopment Project Area; and
WHEREAS, there are no organizations or residents that have registered with the
municipality in accordance with the registration guidelines established pursuant to 65 ILCS 5/11-
74.4-4.2; and
WHEREAS, the giving and form of notices complied with the requirements of the Act;
and
WHEREAS, at the public hearing all interested persons were given an opportunity to be
heard in respect to any issues embodied in the notice and all affected taxing districts were given
an opportunity to be heard in respect to any issues embodied in the notice; and
WHEREAS, the Mayor and Board of Trustees (the "Board") have reviewed the
conditions pertaining to lack of private investment in the Redevelopment Project Area to
determine whether private development would take place as a whole without the adoption of the
Redevelopment Plan; and
WHEREAS, the Board has reviewed the conformance of the Redevelopment Plan to the
comprehensive plan for the development of the Village as a whole; and
WHEREAS, the Board has reviewed the estimated dates for completion of the
Redevelopment Plan and retirement of obligations incurred to finance redevelopment project
costs; and
WHEREAS, all protests and objections were heard at the public hearing.
2
NOW, THEREFORE, BE IT ORDAINED by the Mayor and Board of Trustees of the
Village of Lemont, Counties of Cook, Will and DuPage, Illinois, as follows:
Section 1
That the above preambles are hereby declared to be true and are adopted as findings of
the Board.
Section 2
That the Redevelopment Plan, a copy of which is herein incorporated by reference, is
hereby adopted and approved.
Section 3
The Board further finds and determines that the Redevelopment Project Area on the
whole has not been subject to growth and development through investment by private enterprise
and cannot be reasonably anticipated to develop without the adoption of the Redevelopment Plan
and implementation of the redevelopment projects therein. The estimated date for final
completion of the redevelopment projects is within 23 years of the passage of this ordinance. The
estimated date for retirement of obligations to finance redevelopment project costs is not later
than 20 years after the issuance thereof.
Section 4
A certified copy of this ordinance shall be filed with the County Clerk of Cook County.
Section 5
If any section, paragraph, clause or provision of this ordinance shall be held invalid, the
invalidity thereof shall not affect any of the other provisions of this ordinance.
Section 6
All ordinances or parts of ordinances in conflict with the provisions of this ordinance are
hereby repealed insofar as they conflict herewith.
Section 7
This ordinance shall be immediately in full force and effect after passage and approval.
PASSED AND APPROVED BY THE PRESIDENT AND BOARD OF TRUSTEES OF
THE VILLAGE OF LEMONT, COUNTIES OF COOK, WILL, AND DUPAGE, ILLINOIS,
ON THIS 23`d DAY OF FEBRUARY, 2026.
MAYOR AND VILLAGE BOARD MEMBERS:
AYES: NAYES: ABSENT: ABSTAIN:
Samuel J. Forzley V
Janelle Kittridge V/
Ken McClafferty `
Kevin Shaughnessy V
Rick Sniegowski
Ron Stapleton
ATTEST:
Charlene M. Smollen, . illage Clerk
Of- OF
2
EEL
`/On®is
John Egofske, Mayor
4
EXHIBIT A
LEGAL DESCRIPTION
Commencing at the intersection of the north line of PIN 22-14-300-037 with the west line of the
West %2 Southwest 1/4 of Section 14, Township 37 North, Range 11, East of the Third Principal
Meridian in Cook County, Illinois; thence northeasterly along the north line of PIN 22-14-300-
037 to the north line of the East '/z of the Southwest '/4 of said Section 14; thence easterly to the
east line of PIN 22-14-400-037; thence south to the south line of PIN 22-14-400-037; thence
west to the east line of PIN 22-14-400-039; thence south to the south line of PIN 22-14-400-039;
thence east to the east line of the West ''/z of the Southeast''/4 of said Section 14; thence south to
the south line of PIN 22-14-400-019; thence west to the east line of PIN 22-14-400-017; thence
south to the south line of PIN 22-14-400-017; thence west along the south line of PIN 22-14-
400-017 to the west line of PIN 22-14-400-017; thence north to the north line of Chicago -Joliet
Road; thence westerly along the north line of Chicago -Joliet Road to the east line of PIN 22-14-
300-021; thence north to the north line of PIN 22-14-300-021; thence westerly along the north
line of PIN 22-14-300-021 to the east line of PIN 22-14-300-016; thence westerly along the
north line of PIN 22-14-300-016 and PIN 22-14-300-020 to the west line of the West''/z
Southwest '/4 of said Section 14; thence north along said west line of the West '/2 Southwest'/4 of
said Section 14, to the point of beginning, in Cook County, Illinois.
PINs:
22-14-300-029-0000
22-14-300-031-0000
22-14-300-034-0000
22-14-300-035-0000
22-14-300-036-0000
22-14-300-037-0000
22-14-300-039-0000
22-14-300-040-0000
22-14-300-042-0000
22-14-300-043 -0000
22-14-300-044-0000
22-14-300-045-0000
22-14-400-005-0000
22-14-400-015-0000
22-14-400-017-0000
22-14-400-018-0000
22-14-400-019-0000
22-14-400-024-0000
22-14-400-028-0000
22-14-400-029-0000
22-14-400-030-0000
22-14-400-031-0000
22-14-400-032-0000
22-14-400-034-0000
22-14-400-035-0000
22-14-400-036-0000
22-14-400-037-0000
22-14-400-039-0000
22-14-400-040-0000
EXHIBIT B
PROJECT AREA MAP
EXHIBIT C
VILLAGE OF LEMONT, ILLINOIS MAIN & MALEY TAX INCREMENT FINANCING
REDEVELOPMENT PLAN AND PROJECT
Draft Dated 1 1.25.2025
VILLAGE OF LEMONT, ILLINOIS
MAIN & MALEY
TAX INCREMENT FINANCING
REDEVELOPMENT PLAN AND PROJECT
Jointly Prepared By:
Village of Lemont, Illinois
And
Ryan, LLC
November, 2025
VILLAGE OF LEMONT, ILLINOIS
MAIN & MALEY
TAX INCREMENT FINANCING
REDEVELOPMENT PLAN AND PROJECT
TABLE OF CONTENTS
I. INTRODUCTION................................................................................. 1
II. RPA LEGAL DESCRIPTION.................................................................6
III. RPA GOALS AND OBJECTIVES.......................................................... 7
IV. EVIDENCE OF THE LACK OF DEVELOPMENT AND GROWTH;
FISCAL IMPACT ON TAXING DISTRICTS ......................................... 12
➢ Evidence of the Lack of Development / Growth Within the RPA ................. 122
➢ Assessment of Fiscal Impact on Affected Taxing Districts ............................ 122
V. TIF QUALIFICATION FACTORS PRESENT IN THE RPA................... 14
VI. REDEVELOPMENT PROJECT........................................................... 15
➢ Redevelopment Plan and Project Objectives ................................................... 15
➢ Redevelopment Activities...............................................................................166
➢ General Land Use Plan.....................................................................................177
➢ Additional Design and Control Standards.....................................................188
➢ Eligible Redevelopment Project Costs............................................................188
➢ Projected Redevelopment Project Costs...........................................................22
➢ Sources of Funds to Pay Redevelopment Project Costs...................................23
➢ Nature and Term of Obligations to be Issued ..................................................
24
➢ Most Recent Equalized Assessed Valuation (EAV) for the RPA......................
25
➢ Anticipated Equalized Assessed Valuation (EAV) for the RPA .......................
25
VII. DESCRIPTION & SCHEDULING OF REDEVELOPMENT PROJECT ..26
➢ Redevelopment Project.....................................................................................26
➢ Commitment to Fair Employment Practices / Affirmative Action ................. 27
➢ Completion of Redevelopment Project and Retirement of Obligations to
Finance Redevelopment Costs..........................................................................28
VIII. PROVISIONS FOR AMENDING THE TIF PLAN AND PROJECT ........29
➢ APPENDIX 1: Legal Description of Project Area
➢ APPENDIX 2: Boundary Map of Proposed RPA
➢ APPENDIX 3: Existing and Future Land Use Maps of RPA
➢ APPENDIX 4: TIF Qualification Report
I. INTRODUCTION
The Village of Lemont, Illinois (the "Village") is a community located in Cook,
DuPage and Will Counties, approximately 24 miles to the southwest of Chicago,
Illinois. The Village is generally bounded by Woodridge and Darien to the North,
Burr Ridge and Willow Springs to the Northeast, Hickory Hills, Palos Hills and
Palos Park to the East, Orland Park to the Southeast, Homer Glen and Lockport to
the South, Romeoville to the Southwest and Bolingbrook to the Northwest.
The Village was settled in the early 19th Century during the I&M Canal's
construction and its central core (or "Downtown District") is one of the oldest in
Northeastern Illinois. Following the completion of the canal the community
developed and thrived as a center for the quarrying industry following the
discovery of limestone deposits. Lemont's "Athens Marble" would come to face
several notable regional buildings including Chicago's famed Water Tower.
The Village has an array of community assets that enhance its competitiveness. In
particular, it has excellent transportation infrastructure, with connections to the
Des Plaines River, the Illinois & Michigan (I&M) Canal and the Chicago Sanitary
and Ship Canal. Interstate 355 (I-355) passes through the western portion of the
Village and Interstate 55 (I-55) is located just to the north of the Village. The Village
is located just eleven (11) miles from Chicago Midway International Airport, and
eighteen (18) miles from Chicago O'Hare International Airport.
The Village proposes the designation of the Main & Maley Area (the "RPA" or the
"TIF District") through the adoption of this Tax Increment Financing
Redevelopment Plan (the "Redevelopment Plan" or "Plan") to promote the
revitalization of strategic properties located within the Study Area. The successful
revitalization of the proposed RPA would significantly assist the Village in
achieving its policy goal of promoting economic development in general and the
continued development of the area around the Chicago Sanitary and Ship Canal in
particular.
Ryan LLC ("Ryan") has been retained by the Village of Lemont to conduct an
analysis of the potential qualification and designation of the area as a new Tax
Increment Financing ("TIF") District, and to assist the Village in drafting this TIF
Redevelopment Plan.
The Village has two fundamental goals in pursuing the potential TIF District. The
first is to promote redevelopment of an area that has been targeted for activity, and
in doing so, promote new industrial uses throughout the Study Area to support the
Village's industrial complex. The second goal is to further the Village's overall
economic development program and thereby diversify its tax and employment
bases.
TIF Plan Requirements. The Village is preparing this Plan as required by the
Tax Increment Allocation Redevelopment Act, (the "Act") 65 ILCS 5/11-74.4-3, et.
Village of Lemont -Main & Maley TIF Page 1
sec.., as amended. To establish a TIF district (also known as a Redevelopment
Project Area ("RPA")), Illinois municipalities must adopt several documents,
including a TIF Redevelopment Plan and Eligibility Report.
The Act enables Illinois municipalities to establish TIF districts, either to eliminate
the presence of blight or to prevent its onset. The Act finds that municipal TIF
authority serves a public interest in order to: "promote and protect the health,
safety, morals, and welfare of the public, that blighted conditions need to be
eradicated and conservation measures instituted, and that redevelopment of such
areas be undertaken; that to remove and alleviate adverse conditions it is necessary
to encourage private investment and restore and enhance the tax base of the taxing
districts in such areas by the development or redevelopment of project areas" (65
ILCS 5/11-74.4-2(b)).
By definition, a TIF "Redevelopment Plan" means the comprehensive program of
the municipality for development or redevelopment intended by the payment of
redevelopment project costs to reduce or eliminate those conditions the existence
of which qualify the redevelopment project area as a "blighted area," "conservation
area" (or combination thereof), or "industrial park conservation area," and thereby
to enhance the tax bases of the taxing districts which extend into the
redevelopment project area as set forth in the Tax Increment Allocation
Redevelopment Act.
The Proposed TIF District. The proposed RPA is located in the northwest
corner of the Village and consists of primarily industrial uses. The RPA is a
contiguous area of approximately one hundred and thirty (130.5) acres and
generally bounded by the Metra Heritage Corridor rail tracks on the north, Main
Street on the south, Parker Road as extended, and the Village boundary on the
west, and certain parcels abutting the ComEd right of way on the east. The RPA is
partially bifurcated by Maley Road. Adjacent rights of way are also included.
The Village's general economic development objectives are to enhance industrial
opportunities within the proposed RPA. To achieve this overarching objective, the
Village has proposed the following guidelines in its Lemont 2030 Comprehensive
Plan (the "Comprehensive Plan," 2014) as discussed within Section III below.
Section IV of this report describes a number of redevelopment impediments facing
the Village. These impediments are split between the "blighted vacant area" and
the "conservation area." "Blighted vacant area" impediments include chronic
flooding, lag in equalized assessed valuation, and adjacent deterioration.
"Conservation area" impediments include deterioration, lag in equalized assessed
valuation, inadequate utilities, deleterious land use or layout, and a lack of
adequate planning. All of these factors reduce the competitiveness of the area.
On balance, the TIF area has the potential for redevelopment of certain
underutilized properties. As such, the Village has identified a number of objectives
for redevelopment, with tax increment financing acting as a tool to achieve them.
Village of Lemont -Main & Maley TIF Page 2
Please refer to Section III of this report for additional information about the goals,
objectives and activities to support redevelopment.
The RPA would be suitable for new development if there is coordination of uses
and redevelopment activity by the Village. Through this TIF Redevelopment Plan
and as part of its comprehensive economic development planning, the Village
intends to attract and encourage industrial uses for the underutilized sites located
within the RPA. Through the establishment of the RPA, the Village would
implement a program to redevelop key areas within the new TIF District and in so
doing, it would revitalize the area and extend benefits to the entire community.
Rationale for Redevelopment Plan. The Village recognizes the need for a
strategy to revitalize properties and promote development within the boundaries
of the RPA. The needed private investment would only be possible if a new TIF
district is adopted pursuant to the terms of the Act. Incremental property tax
revenue generated by the revitalized projects will play a decisive role in
encouraging private development in an area of the Village that is lacking such
major development opportunities. Adverse site conditions and economic barriers
that have discouraged intensive private investment in the past will continue to be
eliminated. Ultimately, the implementation of the Plan will benefit both the
Village and other affected taxing districts, by virtue of the expected stabilization
and expansion of the tax base.
The Village has determined that the area as a whole would not be developed in a
coordinated manner unless the adoption of the TIF Redevelopment Plan occurs.
The Village, with the assistance of Ryan, has therefore prepared this Plan to use
tax increment financing in order to address local needs and to meet redevelopment
goals and objectives.
The adoption of this Plan makes possible the implementation of a comprehensive
program for the economic redevelopment of the area. By means of public
investment and land assembly, the RPA will become a more viable area that will
attract private investment. The public investment and land assembly will lay the
foundation for the redevelopment of the area with private capital. This in turn will
set the stage for future development opportunities in the surrounding area.
The designation of the area as an RPA will allow the Village to pursue the following
beneficial strategies:
• Providing infrastructure that supports subsequent redevelopment plans for
the RPA;
• Improvements to targeted sites in preparation for redevelopment ("site
prep");
• Remediation of adverse environmental conditions for both site and building
elements located with the RPA;
Village of Lemont -Main & Maley TIF Page 3
• Entering into redevelopment agreements in order to redevelop property
and/or to induce new development to locate within the RPA;
• Establishing a pattern of land -use activities that will increase efficiency and
economic inter -relationships, especially as such uses complement adjacent
current and/or future commercial and industrial opportunities and Village
redevelopment projects within the RPA and/or surrounding area; and
Enhancing area appearance through improvements to landscape,
streetscape and signage.
Through this Plan, the Village will direct the coordination and assembly of the
assets and investments of the private sector and establish a unified, cooperative
public -private redevelopment effort. Several benefits are expected to accrue to the
area: new and renovated businesses; new employment opportunities; and physical
and aesthetic improvements. Ultimately, the implementation of the Plan will
benefit (a) the Village, (b) the taxing districts serving the RPA, (c) residents and
property owners within and/or adjacent to the RPA, and (d) existing and new
businesses within the RPA.
Village Findings. The Village, through legislative actions as required by the Act,
finds:
• That the RPA as a whole has not been subject to growth and development
through investment by private enterprise;
• That in order to promote and protect the health, safety, and welfare of the
public, certain conditions that have adversely affected redevelopment within
the RPA need to be addressed, and that redevelopment of such areas must be
undertaken;
• To alleviate the adverse conditions, it is necessary to encourage private
investment and enhance the tax base of the taxing districts by the development
or redevelopment of certain areas;
• That public/private partnerships are determined to be necessary in order to
achieve development goals;
• That without the development focus and extended resources provided for
under the Act and as set forth in this Plan, growth and redevelopment would
not reasonably be expected to be achieved;
• That the use of incremental tax revenues derived from the tax rates of various
taxing districts in the RPA for the payment of redevelopment project costs is of
benefit to the taxing districts, because the taxing districts would not derive the
Village of Lemont -Main & Maley TIF Page 4
benefits of an increased assessment base without addressing the coordination
of redevelopment; and
That the TIF Redevelopment Plan conforms to the Lemont 2030
Comprehensive Plan (2014), as detailed in Section III of this report.
It is further found, and certified by the Village, in connection to the statutory
process required for the adoption of this Plan, that (a) the RPA does not contain
over seventy-five (75) inhabited residential units and (b) projected redevelopment
of the RPA will not result in the displacement of ten (1o) inhabited residential
units or more. Therefore, this Plan does not include a Housing Impact Study.
The redevelopment activities that will take place within the RPA will produce
benefits that are reasonably distributed throughout the RPA. Redevelopment of
the RPA area is tenable only if a portion of the improvements and other costs are
funded by TIF.
Pursuant to the Act, the RPA includes only those contiguous parcels of real
property and improvements thereon substantially benefited by the redevelopment
project. Also pursuant to the Act, the area in the aggregate is more than 11/2 acres.
A boundary map of the RPA is included in Appendix 2 of this Plan.
Village of Lemont -Main & Maley TIF Page 5
II. RPA LEGAL DESCRIPTION
The Redevelopment Project Area legal description is attached in Appendix 1.
Village of Lemont -Main & Maley TIF Page 6
III. RPA GOALS AND OBJECTIVES
The Village has established a number of economic development goals, objectives,
and strategies which would determine the types of activities to be undertaken
within the proposed Main & Maley TIF District. These efforts would conform to
and promote the achievement of land use objectives in the Village's 2030
Comprehensive Plan (2014).
Exhibit 1
Zelationship of Land Use and Economic development Flans
General RPA Objectives,
2030 Plan Economic TIF Plan Plans, and
Development Strategies
Goals
As indicated in the exhibit above, the Village's primary planning document is the
Comprehensive Plan (also referred to as the 2030 Plan) which describes the
overall vision for the Village and is the foundation for Village initiatives such as the
proposed Main & Maley TIF District. This overarching planning document
determines future land uses and influences all other Village planning efforts such
as the TIF planning process.
General Economic Development Goals of the Village. Establishment of
the proposed Main & Maley TIF supports the following Village -wide objectives.
o Restoring and strengthening the property tax base of the Village and
overlapping tax districts;
o Creating new jobs and retaining existing jobs for Village and area
residents;
o Providing for implementation of economic development and
redevelopment strategies that benefits the Village and its residents;
Village of Lemont -Main & Maley TIF Page 7
o Providing public infrastructure improvements (and environmental
remediation) within the Village to promote growth;
o Encouraging positive and feasible redevelopment of vacant properties
and/or underutilized facilities;
o Coordinating all redevelopment within the Village in a comprehensive
manner, avoiding land use conflicts and negative community impacts
with attracted users; and
o Creating a cooperative partnership between the Village and other
Lemont stakeholders.
Specific Objectives for the RPA. The general goals for economic development
cited above would be supported by specific objectives, strategies and performance
measures that would "drive" the redevelopment activities undertaken within the
proposed RPA. RPA designation would allow the Village to pursue the following
objectives:
o Assist in coordinating redevelopment activities within the RPA in order to
provide a positive marketplace signal to private investors;
o Reduce, eliminate or prevent the onset of blight or other negative factors
present within the area;
o Accomplish redevelopment over a reasonable time period;
o Provide for high quality development industrial land uses within the RPA;
o Create an attractive overall appearance for the area; and
o Further the goals and objectives of the 2030 Plan.
This Plan clearly establishes the importance of the RPA. It also describes
characteristics of the area which deter investment and prohibit the RPA from being
fully utilized. Such characteristics include the presence of conditions that are
hazardous to the public, presence of deteriorating improvements, and a lack of
adequate planning have and continue to exist within the Study Area.
Exhibit 2 identifies certain 2030 Plan goals that pertain to the proposed Main &
Maley TIF District.
Village of Lemont -Main & Maley TIF Page 8
Exhibit 2
Comprehensive Plan Goals and Objectives for Village's 2030 Plan
Goal
Action
Develop Inviting Gateways into Lemont
0 e Village should enhance our
gateways through streetscaping,
signage, and other physical
improvements.
Private development at gateways should
reinforce the public improvements and
further enhance the aesthetics of these
important areas.
Create Master Plans for Lemont's Economic
. For those centers which are
Activity Centers
undeveloped, or require significant
redevelopment to become a hub of
economic activity, master development
(or sub area) plans should be developed.
In addition to land use and design
considerations, these plans should
address infrastructure capacity and
economic feasibility of any plan
proposals.
Annex Economic Activity Centers That are Not
. Many of the economic activity centers
Already Within the Village
that are key to the Village's future
economic growth are not currently
within Village limits. Annexation of
these areas is an important first step to
add the necessary acreage for new
commercial development.
Maintain Existing Industrial Zoning with Very
a To retain this important component of
Limited Expansion
our local economy, the Village should
not reduce the amount of
manufacturing zoned property.
• The Village should seek to increase our
total acreage of industrial land use
through annexation when the areas of
annexation that are adjacent to existing
industrial/manufacturing areas and
such zoning will not create a conflict
with existing residential development.
• Any new industrial development should
comply with the Village's high standards
for site design and aesthetics.
Require New Developments to Meet a
9 There are various ways to calculate a
Connectivity Index
connectivity index, including: total
number of street segments divided by
total number of intersections; a ratio of
intersections divided by intersections
plus dead -ends; maximum block length;
intersections per square mile; etc.
The Village should evaluate various
indices and select one to use in
evaluating new development proposals
for consistency with the goals of this
chapter
Require SSAs for Annexations, Where
0 When such annexations occur, the roads
Appropriate
within those subdivisions should be
evaluated.
If the roads are in a poor state of repair,
a special service area should be placed
Village of Lemont -Main & Maley TIF Page 9
on the annexing territory to fund the
necessary improvements so as not to
burden existing residents with the
additional cost of improvements.
Continue to Require Developers to Mitigate
The Village should continue UDO
Road Impacts
requirements for traffic studies to
ensure developers calculate traffic
impacts of proposed developments on
the existing roadway network.
The Village should continue to require
those developers to pay for any road
and/or right of way improvements
needed because of the development's
impacts.
Continue to Require Right of Way
Continue the current UDO requirements
Improvements When New Development Occurs
that new development bring existing
substandard right of way up to Village
standards whenever a development
contains or adjoins the substandard
right of way.
Establish and Maintain a Desired Level of
The Village recently adopted its first
Maintenance for All Local Roads
ever 3-year strategic plan and will soon
adopt a 5-year capital improvement
program. Contained within these
documents will be a five year plan for
local road maintenance.
These documents should provide the
basis to establish a long-term minimum
desired level of maintenance for all local
roads.
• Such level of service should be used to
direct future capital planning efforts.
Ultimately, the implementation of the Redevelopment Plan would contribute to
the economic development of the area and provide new employment opportunities
for Village residents.
The RPA-specific objectives would be fulfilled by the execution of certain
strategies, including but not limited to the following:
o Facilitating the preparation of improved and vacant sites, by assisting any
private developer(s) to assemble suitable sites for modern development needs;
o Coordinating site preparation to provide additional land for new development,
as appropriate;
o Fostering the replacement, repair, and/or improvement of infrastructure,
including (as needed) sidewalks, streets, curbs, gutters and underground water
and sanitary systems to facilitate the construction of new development within
the RPA;
o Facilitating the provision of adequate on- and off-street parking within the
RPA; and/or
Village of Lemont -Main & Maley TIF Page io
o Coordinating development in tandem with any transportation system upgrades
to make the area more accessible.
Village of Lemont -Main & Maley TIF Page 11
IV. EVIDENCE OF THE LACK OF DEVELOPMENT AND
GROWTH; FISCAL IMPACT ON TAXING DISTRICTS
Evidence of the Lack of Development and Growth within the RPA. As
documented in Appendix 4 of this Plan, the RPA has suffered from the lack of
development and would qualify, in part, as a "conservation area," and in part, as a
"blighted vacant area." In past years, the area overall has not benefited from
sustained private investment and/or development, instead suffering economic
decline. Absent intervention by the Village, properties within the RPA would not
be likely to gain in value.
The proposed RPA exhibits various conditions which, if not addressed by the
Village, would eventually result in blight. Those conditions include structures and
public improvements reflecting deterioration and obsolescence, as well as other
deficiencies. These various conditions work to discourage private sector
investment in business enterprises.
Assessment of Fiscal Impact on Affected Taxing Districts. It is
anticipated that the implementation of this Plan will not have a negative financial
impact on the affected taxing districts. Instead, action taken by the Village to
stabilize and cause growth of its tax base through the implementation of this Plan
will have a positive impact on the affected taxing districts by arresting the potential
decline or lag in property values, as measured by assessed valuations (AV), through
the future elimination of vacant and blighted properties. In short, the
establishment of a TIF district would protect other taxing districts from the
potential downside risk of falling equalized assessed valuation in the northeastern
portion of the Village surrounding the I&M Canal and Chicago Sanitary and Ship
Canal.
Should the Village achieve success in attracting private investment which results
in the need for documented increased services from any taxing districts, the Village
will consider the declaration of "surplus funds," as defined under the Act and
pursuant to any executed intergovernmental agreement. Such funds which are
neither expended nor obligated for TIF-related purposes can be used to assist
affected taxing districts in paying the costs for increased services.
Any surplus Special Tax Allocation Funds (to the extent any surplus exists) will be
shared in proportion to the various tax rates imposed by the taxing districts,
including the Village. Any such sharing would be undertaken after all TIF-eligible
costs — either expended or incurred as an obligation by the Village — have been
duly accounted for through administration of the Special Tax Allocation Fund to
be established by the Village as provided by the Act.
An exception to the tax -sharing provision relates to the Village's utilization of TIF
funding to mitigate the impact of residential redevelopment upon school districts.
In such cases, the Village will provide funds to offset the costs incurred by the
eligible school districts in the manner prescribed by 65 ILCS Section 5/11-
Village of Lemont -Main & Maley TIF Page 12
74.4.3(q)(7.5) of the Act. It should be noted that new residential uses that generate
new students are not expected as part of future redevelopment activities. (Refer to
Section VI of this Report, which describes allowable TIF project costs.)
Village of Lemont -Main & Maley TIF Page 13
V. TIF QUALIFICATION FACTORS PRESENT IN
THE RPA
Findings. The RPA was studied to determine its qualifications under the Tax
Increment Allocation Redevelopment Act. It was determined that the area as a
whole qualifies as a TIF district under the Act. Refer to the TIF Eligibility Report,
attached as Appendix 4 in this Plan.
Eligibility Survey. Representatives of Ryan and Village staff evaluated the RPA
from August 2025 to the date of the publication of this Plan. Analysis was aided
by certain reports obtained from the Village, reports from Village
engineering/planning staff, on -site due diligence, and other sources. In Ryan's
evaluation, only information was recorded which would help assess the eligibility
of the proposed area as a TIF District.
Village of Lemont -Main & Maley TIF Page 14
VI. REDEVELOPMENT PROJECT
Redevelopment Plan and Project Objectives. As indicated in Section III of
this Report, the Village has established a planning process which guides economic
development and land use activities throughout the Village. Consistent with the
established planning process, the Village proposes to achieve economic
development goals and objectives through the redevelopment of the Main & Maley
TIF, pursuit of projects within the RPA, and the promotion of private investment
via public financing techniques (including but not limited to tax increment
financing).
The project -specific objectives envisioned for the Main & Maley TIF are as follows:
1) Implementing a plan that provides for the attraction of users and tenants to
redevelop underutilized land and buildings that are available within the
RPA.
2) Constructing public improvements which may include (if necessary):
• Street and sidewalk improvements (including new street construction
and widening of current streets; any street widening would conform with
Village standards for context -sensitive design);
• Utility improvements (including, but not limited to, water, stormwater
management, and sanitary sewer projects consisting of construction and
rehabilitation);
• Signalization, traffic control and lighting;
• Off-street parking and public parking facilities; and
• Landscaping, streetscaping, and beautification.
3) Entering into Redevelopment Agreements with developers for qualified
redevelopment projects, including (but not limited to) the provision of an
interest rate subsidy as allowed under the Act.
4) Providing for site preparation, clearance, environmental remediation, and
demolition, including grading and excavation (any demolition activities
would conform to Village criteria for allowing demolition) as needed.
5) Providing for the rehabilitation of structures in order to improve the
occupancy and appearance of the property within the RPA.
6) Exploration and review of job training programs in coordination with any
Village, federal, state, and county programs.
7) Entering into agreements for the development and/or construction of
public facilities and infrastructure.
Village of Lemont -Main & Maley TIF Page 15
Redevelopment Activities. Pursuant to the project objectives cited above, the
Village will implement a coordinated program of actions. These include, but are
not limited to, land acquisition, land disposition, site preparation, clearance,
demolition, provision of public infrastructure and related public improvements,
construction of new public facilities, and rehabilitation of structures, if necessary.
Such activities conform to the provision of the TIF Act that define the scope of
permissible redevelopment activities.
Site Preparation, Clearance. Relocation and Demolition
Property within the RPA may be improved through the use of site clearance,
excavation, environmental remediation or demolition prior to redevelopment. The
land may also be graded and cleared prior to redevelopment. Relocation may also
be required under the TIF Act; the Village would conform to the provisions of the
Act.
Land Assembly and Disposition
Certain properties or interests in properties in the RPA may be acquired by
purchase or the exercise of eminent domain. Properties owned by or acquired by
the Village may be assembled and reconfigured into appropriate redevelopment
sites. If necessary, the Village would facilitate private acquisition through
reimbursement of acquisition and related costs as well as through the write -down
of its acquisition costs. Such land may be held or disposed of by the Village on
terms appropriate for public or private development, including the acquisition of
land needed for construction of public improvements.
Public Improvements
The Village may, but is not required to, provide public improvements in the RPA
to enhance the immediate area and support the Plan. Appropriate public
improvements may include, but are not limited to:
Improvements and/or construction of public utilities including extension of
water mains as well as sanitary and storm sewer systems, roadways, and
traffic -related improvements;
Parking facilities; and
Beautification, identification markers, landscaping, lighting, and signage of
public right-of-ways.
Rehabilitation/Taxing District Capital Costs
The Village may provide for the rehabilitation of certain structures within the RPA
in order to provide for the redevelopment of the area and conform to Village code
provisions. Improvements may include exterior and facade -related work as well
as interior -related work.
Village of Lemont -Main & Maley TIF Page 16
The Village may construct or provide for the construction and reimbursement for
new facilities to be owned or used by units of local government. The Village does
not expect that locally designated landmarks or properties listed on or eligible for
listing on the National Register of Historic Places (or properties significantly
contributing to districts listed on the National Register of Historic Places) will be
demolished or modified in connection with the Plan.
Interest Rate Write -Down
The Village may enter into agreements with for -profit or non-profit
owners/developers whereby a portion of the interest cost for construction,
renovation or rehabilitation projects are paid out of the Special Tax Allocation fund
of the RPA, in accordance with the Act.
Job Training
The Village may assist facilities and enterprises located within the RPA in
obtaining job training assistance. Job training and retraining programs currently
available from or through other governments include, but are not limited to:
Federal programs;
• State of Illinois programs;
• Applicable local vocational educational programs, including
community college sponsored programs; and
• Other federal, state, county or non-profit programs that are
currently available or will be developed and initiated over time.
School District Costs
The Village may provide for payment of school district costs as provided for in the
Act relating to residential components assisted through TIF funding.
General Land Use Plan. As noted in Section I of this report, the proposed RPA
currently contains primarily commercial and industrial uses.
Both existing and future land uses are shown in Appendix 3 attached hereto and
made a part of this Plan. Appendix 3 shows existing and future land uses in the
Redevelopment Project Area and includes M2 — General Manufacturing District,
M3 — Heavy Manufacturing District, and Ri — Single Family Detached Residential
District. Future land uses exclusively call for industrial use, and will conform to the
Zoning Ordinance and the Comprehensive Plan (2014) as either may be amended
from time to time.
Village of Lemont -Main & Maley TIF Page 17
Additional Design and Control Standards. The appropriate design
standards (including any Planned Unit Developments) as set forth in the Village's
Zoning Ordinance and/or Comprehensive Plan (2014) shall apply to the RPA.
Eligible Redevelopment Project Costs. Under the TIF statute,
redevelopment project costs mean and include the sum total of all reasonable or
necessary costs incurred or estimated to be incurred as well as any such costs
incidental to the Plan. (Private investments, which supplement "Redevelopment
Project Costs," are expected to substantially exceed such redevelopment project
costs.) Eligible costs permitted by the Act and pertaining to this Plan include:
(1) Professional Service Costs — Costs of studies, surveys, development of
plans, and specifications, implementation and administration of the
redevelopment plan including but not limited to staff and professional
service costs for architectural, engineering, legal, financial, planning or
other services, provided however that no charges for professional services
may be based on a percentage of the tax increment collected; except that on
and after November 1, 1999 (the effective date of Public Act 91-478), no
contracts for professional services, excluding architectural and engineering
services, may be entered into if the terms of the contract extend beyond a
period of 3 years. After consultation with the municipality, each tax
increment consultant or advisor to a municipality that plans to designate or
has designated a redevelopment project area shall inform the municipality
in writing of any contracts that the consultant or advisor has entered into
with entities or individuals that have received, or are receiving, payments
financed by tax increment revenues produced by the redevelopment project
area with respect to which the consultant or advisor has performed, or will
be performing, service for the municipality. This requirement shall be
satisfied by the consultant or advisor before the commencement of services
for the municipality and thereafter whenever any other contracts with those
individuals or entities are executed by the consultant or advisor;
➢ The cost of marketing sites within the redevelopment project area to
prospective businesses, developers, and investors;
➢ Annual administrative costs shall not include general overhead or
administrative costs of the municipality that would still have been
incurred by the municipality if the municipality had not designated a
redevelopment project area or approved a redevelopment plan;
➢ In addition, redevelopment project costs shall not include lobbying
expenses;
(2) Property Assembly Costs — Costs including but not limited to acquisition of
land and other property (real or personal) or rights or interests therein,
demolition of buildings, site preparation, site improvements that serve as
an engineered barrier addressing ground level or below ground
Village of Lemont -Main & Maley TIF Page 18
environmental contamination, including, but not limited to parking lots and
other concrete or asphalt barriers, and the clearing and grading of land;
(3) Improvements to Public or Private Buildings — Costs of rehabilitation,
reconstruction, repair, or remodeling of existing public or private buildings,
fixtures, and leasehold improvements; and the cost of replacing an existing
public building if pursuant to the implementation of a redevelopment
project the existing public building is to be demolished to use the site for
private investment or devoted to a different use requiring private
investment;
(4) Public Works — Costs of the construction of public works or improvements,
except that on and after November 1, 1999, redevelopment project costs
shall not include the cost of constructing a new municipal public building
principally used to provide offices, storage space, or conference facilities or
vehicle storage, maintenance, or repair for administrative, public safety, or
public works personnel and that is not intended to replace an existing public
building as provided under paragraph (3) of subsection (q) of Section 11-
74.4-3 unless either (i) the construction of the new municipal building
implements a redevelopment project that was included in a redevelopment
plan that was adopted by the municipality prior to November 1, 1999 or (ii)
the municipality makes a reasonable determination in the redevelopment
plan, supported by information that provides the basis for that
determination, that the new municipal building is required to meet an
increase in the need for public safety purposes anticipated to result from the
implementation of the redevelopment plan;
(5) Job Training — Costs of job training and retraining projects, including the
cost of "welfare to work" programs implemented by businesses located
within the redevelopment project area;
(6) Financing Costs — Costs including but not limited to all necessary and
incidental expenses related to the issuance of obligations and which may
include payment of interest on any obligations issued hereunder including
(a) interest accruing during the estimated period of construction of any
redevelopment project for which such obligations are issued and for a
period not exceeding 36 months thereafter and (b) reasonable reserves
related thereto;
(7) Capital Costs — To the extent the municipality by written agreement accepts
and approves the same, all or a portion of a taxing district's capital costs
resulting from the redevelopment project necessarily incurred or to be
incurred within a taxing district in furtherance of the objectives of the
redevelopment plan and project;
(8) School -Related Costs — For redevelopment project areas designated (or
redevelopment project areas amended to add or increase the number of tax -
Village of Lemont -Main & Maley TIF Page ig
increment -financing assisted housing units) on or after November 1, 1999,
an elementary, secondary, or unit school district's increased costs
attributable to assisted housing units located within the redevelopment
project area for which the developer or redeveloper receives financial
assistance through an agreement with the municipality or because the
municipality incurs the cost of necessary infrastructure improvements
within the boundaries of the assisted housing sites necessary for the
completion of that housing as authorized by the Act, and which costs shall
be paid by the municipality from the Special Tax Allocation Fund when the
tax increment revenue is received as a result of the assisted housing units
and shall be calculated annually;'
(9) Relocation Costs — To the extent that a municipality determines that
relocation costs shall be paid or is required to make payment of relocation
costs by federal or State law or in order to satisfy subparagraph (7) of
subsection (n) of the Act;
(10) Payment in lieu of taxes;
(11) Other Job Training — Costs of job training, retraining, advanced vocational
education or career education, including but not limited to courses in
occupational, semi -technical or technical fields leading directly to
employment, incurred by one or more taxing districts, provided that such
costs (i) are related to the establishment and maintenance of additional job
training, advanced vocational education or career education programs for
1 The calculation is as follows: (A) for foundation districts, excluding any school district in a municipality with a population
in excess of i,000,000, by multiplying the district's increase in attendance resulting from the net increase in new students
enrolled in that school district who reside in housing units within the redevelopment project area that have received
financial assistance through an agreement with the municipality or because the municipality incurs the cost of necessary
infrastructure improvements within the boundaries of the housing sites necessary for the completion of that housing as
authorized by the Act since the designation of the redevelopment project area by the most recently available per capita
tuition cost as defined in Section 10-20.12a of the School Code less any increase in general State aid as defined in Section
18-8.05 of the School Code attributable to these added new students subject to the following annual limitations: (i) for
unit school districts with a district average 1995-96 Per Capita Tuition Charge of less than $5,900, no more than 25% of
the total amount of property tax increment revenue produced by those housing units that have received tax increment
finance assistance under the Act; (ii) for elementary school districts with a district average 1995-96 Per Capita Tuition
Charge of less than $5,900, no more than 17% of the total amount of property tax increment revenue produced by those
housing units that have received tax increment finance assistance under the Act; and (iii) for secondary school districts
with a district average 1995-96 Per Capita Tuition Charge of less than $5,900, no more than 8% of the total amount of
property tax increment revenue produced by those housing units that have received tax increment finance assistance
under the Act. (B) For alternate method districts, flat grant districts, and foundation districts with a district average 1995-
96 Per Capita Tuition Charge equal to or more than $5,900, excluding any school district with a population in excess of
i,000,000, by multiplying the district's increase in attendance resulting from the net increase in new students enrolled in
that school district who reside in housing units within the redevelopment project area that have received financial
assistance through an agreement with the municipality or because the municipality incurs the cost of necessary
infrastructure improvements within the boundaries of the housing sites necessary for the completion of that housing as
authorized by the Act since the designation of the redevelopment project area by the most recently available per capita
tuition cost as defined in Section 10-20.12a of the School Code less any increase in general state aid as defined in Section
18-8.05 of the School Code attributable to these added new students subject to the following annual limitations: (i) for
unit school districts, no more than 40% of the total amount of property tax increment revenue produced by those housing
units that have received tax increment finance assistance under the Act; (ii) for elementary school districts, no more than
27% of the total amount of property tax increment revenue produced by those housing units that have received tax
increment finance assistance under the Act; and (iii) for secondary school districts, no more than 13% of the total amount
of property tax increment revenue produced by those housing units that have received tax increment finance assistance
under the Act. (C) For any school district in a municipality with a population in excess of i,000,000, additional provisions
apply.
Village of Lemont -Main & Maley TIF Page 20
persons employed or to be employed by employers located in a
redevelopment project area; and (ii) when incurred by a taxing district or
taxing districts other than the municipality, are set forth in a written
agreement by or among the municipality and the taxing district or taxing
districts, which agreement describes the program to be undertaken,
including but not limited to the number of employees to be trained, a
description of the training and services to be provided, the number and type
of positions available or to be available, itemized costs of the program and
sources of funds to pay for the same, and the term of the agreement. Such
costs include, specifically, the payment by community college districts of
costs pursuant to Sections 3-37, 3-38, 3-4o and 3-40.1 of the Public
Community College Act and by school districts of costs pursuant to Sections
10-22.2oa and 10-23.3a of The School Code;
(12) Developer Interest Cost —Interest cost incurred by a redeveloper related to
the construction, renovation or rehabilitation of a redevelopment project
provided that:
(A) Such costs are to be paid directly from the special tax allocation fund
established pursuant to the Act;
(B) Such payments in any one year may not exceed 30% of the annual
interest costs incurred by the redeveloper with regard to the redevelopment
project during that year;
(C) If there are not sufficient funds available in the special tax allocation
fund to make the payment then the amounts so due shall accrue and be payable
when sufficient funds are available in the special tax allocation fund;
(D) The total of such interest payments paid pursuant to the Act may not
exceed 30% of the total (i) cost paid or incurred by the redeveloper for the
redevelopment project plus (ii) redevelopment project costs excluding any
property assembly costs and any relocation costs incurred by a municipality
pursuant to the Act;
(E) The cost limits set forth in subparagraphs (B) and (D) of paragraph
shall be modified for the financing of rehabilitated or new housing units for low-
income households and very low-income households, as defined in Section 3 of
the Illinois Affordable Housing Act. The percentage of 75% shall be substituted
for 30% in subparagraphs (B) and (D);
(F) Instead of the eligible costs provided by subparagraphs (B) and (D),
as modified by this subparagraph, and notwithstanding any other provisions of
the Act to the contrary, the municipality may pay from tax increment revenues
up to 50 % of the cost of construction of new housing units to be occupied by
low-income households and very low-income households as defined in Section
3 of the Illinois Affordable Housing Act. The cost of construction of those units
may be derived from the proceeds of bonds issued by the municipality under the
Act or other constitutional or statutory authority or from other sources of
municipal revenue that may be reimbursed from tax increment revenues or the
proceeds of bonds issued to finance the construction of that housing. The
eligible costs provided under this subparagraph (F) shall be an eligible cost for
Village of Lemont -Main & Maley TIF Page 21
the construction, renovation, and rehabilitation of all low and very low-income
housing units, as defined in Section 3 of the Illinois Affordable Housing Act,
within the redevelopment project area. If the low and very low-income units are
part of a residential redevelopment project that includes units not affordable to
low and very low-income households, only the low and very low-income units
shall be eligible for benefits under subparagraph (F).2
The TIF Act prohibits certain costs. Unless explicitly stated herein the cost of
construction of new privately -owned buildings shall not be an eligible
redevelopment project cost. In addition, the statute prohibits costs related to retail
development that results in the closing of nearby facilities of the same retailers.
Specifically, none of the redevelopment project costs enumerated in the Act shall
be eligible redevelopment project costs if those costs would provide direct financial
support to a retail entity initiating operations in the redevelopment project area
while terminating operations at another Illinois location within io miles of the
redevelopment project area but outside the boundaries of the redevelopment
project area municipality.3
Projected Redevelopment Project Costs. Estimated project costs are shown
in Exhibit 4 below. Adjustments to estimated line -item costs below are expected
and may be made without amendment to the Redevelopment Plan. Each
individual project cost will be reevaluated in light of the projected private
development and resulting tax revenues as it is considered for public financing
under the provisions of the Act.
Further, the projected cost of an individual line -item as set forth below is not
intended to place a limit on the described line -item expenditure. Adjustments may
be made in line -items, either increasing or decreasing line -item costs for
redevelopment. The specific items listed below are not intended to preclude
payment of other eligible redevelopment project costs in connection with the
redevelopment of the RPA, provided the total amount of payment for eligible
redevelopment project costs (the "Total Estimated TIF Budget" in Exhibit 4) shall
not exceed the amount set forth below, as adjusted pursuant to the Act.
2 The standards for maintaining the occupancy by low-income households and very low-income households, as defined in
Section 3 of the Illinois Affordable Housing Act, of those units constructed with eligible costs made available under the
provisions of this subparagraph (F) of paragraph (11) shall be established by guidelines adopted by the municipality. The
responsibility for annually documenting the initial occupancy of the units by low-income households and very low-income
households, as defined in Section 3 of the Illinois Affordable Housing Act, shall be that of the then current owner of the
property. For ownership units, the guidelines will provide, at a minimum, for a reasonable recapture of funds, or other
appropriate methods designed to preserve the original affordability of the ownership units. For rental units, the guidelines
will provide, at a minimum, for the affordability of rent to low and very low-income households. As units become
available, they shall be rented to income -eligible tenants. The municipality may modify these guidelines from time to time;
the guidelines, however, shall be in effect for as long as tax increment revenue is being used to pay for costs associated
with the units or for the retirement of bonds issued to finance the units or for the life of the redevelopment project area,
whichever is later.
3 Termination means a closing of a retail operation that is directly related to the opening of the same operation or like
retail entity owned or operated by more than 50% of the original ownership in a redevelopment project area, but it does
not mean closing an operation for reasons beyond the control of the retail entity, as documented by the retail entity,
subject to a reasonable finding by the municipality that the current location contained inadequate space, had become
economically obsolete, or was no longer a viable location for the retailer or serviceman.
Village of Lemont -Main & Maley TIF Page 22
Exhibit 4
RPA Pro'ect Cost Estimates
Estimated
.o
Land Acquisition, Assembly, and Relocation
$
3,500,000
Site Preparation, Including Environmental Remediation, Demolition,
and Site Grading
$
2,750,000
Utility Improvements (Including Water, Storm, Sanitary Sewer,
Service of Public Facilities, and Road Improvements)
$10,000,000
Rehabilitation of Existing Structures; Taxing District Capital
Improvements
$
4,500,000
Interest Costs Pursuant to the Act
$
100,000
Professional Service Costs (Including Planning, Legal, Engineering,
Administrative, Annual Reporting, and Marketing)
$
1,000,000
Job Training
$
100,000
TOTAL ESTIMATED TIF BUDGET
$21,950,000
Notes:
(1) All project cost estimates are in 2026 dollars. Costs may be adjusted for inflation per the TIF Act.
(2) In addition to the costs identified in the exhibit above, any bonds issued to finance a phase of the Project may include
an amount sufficient to pay (a) customary and reasonable charges associated with the issuance of such obligations, (b)
interest on such bonds, and (c) capitalized interest and reasonably required reserves.
(3) Adjustments to the estimated line -item costs above are expected. Adjustments may be made in line -items within the
total, either increasing or decreasing line -items costs for redevelopment. Each individual project cost will be reevaluated
in light of the projected private development and resulting tax revenues as it is considered for public financing under the
provisions of the Act. The individual line -items set forth above are not intended to place an individual limit on the
described expenditures — provided that the total amount of payments for eligible redevelopment project costs shall not
exceed the "total estimated TIF budget' listed above.
As explained in the following sub -section, incremental property tax revenues from
any contiguous RPA may be used to pay eligible costs for the Main & Maley TIF.
Sources of Funds to Pay Redevelopment Project Costs. Funds necessary
to pay for public improvements and other project costs eligible under the Act are
to be derived principally from incremental property tax revenues, proceeds from
municipal obligations to be retired primarily with such revenues, and interest
earned on resources available but not immediately needed for the Plan. In
addition, pursuant to the TIF Act and this Plan, the Village may utilize net
incremental property tax revenues received from other contiguous RPAs to pay
eligible redevelopment project costs or obligations issued to pay such costs in
contiguous project areas. This would include contiguous TIFs that the Village may
establish in the future. (Conversely, incremental revenues from the Main & Maley
TIF may be allocated to any contiguous TIF Districts.)
Redevelopment project costs as identified in Exhibit 4 specifically authorize those
eligible costs set forth in the Act and do not address the preponderance of the costs
to redevelop the area. The majority of development costs will be privately financed.
TIF or other public sources are to be used, subject to approval by the Village Board,
only to leverage and commit private redevelopment activity.
Village of Lemont -Main & Maley TIF Page 23
The incremental tax revenues which will be used to pay debt service on the
municipal obligations (if any) and to directly pay redevelopment project costs shall
be the incremental increase in property taxes. The property tax increment would
be attributable to the increase in the equalized assessed value of each taxable lot,
block, tract or parcel of real property in the RPA — over and above the initial
equalized assessed value of each such lot, block, tract or parcel in the RPA in the
2024 tax year for the RPA.
Among the other sources of funds which may be used to pay for redevelopment
project costs and debt service on municipal obligations issued to finance project
costs are the following: certain local sales or utility taxes, special service area taxes,
the proceeds of property sales, certain land lease payments, certain Motor Fuel Tax
revenues, certain state and federal grants or loans, certain investment income, and
such other sources of funds and revenues as the Village may from time to time
deem appropriate.
Nature and Term of Obligations to Be Issued. The Village may issue
obligations secured by the Special Tax Allocation Fund established for the
Redevelopment Project Area pursuant to the Act or such other funds as are
available to the Village by virtue of its power pursuant to the Illinois State
Constitution.
Any and all obligations issued by the Village pursuant to this Plan and the Act shall
be retired not more than twenty-three (23) years after the date of adoption of the
ordinance approving the RPA, or as such a later time permitted pursuant to the Act
and to the extent such obligations are reliant upon the collection of incremental
property tax revenues from the completion of the twenty-3rd year of the TIF, with
taxes collected in the twenty-fourth year. However, the final maturity date of any
obligations issued pursuant to the Act may not be later than twenty (20) years from
their respective date of issuance.
One or more series of obligations may be issued from time to time in order to
implement this Plan. The total principal and interest payable in any year on all
obligations shall not exceed the amount available in that year or projected to be
available in that year. The total principal and interest may be payable from tax
increment revenues (including tax increment revenues from current or future
contiguous TIF Districts) and from bond sinking funds, capitalized interest, debt
service reserve funds, and all other sources of funds as may be provided by
ordinance.
Certain revenues may be declared as surplus funds if not required for: principal
and interest payments, required reserves, bond sinking funds, redevelopment
project costs, early retirement of outstanding securities, or facilitating the
economical issuance of additional bonds necessary to accomplish the
Redevelopment Plan. Such surplus funds shall then become available for
distribution annually to taxing districts overlapping the RPA in the manner
provided by the Act.
Village of Lemont -Main & Maley TIF Page 24
Securities may be issued on either a taxable or tax-exempt basis, as general
obligation or revenue bonds. Further, the securities may be offered on such terms
as the Village may determine, with or without the following features: capitalized
interest; deferred principal retirement; interest rate limits (except as limited by
law); and redemption provisions. Additionally, such securities may be issued with
either fixed rate or floating interest rates.
Most Recent Equalized Assessed Valuation for the RPA. The most recent
equalized assessed valuation for the RPA is based on the 2023 EAV and is
estimated to be approximately $11,132,519. It is anticipated the estimated base
EAV for establishment of the RPA will be the 2024 EAV once available.
Anticipated Equalized Assessed Valuation for the RPA. Upon completion
of the anticipated private development of the RPA over a twenty-three (23) year
period, it is estimated that the EAV of the property within the RPA would increase
to approximately $30 million to $40 million depending upon market conditions
and the scope of the redevelopment projects.
Village of Lemont -Main & Maley TIF Page 25
VII. DESCRIPTION AND SCHEDULING OF
REDEVELOPMENT PROJECT
Redevelopment Project. The Village will implement a strategy with full
consideration given to the availability of both public and private funding. It is
anticipated that a phased redevelopment will be undertaken.
The Redevelopment Project will begin as soon as the private entities have obtained
financing approvals for appropriate projects and such uses conform to Village
zoning and planning requirements, or if the Village undertakes redevelopment
activities pursuant to this Plan. Depending upon the scope of the development as
well as the actual uses, the following activities may be undertaken by the Village:
➢ Land Assembly and Relocation: Certain properties in the RPA may be acquired
and assembled into an appropriate redevelopment site, with relocation costs
undertaken as provided by the Act. If necessary, the Village would facilitate
private acquisition through reimbursement or write -down of related costs,
including without limitation the acquisition of land needed for construction of
public improvements.
➢ Demolition and Site Preparation: The existing improvements located within
the RPA may have to be reconfigured or prepared to accommodate new uses or
expansion plans. Demolition of certain parcels may be necessary for future
projects. Additionally, the redevelopment plan contemplates site preparation,
or other requirements including environmental remediation necessary to
prepare the site for desired redevelopment projects.
➢ Rehabilitation: The Village may assist in the rehabilitation of buildings or site
improvements located within the RPA.
➢ Landscaping / Buffering f Streetscaping: The Village may fund certain
landscaping projects, which serve to beautify public properties or rights -of -way
and provide buffering between land uses.
➢ Water, Sanitary Sewer, Storm Sewer and Other Utility Improvements: Certain
utilities may be extended or re-routed to serve or accommodate the new
development. Upgrading of existing utilities may be undertaken. The Village
may also undertake the provision of necessary detention or retention ponds.
➢ Roadway/Street/Parking Improvements: The Village may widen and/or vacate
existing roads. Certain secondary streets/roads may be extended or
constructed. Related curb, gutter, and paving improvements could also be
constructed as needed. Parking facilities may be constructed that would be
available to the public. Utility services may also be provided or relocated in
order to accommodate redevelopment activities.
Village of Lemont -Main & Maley TIF Page 26
➢ Traffic Control/Signalization: Traffic control or signalization improvements
that improve access to the RPA and enhance its redevelopment may be
constructed.
➢ Public Safety -Related Infrastructure: Certain public safety improvements
including, but not limited to, public signage, public facilities, and streetlights
may be constructed or implemented.
➢ School District Costs: The payment of such costs may be provided pursuant to
the requirements of the TIF Act.
➢ Interest Costs Coverage: The Village may fund certain interest costs incurred
by a developer for construction, renovation or rehabilitation of a
redevelopment project. Such funding would be paid for out of annual tax
increment revenue generated from the RPA as allowed under the Act.
➢ Professional Services: The Village may fund necessary planning, legal,
engineering, administrative and financing costs during project
implementation. The Village may reimburse itself from annual tax increment
revenue if available.
Commitment to Fair Employment Practices and Affirmative Action. As
part of any Redevelopment Agreement entered into by the Village and any private
developers, both parties will agree to establish and implement an honorable,
progressive, and goal -oriented affirmative action program that serves appropriate
sectors of the Village. The program will conform to the most recent Village policies
and plans.
With respect to the public/private development's internal operations, both entities
will pursue employment practices which provide equal opportunity to all people
regardless of sex, color, race, creed, or sexual orientation. Neither party will
discriminate against any employee or applicant because of sex, marital status,
national origin, age, sexual orientation, or the presence of physical handicaps.
These nondiscriminatory practices will apply to all areas of employment,
including: hiring, upgrading and promotions, terminations, compensation,
benefit programs, and education opportunities.
All those involved with employment activities will be responsible for conformance
to this policy and compliance with applicable state and federal regulations.
The Village and private developers will adopt a policy of equal employment
opportunity and will include or require the inclusion of this statement in all
contracts and subcontracts at any level. Additionally, any public/private entities
will seek to ensure and maintain a working environment free of harassment,
intimidation, and coercion at all sites, and in all facilities at which all employees
are assigned to work. It shall be specifically ensured that all on -site supervisory
Village of Lemont -Main & Maley TIF Page 27
personnel are aware of and carry out the obligation to maintain such a working
environment, with specific attention to minority and/or female individuals.
Finally, the entities will utilize affirmative action to ensure that business
opportunities are provided and that job applicants are employed and treated in a
nondiscriminatory manner. Underlying this policy is the recognition by the
entities that successful affirmative action programs are important to the continued
growth and vitality of the community.
Completion of Redevelopment Project and Retirement of Obligations
to Finance Redevelopment Costs. This Redevelopment Project and
retirement of all obligations to finance redevelopment costs will be completed
within twenty-three (23) years after the adoption of an ordinance designating the
Redevelopment Project Area. The actual date for such completion and retirement
of obligations shall not be later than December 31 of the year in which the payment
to the municipal treasurer pursuant to the Act is to be made with respect to ad
valorem taxes levied in the twenty-third calendar year after the ordinance
approving the RPA is adopted.
Village of Lemont -Main & Maley TIF Page 28
VIII. PROVISIONS FOR AMENDING THE TIF PLAN
AND PROJECT
This Plan may be amended pursuant to the provisions of the Act.
Village of Lemont -Main & Maley TIF Page 29
APPENDIX i
Legal Description of Project Area
Legal Description and PINS of Village of Lemont
Main & Maley Redevelopment Project Area
Commencing at the intersection of the north line of PIN 22-14-300-037
with the west line of the West 1/2 Southwest 1/4 of Section 14, Township 37
North, Range 11, East of the Third Principal Meridian in Cook County,
Illinois; thence northeasterly along the north line of PIN 22-14-300-037
to the north line of the East 1/2 of the Southwest 1/4 of said Section 14;
thence easterly to the east line of PIN 22-14-400-037; thence south to the
south line of PIN 22-14-400-037; thence west to the east line of PIN 22-
14-400-039; thence south to the south line of PIN 22-14-400-039; thence
east to the east line of the West 1/2 of the Southeast 1/4 of said Section 14;
thence south to the south line of PIN 22-14-400-019; thence west to the
east line of PIN 22-14-400-017; thence south to the south line of PIN 22-
14-400-017; thence west along the south line of PIN 22-14-400-017 to the
west line of PIN 22-14-400-017; thence north to the north line of Chicago -
Joliet Road; thence westerly along the north line of Chicago -Joliet Road
to the east line of PIN 22-14-3 00-021; thence north to the north line of
PIN 22-14-3 00-021; thence westerly along the north line of PIN 22-14-
300-021 to the east line of PIN 22-14-300-016; thence westerly along the
north line of PIN 22-14-300-016 and PIN 22-14-300-020 to the west line
of the West 1/2 Southwest 1/4 of said Section 14; thence north along said
west line of the West 1/2 Southwest 1/4 of said Section 14, to the point of
beginning, in Cook County, Illinois.
22-14-300-029-0000
22-14-300-031-0000
22-14-300-034-0000
22-14-300-035-0000
22-14-300-036-0000
22-14-300-037-0000
22-14-300-039-0000
22-14-300-040-0000
22-14-300-042-0000
22-14-300-043-0000
22-14-300-044-0000
22-14-300-045-0000
22-14-400-005-0000
22-14-400-015-0000
22-14-400-017-0000
22-14-400-018-0000
22-14-400-019-0000
22-14-400-024-0000
22-14-400-028-0000
22-14-400-029-0000
22-14-400-030-0000
22-14-400-031-0000
22-14-400-032-0000
22-14-400-034-0000
22-14-400-035-0000
22-14-400-036-0000
22-14-400-037-0000
22-14-400-039-0000
22-14-400-040-0000
APPENDIX 2
Boundary Map of RPA
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Existing and Future Land Use Map of RPA
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APPENDIX 4
TIF Eligibility Report
Prepared by Ryan, LLC
Draft Dated 11 /25/2025
VILLAGE OF LEMONT
TIF QUALIFICATION REPORT
PROPOSED MAIN & MALEY
REDEVELOPMENT PROJECT AREA
A study to determine whether a portion of an area located in the
Village of Lemont qualifies, in part, as a "conservation area"
and, in part, as a "blighted vacant area" as set forth in the
definitions of the Tax Increment Allocation Redevelopment Act,
65 ILCS 5/11-74.4-3, et. sec ., as amended.
Prepared For: Village of Lemont, Illinois
Prepared By: Ryan, LLC
November 2025
TABLE OF CONTENTS
I. INTRODUCTION AND BACKGROUND.............................................................I
II. QUALIFICATION CRITERIA USED...................................................................4
III. THE PROPOSED RPA..........................................................................................10
IV. METHODOLOGY OF EVALUATION............................................................... I t
V. QUALIFICATION OF RPA/FINDINGS OF ELIGIBILITY ............................12
VI. SUMMARY OF FINDINGS AND OVERALL ASSESSMENT OF
QUALIFICATION.................................................................................................19
EXHIBIT 1: Legal Description
EXHIBIT 2: Boundary Map
EXHIBIT 3: Engineer Report - Chronic Flooding
EXECUTIVE SUMMARY
Ryan, LLC (Ryan) has been retained by the Village of Lemont (the "Village") to conduct
an analysis of the potential qualification and designation of an area that would result in the
establishment of the Village's proposed Main & Maley TIF District (the "TIF District"). The
Village is pursuing the proposed TIF District as part of its overall strategy to promote the
revitalization of key under-utilized properties located within the Village.
For purposes of this Report, Ryan has subdivided its qualification analysis of the proposed
Main & Maley TIF District properties into two major classifications:
• Improved land — This classification is for all land within the proposed TIF District that is
primarily occupied by structures and/or other improvements ("Improved Parcels"); and
• Vacant land — This classification is for all the land within the proposed TIF District that is
primarily vacant ("Vacant Parcels").
Based upon the analysis completed to date, Ryan has reached the following conclusions
regarding the potential qualification for the vacant land and the improved land within the proposed
Main & Maley TIF District:
1) The Improved Parcels within the proposed TIF District, qualify as a "conservation area"
under the Act. Overall, the improved land within the proposed TIF District has either declined, or
is in danger of declining, toward a blighted condition. This condition prevents, or threatens to
prevent, the economic and physical development or redevelopment of properties in a manner that
the community considers essential to its overall economic health. In Ryan's view, the improved
land portion of the proposed TIF District meets the requirements for designation as a conservation
area under the Act.
2) The Vacant Parcels within the proposed TIF District qualify as a "blighted -vacant area"
pursuant to the Act. Portions of the vacant land have never been developed, and other parcels have
been vacated or abandoned. This vacant land has proven to lack economic viability for
development due to certain adverse conditions. These adverse conditions prevent or threaten to
prevent the development of these properties which the community deems essential to the health of
the local economy. In Ryan's view, the vacant land portion of the proposed TIF District meets the
requirements for designation as a blighted -vacant area under the Act.
3) The existence of all of the adverse conditions found within the proposed TIF District
presents a serious barrier to the area's successful redevelopment because these factors negatively
impact the likelihood of coordinated and substantial private sector investment in the proposed TIF
District. Without use of the Village's land -use planning and economic development resources to
mitigate such factors, potential redevelopment projects (along with other economic development
efforts that require private sector investment) are not likely to be economically feasible.
4) Within the proposed TIF District, there are several potential redevelopment sites with
potential to produce incremental property tax revenue. Such revenue, used in combination with
other Village resources for redevelopment incentives or public improvements, would help
stimulate private investment and reinvestment in these sites and ultimately throughout the
proposed TIF District.
5) Mitigation of the existing blighting conditions would improve the economic redevelopment
potential of the proposed TIF District and promote private sector investment and development
efforts, Ryan recommends that the Village proceed with the formal TIF designation process for
the entire area.
The Ryan analysis of the proposed TIF District in conjunction with statutory criteria is
outlined on the following pages.
This Study assumes that all properties in the Study Area will be annexed into the
Village prior to adoption of all relevant TIF Ordinances.
I. INTRODUCTION AND BACKGROUND
The purpose of this Eligibility Report is to identify the criteria for establishing the
Main & Maley Redevelopment Project Area ("RPA") by means of "conservation area" and
"blighted area" qualification factors, as defined by the Tax Increment Allocation
Redevelopment Act (the "Act") (65 ILCS 5/11-74.4-1, et seq.). The "conservation area"
qualification factors refer to the improved portion of the RPA, and the "blighted area"
qualification factors refer to the vacant portion of the RPA, both to be included in the Main
& Maley Redevelopment Project Area.
The Act was established to assist Illinois municipalities "promote and protect the
health, safety, morals, and welfare of the public, that blighted conditions need to be
eradicated and conservation measures instituted, and that redevelopment of such areas be
undertaken; that to remove and alleviate adverse conditions it is necessary to encourage
private investment and restore and enhance the tax base of the taxing districts in such areas
by the development or redevelopment of project areas" (65 ILCS 5/11-74.4-2(b).
In the context of planning for the proposed RPA within the boundaries legally
described in Exhibit 1 and in the map attached hereto as Exhibit 2, the Village of Lemont
has authorized the study of the RPA within the boundaries described in the map attached
hereto in its entirety to determine whether it qualifies for consideration as a Tax Increment
Financing District. Ryan has agreed to undertake the study of the RPA.
The RPA is partially bifurcated by Maley Road and is generally bounded by the
Metra Heritage Corridor rail tracks on the north, Main Street on the south, Parker Road, as
extended, and the Village boundary on the west, and certain parcels abutting the ComEd
right of way on the east.
The qualification factors discussed within this Report qualify the improved portion
of the RPA as a "conservation area" and the vacant portion of the RPA as a "blighted vacant
area", as those terms are hereinafter defined pursuant to 65 ILCS 5/11-74.4-3 et. sec., as
amended. The RPA consists of twenty-six (26) improved parcels and three (3) vacant
parcels, for a total of twenty-nine (29) parcels.
The RPA as a whole demonstrates the need for site preparation, building
rehabilitation, extensive storm management and other infrastructure improvements and
application of modern community planning standards in order to encourage economic
stabilization and private redevelopment activities in the RPA. The area also suffers from
high vehicular traffic issues which also need improvement to both sustain and promote
potential new commercial and industrial related developments. The Village believes that
the TIF District designation is an essential part of its strategy to address these issues.
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
OBJECTIVES
Consistent with the Village's Comprehensive Plan (2014), the Village's redevelopment
objective is to promote a mix of industrial and commercial redevelopment within the
proposed TIF District. To achieve this objective, the Village has established the following
guidelines that would apply to the proposed TIF District:
Encourage commercial and industrial development by facilitating the assembly,
preparation and marketing of improved and vacant sites, and assisting private
developers to assemble suitable sites for modern development needs;
2. Foster construction and improvement of infrastructure, as needed, including streets,
curbs, gutters, detention -related improvements, storm management, water and
sanitary systems, and public and private utilities in order to stabilize existing
industrial areas and to facilitate the construction of new commercial and industrial
development;
3. Assist in the site preparation of the RPA for commercial and industrial development
including environmental remediation as needed;
4. Develop the area in relation to the traffic system for improved accessibility to the
area; and
5. Coordinate development and redevelopment efforts with adjacent uses thus
improving the surrounding environment.
Given the Village of Lemont's goals for its future development and growth, as well
as the conditions briefly described above, the Village has made a determination that it is
highly desirable to promote the redevelopment of the RPA. Without an implementation
plan for redevelopment, the Village believes current properties within the RPA will remain
underutilized. The Village intends to create and implement a redevelopment plan in order
to increase tax revenues associated with the RPA and to increase the community's tax base.
The Village has determined that redevelopment takes place through the benefit and
guidance of comprehensive economic planning by the Village. Through this coordinated
effort, the area is expected to improve. Development barriers, inherent with current
conditions which impede economic growth under existing market standards, will be
addressed.
The Village has determined that redevelopment currently planned for the RPA may
only be feasible with public financial assistance. The Village's utilization of a TIF District
redevelopment plan is intended to help provide the assistance required to eliminate
conditions detrimental to successful redevelopment of the area.
TIF Qualification Report. Main & Maley TIF
Village of Lemont, Illinois
2
The implementation of TIF is intended to induce private redevelopment in the RPA,
therefore creating higher real estate value that would otherwise potentially decline or
stagnate without such investment, leading to increased property taxes compared to previous
land -uses (or lack of uses). In this way, the existing tax base for all taxing districts is
preserved and a portion of future increased taxes are pledged for attracting the needed
private investment.
Because the Village will not consider the redevelopment of residential parcels that
would dislocate 10 or more residential units within the proposed TIF district, the Village
will not conduct a housing impact study pursuant to the TIF Act.
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
II. QUALIFICATION CRITERIA USED
With the assistance of Village staff, Ryan examined the RPA from beginning in
August, 2025 to the date of this report, and reviewed data collected for the area to determine
the presence or absence of appropriate qualifying factors listed in the Act. Based upon
Ryan's evaluation of the data and parcels in the proposed TIF Project Area and analysis of
each of the eligibility factors summarized in Section II, the following factors are presented
to support qualification of the proposed TIF District in part (with respect to improved
parcels in the RPA) as a "conservation area" and in part (with respect to certain vacant
parcels in the RPA) as a "blighted vacant area." These factors are found to be clearly
present and reasonably distributed throughout the TIF Project Area, as required under the
TIF Act. The factors are summarized in the table below.
Sub-AreasQualifying
FactorsPresent
Proposed RPA
Possible Factors
Factors Needed
in Proposed TIF Area
Per
to Qualify Per
Conservation Area
13
Statute
3
• Deterioration
• Inadequate Utilities
• Lag/Decline in EAV
• Deleterious Layout
• Lack of Community
Planning
Blighted Vacant
Stand Alone: 6
Stand Alone: 1
• Chronic Flooding
Blighted Vacant
Combination: 6
Combination: 2
• Deterioration of Adjacent
Structures
• Lag/Decline in EAV
The Act sets out specific procedures, which must be adhered to in designating a
redevelopment project area. By definition, a "Redevelopment Project Area" is: "an area
designated by the municipality, which is not less in the aggregate than 1 1/2 acres and with
respect to which the municipality has made a finding that there exist conditions which
cause the area to be classified as a blighted area or a conservation area, or a combination
of both blighted area and conservation area."
Under the Act, "conservation area" is defined as "any improved area within
the boundaries of a redevelopment project area located within the territorial limits of
the municipality in which fifty percent (50%) or more of the structures in the area
have an age of thirty-five (35) years or more. Such an area is not yet a blighted area,
but because of a combination of three (3) or more of the following factors is
detrimental to the public safety, health, morals or welfare and such an area may
become a blighted area:
TIF Qualification Report: Main & Maley TIF
Village of Leneont, Illinois
El
(A) Dilapidation: An advanced state of disrepair or neglect of necessary repairs
to the primary structural components of building or improvements in such a
combination that a documented building condition analysis determines that major
repair is required or the defects are so serious and so extensive that the buildings
must be removed.
(B) Obsolescence: The condition or process of falling into disuse. Structures
become ill -suited for the original use.
(C) Deterioration: With respect to buildings, defects including, but not limited
to major defects in the secondary building components such as doors, windows,
porches, gutters and downspouts and fascia. With respect to surface improvements,
that the condition of roadways, alleys, curbs, gutters, sidewalks, off-street parking
and surface storage areas evidence deterioration, including, but not limited to,
surface cracking, crumbling, potholes, depressions, loose paving material and
weeds protruding through paved surfaces.
(D) Presence of Structures Below Minimum Code Standards: All structures that
do not meet the standards of zoning, subdivision, building, fire and other
governmental codes applicable to property, but not including housing and property
maintenance codes.
(E) Illegal Use of Individual Structures: The use of structures in violation of
applicable federal, State, or local laws, exclusive of those applicable to the presence
of structures below minimum code standards.
(F) Excessive Vacancies: The presence of buildings that are unoccupied or
under-utilized and that represent an adverse influence on the area because of the
frequency, extent or duration of the vacancies.
(G) Lack of Ventilation, Light, or Sanitary Facilities: The absence of adequate
ventilation for light or air circulation in spaces or rooms without windows, or that
require the removal of dust, odor, gas, smoke or other noxious airborne materials.
Inadequate natural light and ventilation means the absence of skylights or windows
for interior spaces or rooms and improper window sizes and amounts by room area
to window area ratios. Inadequate sanitary facilities refer to the absence or
inadequacy of garbage storage and enclosure, bathroom facilities, hot water and
kitchens and structural inadequacies preventing ingress and egress to and from all
rooms and units within a building.
(H) Inadequate Utilities: Underground and overhead utilities such as storm
sewers and storm drainage, sanitary sewers, water lines and gas, telephone and
electrical services that are shown to be inadequate. Inadequate utilities are those
that are: (i) of insufficient capacity to serve the uses in the redevelopment project
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
E
area; (ii) deteriorated, antiquated, and obsolete or in disrepair; or (iii) lacking within
the redevelopment project area.
(I) Excessive Land Coverage and Overcrowding of Structures and Community
Facilities: The over -intensive use of property and the crowding of buildings and
accessory facilities onto a site. Examples of problem conditions warranting the
designation of an area is one exhibiting excessive land coverage are: (i) the
presence of buildings either improperly situated on parcels or located on parcels of
inadequate size and shape in relation to present-day standards of development for
health and safety and (ii) the presence of multiple buildings on a single parcel. For
there to be a finding of excessive land coverage, these parcels must exhibit one or
more of the following conditions: insufficient provision for light and air within or
around buildings, increased threat of spread of fire due to the close proximity of
buildings, lack of adequate or proper access to a public right-of-way, lack of
reasonably required off-street parking or inadequate provision for loading service.
(J) Deleterious Land -Use or Layout: The existence of incompatible land -use
relationships, buildings occupied by inappropriate mixed -uses or uses considered
to be noxious, offensive or unsuitable for the surrounding area.
(K) Environmental Clean -Up: The redevelopment project area has incurred
Illinois Environmental Protection Agency or United States Environmental
Protection Agency remediation costs for, or a study conducted by an independent
consultant recognized as having expertise in environmental remediation has
determined a need for the clean-up of hazardous waste, hazardous substances or
underground storage tanks required by State or federal law, provided that the
remediation costs constitute a material impediment to the development or
redevelopment of the redevelopment project area.
(L) Lack of Community Planning: The redevelopment project area was
developed prior to or without the benefit or guidance of a community plan. This
means that the development occurred prior to the adoption by the municipality of a
comprehensive or other community plan or that the plan was not followed at the
time of the area's development. This factor must be documented by evidence of
adverse or incompatible land -use relationships, inadequate street layout, improper
subdivision, parcels of inadequate shape and size to meet contemporary
development standards or other evidence demonstrating an absence of effective
community planning.
(M) The total equalized assessed value of the redevelopment project area has
declined for three (3) of the last five (5) calendar years prior to the year in which
the redevelopment project area is designated, or is increasing at an annual rate that
is less than the balance of the municipality for three (3) of the last five (5) calendar
years, for which information is available or increasing at an annual rate that is less
than the Consumer Price Index for All Urban Consumers published by the United
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
on
States Department of Labor or successor agency for three (3) of the last five (5)
calendar years prior to the year in which the redevelopment project area is
designated.
TIF Qualification Report. Main & Maley TIF
Village of Lemont, Illinois
7
Also under the Act, if "blighted vacant," the sound growth of the
redevelopment project area is impaired by one of the following factors that (i) is
present, with that presence documented, to a meaningful extent so that a municipality
may reasonably find that the factor is clearly present within the intent of the Act and
(ii) is reasonably distributed throughout the vacant part of the redevelopment project
area to which it pertains:
(A) The area consists of one or more unused quarries, mines, or strip mine
ponds.
(B) The area consists of unused railyards, rail tracks, or railroad rights -of -way.
(C) The area, prior to its designation, is subject to (i) chronic flooding that
adversely impacts on real property in the area as certified by a registered
professional engineer or appropriate regulatory agency or (ii) surface water that
discharges from all or a part of the area and contributes to flooding within the same
watershed, but only if the redevelopment project provides for facilities or
improvements to contribute to the alleviation of all or part of the flooding.
(D) The area consists of an unused or illegal disposal site containing earth,
stone, building debris, or similar materials that were removed from construction,
demolition, excavation, or dredge sites.
(E) Prior to November 1, 1999, the area is not less than 50 nor more than 100
acres and 75% of which is vacant (notwithstanding that the area has been used for
commercial agricultural purposes within 5 years prior to the designation of the
redevelopment project area), and the area meets at least one of the factors itemized
in paragraph (1) of this subsection, the area has been designated as a town or village
center by ordinance or comprehensive plan adopted prior to January 1, 1982, and
the area has not been developed for that designated purpose.
(F) The area qualified as a "blighted area" immediately prior to becoming
vacant, unless there has been substantial private investment in the immediately
surrounding area.
The improved portion of the RPA was examined as a "blighted area" by the
definition of the Act. The detailed definition of a "blighted area" is located at the beginning
of Section II.
TIF Qualification Report. Main & Maley TIF
Village of Lemont, Illinois
i
Also under the act, if "blighted vacant," the sound growth of the
redevelopment project area is impaired by a combination of 2 or more of the following
factors, each of which is (i) present, with that presence documented, to a meaningful
extent so that a municipality may reasonably find that the factor is clearly present
within the intent of the Act and (ii) reasonably distributed throughout the vacant part
of the redevelopment project area to which it pertains:
(A) Obsolete platting of vacant land that results in parcels of limited or narrow
size or configurations of parcels of irregular size or shape that would be difficult to
develop on a planned basis and in a manner compatible with contemporary
standards and requirements, or platting that failed to create rights -of -ways for
streets or alleys or that created inadequate right-of-way widths for streets, alleys, or
other public rights -of -way or that omitted easements for public utilities.
(B) Diversity of ownership of parcels of vacant land sufficient in number to
retard or impede the ability to assemble the land for development.
(C) Tax and special assessment delinquencies exist or the property has been the
subject of tax sales under the Property Tax Code within the last 5 years.
(D) Deterioration of structures or site improvements in neighboring areas
adjacent to the vacant land.
(E) The area has incurred Illinois Environmental Protection Agency (EPA) or
United States EPA remediation costs for, or a study conducted by an independent
consultant recognized as having expertise in environmental remediation has
determined a need for, the clean-up of hazardous waste, hazardous substances, or
underground storage tanks required by State or federal law, provided that the
remediation costs constitute a material impediment to the development or
redevelopment of the redevelopment project area.
(F) The total equalized assessed value of the proposed redevelopment project
area has declined for 3 of the last 5 calendar years prior to the year in which the
redevelopment project area is designated or is increasing at an annual rate that is
less than the balance of the municipality for 3 of the last 5 calendar years for which
information is available or is increasing at an annual rate that is less than the
Consumer Price Index for All Urban Consumers published by the United States
Department of Labor or successor agency for 3 of the last 5 calendar years prior to
the year in which the redevelopment project area is designated.
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
E
THE PROPOSED RPA
The RPA is partially bifurcated by Maley Road and is generally bounded by the
Metra Heritage Corridor rail tracks on the north, Main Street on the south, certain parcels
north of Parker Road and the Village boundary on the west, and certain parcels abutting
the ComEd right of way on the east. Adjacent rights -of -way are also included.
The improved portion of the RPA consists of twenty-six (26) tax parcels containing
several commercial and industrial buildings and various site improvements. The blighted
vacant portion of the RPA consists of three (3) tax parcels without structures.
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
10
III. METHODOLOGY OF EVALUATION
In evaluating the RPA's potential qualification as a TIF District, Ryan reviewed the
area in its entirety and utilized the following methodology:
1) Site surveys of the RPA were undertaken by representatives from Ryan. Site
surveys were completed for each tract of land (based upon tax maps), within the area.
2) Exterior evaluation of structures, noting such conditions as lack of
community planning and deleterious layout and land -use was completed. Additionally,
tax levy years 2018 through 2023 Equalized Assessed Valuation ("EAV") and Assessed
Valuation ("AV") information from the Cook County Cleric's Office, tax parcel maps, site
photographs, site data, local history (discussions with Village staff) and an evaluation of
area -wide factors that have affected the area's development were evaluated (Refer to
Section V.). Village redevelopment goals and objectives for the area were also reviewed
with Village staff.
3) Existing site conditions were initially surveyed only in the context of
checking, to the best and most reasonable extent available, whether TIF qualification
factors (such as chronic flooding) exist in specific site conditions on the parcels. The area
was studied taking into account available Village economic development planning reports,
Village ordinances, EAV information from the Cook County Clerk's Office and Village
records, tax parcel maps, site photos, site data, local history (discussions with Village staff
and the Village engineers), and an evaluation of area -wide factors that have affected the
area's development (Refer to Section V.).
4) The RPA was examined to assess the applicability of qualification factors
for TIF designation under the Act.
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
11
IV. QUALIFICATION OF RPA/FINDINGS OF ELIGIBILITY
As a result of Ryan's evaluation of the RPA, and analysis of each of the eligibility
factors summarized in Section II, it has been determined that the following factors are
present to support qualification of the RPA in part as a "conservation area" and in part as
a "blighted area."
IMPROVED AREA FACTORS — CONSERVATION AREA
A. Threshold Qualification
Age. Based upon site surveys and Cook County and Village data, 8 of the 12
structures in the improved portion of the RPA, or two thirds (66.7%) were found to
be thirty-five (35) years of age or older.
B. Other Conservation Factors (must include three or more factors under the
Act
1) Lag in Equalized Assessed Value
The Act states, "The total equalized assessed value of the proposed redevelopment
project area has declined for three (3) of the last five (5) calendar years prior to the year in
which the redevelopment project area is designated, or is increasing at an annual rate that
is less than the balance of the municipality for three (3) of the last five (5) calendar years,
for which information is available or increasing at an annual rate that is less than the
Consumer Price Index for All Urban Consumers published by the United States
Department of Labor or successor agency for three (3) of the last five (5) calendar years
prior to the year in which the redevelopment project area is designated".
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
12
The total Equalized Assessed Value ("EAV") of the improved portion of the RPA
declined in three (3) of the past five (5) years. Additionally, the EAV of the improved
portion of the RPA lagged behind the Consumer Price Index ("CPI") for three (3) of the
last five (5) years.
2023
2022
2021
2020
2019
RPA EAV
$10,782,208
$12,134,685
$11,095,616
$11,370,248
$7,686,007
Percentage of
Change
-11.1 %
9.4%
-2.4%
47.9%
-21.6%
Village EAV
$976,934,316
$716,584,154
$721,709,307
$733,660,196
$680,520,825
Less TIF RPA
$966,152,108
$704,449,469
$710,613,691
$762,289,948
$672,834,818
Percent
Change
37.1 %
-0.9%
-6.8%
13.3%
2.1 %
CPI
4.10%
8.0%
4.7%
1.2%
1.8%
Source: Cook County Clerk's Office and US Bureau of Labor Statistics
2) Lack of Community Planning
Under the Act, "Lack of Community Planning" refers to "the proposed
redevelopment project area was developed prior to or without the benefit or guidance of a
community plan. This means that the development occurred prior to the adoption by the
municipality of a comprehensive or other community plan or that the plan was not followed
at the time of the area's development. This factor must be documented by evidence of
adverse or incompatible land -use relationships, inadequate street layout, improper
subdivision, parcels of inadequate shape and size to meet contemporary development
standards, or other evidence demonstrating an absence of effective community planning".
Evidence of the area's lack of community planning can be seen in its lack of
adequate roadways, gutters, sidewalks, curbs and overhead lights compared to today's
modern planning standards. According to Village staff, certain roadways within the TIF
District are in such poor conditions that they have limited capacity to safely handle traffic.
In order for redevelopment to occur, adequate road access is required. In general, much of
the piecemeal development that occurred took place in an unincorporated area that was not
subject to a municipal planning process; logically, the area could not have developed
according to a community or comprehensive plan.
TIF Qualification Report. Main & Maley TIF
Village of Lemont, Illinois
13
3) Inadequate Utilities
Under the Act, inadequate utilities can be defined as underground and overhead
utilities such as storm sewers, storm drainage, sanitary sewers, water lines and gas,
telephone and electrical services that are shown to be inadequate. Inadequate utilities are
those that are: of insufficient capacity to serve the uses in the RPA, deteriorated, antiquated,
and obsolete or in disrepair or are lacking within the RPA.
According to Village staff, the utilities located in the Study Area are undersized
and inadequately located to serve additional development. As the area continues to
develop, new structures and uses will place additional strain on the already insufficient
conditions and further limit capacity.
4) Deleterious Land -Use or Layout
Under the Act, deleterious Land -Use or Layout refers to "the existence of
incompatible land -use relationships, buildings occupied by inappropriate mixed -uses or
uses considered to be noxious, offensive or unsuitable for the surrounding area".
Deleterious land use or layout can be seen in the commercial, industrial, and other
improvements within the proposed TIF District. These areas have been developed in a
piecemeal fashion without the guidance of a plan for coordinated development. As noted
earlier, this is because much of this piecemeal development took place in an unincorporated
area that was not subject to a municipal planning process. This has been complicated by
the inadvertent creation of mixed and uneven borders at unincorporated portions of Cook
County to the south as portions of the unincorporated area were sporadically annexed into
the Village over a long period of time. As described previously, the piecemeal
development of the RPA is at least partly attributable to a lack of community planning
going back over fifty years.
As a result of this fragmented development over a long period of time, the area's
industrial uses lack sufficient road infrastructure for the volume of truck traffic that is
present. Examples of this occur where access to the industrial areas is by way of the private
Maley Road. Main Street to the east of Maley Road observes an average daily traffic count
of 13,700 vehicles, according to IDOT. Truck drivers face challenges entering industrial
properties from Main Street due to its narrow two-lane road configuration. This issue is
exacerbated by the fact that the intersection of Main Street and Maley Road lacks
signalization or adequate turning lanes. Additional redevelopment will require
reconfiguring traffic management for the area.
In addition to these factors, planning guidelines for such components as landscape
and streetscape treatments, buffering between uses, provision for adequate loading and
unloading and sufficient parking were not addressed when certain of these industrial
parcels were developed.
TIF Qualification Report. Main & Maley TIF
Village of Lemont, Illinois
14
S) Deterioration
The Act states, "With respect to buildings, defects including, but not limited to
major defects in the secondary building components such as doors, windows, porches,
gutters and downspouts and fascia. With respect to surface improvements, that the
condition of roadways, alleys, curbs, gutters, sidewalks, off-street parking, and surface
storage areas evidence deterioration, including, but not limited to, surface cracking,
crumbling, potholes, depressions, loose paving material, and weeds protruding through
paved surfaces.
The RPA shows signs of deterioration of both site improvements and building
structures. Various degrees of deterioration were identified throughout the area, ranging
from minor to extremely severe. The below indicators of deterioration were found
distributed throughout the RPA.
Sur ace Improvements:
Site improvements within the RPA were observed to possess the following signs of
deterioration:
• Extensively cracked and crumbling asphalt pavement, along with potholes and
other settlement in parking lot areas and driveways, requiring re -surfacing.
• Weed and vegetation growth in cracked pavement and/or loose pavement material
in parking lot areas and driveways.
• Faded and cracked parking space striping and curb caution paint, requiring re-
painting.
• Crumbling curb and gutter throughout parking areas and approaches, requiring
removal and replacement.
• Cracked public and private service walks with weed growth.
Building Improvements. -
Building deterioration was found to consist of cracked or damaged exterior building
surfaces including masonry facades in need of tuckpointing, faded and peeling trim paint,
deteriorated windows or doors or window/door frames, rusted metal service doors, rusted
metal fencing, and damaged gutters or downspouts, for example.
TIF Qualification Report. Main & Maley TIF
Village of Lemont, Illinois
15
VACANT BLIGHTED AREA
Vacant land within the RPA qualifies as a "blighted -vacant area" pursuant to the TIF Act.
Currently, the vacant land lacks economic viability for development due to certain adverse
conditions. As a result, it prevents or threatens to prevent the beneficial economic and
physical development of properties the community deems essential to its overall economic
health. In the opinion of Ryan, the subject vacant land meets the requirements for
designation as a blighted -vacant area under the TIF Act.
VACANT BLIGHTED AREA - STAND ALONE FACTOR
Based upon Ryan's evaluation of certain parcels in the proposed RPA, Ryan has
determined, based on assistance and analysis by Burke Engineering that a vacant portion
of the RPA qualifies as "blighted vacant" pursuant to the TIF Act, due to the presence of
the following factors being present.
1) Chronic Flooding. The vacant portions of the RPA were found to qualify under
the TIF Act using a single stand-alone factor of Chronic Flooding. The TIF Act
provides that if an area, prior to its designation, is subject to ["chronic flooding that
adversely impacts on real property in the area as certified by a registered
professional engineer or appropriate regulatory agency" and "the redevelopment
project provides for facilities or improvements to contribute to the alleviation of all
or part of the flooding," then a finding of chronic flooding can be made.]
According to the memorandum supplied by Burke Engineering (Exhibit 3),
"Portions of the parcels within the proposed TIF District meet the criterion of
chronic flooding as indicated by either the presence of floodplain, wetland, and/or
poor draining soils..." Additionally, Burke Engineering indicated that "Parcels
cannot be developed without providing stormwater management, coordinating and
permitting with the U.S. Army Corps of Engineers and MWRD (Cook County) for
wetland impacts."
VACANT AREA FACTORS — BLIGHTED AREA
The vacant portion of the RPA is found to also qualify as a vacant "blighted area" under the
Act, since certain qualifying factors were found to be present at the vacant tax parcels.
1) Deterioration of Structures or Site Improvements Adjacent to Vacant Land
As noted previously, the areas immediately adjacent to the vacant portion of the
RPA showed signs of deterioration in both structures and site improvements. Various
degrees of deterioration were identified throughout the adjacent area ranging from minor
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
16
to extremely severe. With respect to surface improvements, deterioration was found along
roadways, driveways, and parking areas. These examples of deterioration were found
distributed throughout the areas adjacent to the vacant portion of the RPA.
Also as noted previously, the following signs of site improvement deterioration
within the RPA were observed:
• Extensively cracked and crumbling asphalt pavement, along with potholes and
other settlement in parking lot areas and driveways, requiring re -surfacing.
• Weed and vegetation growth in cracked pavement and/or loose pavement
material.
• Faded and cracked parking space striping and curb caution paint, requiring re-
painting.
• Crumbling curb and gutter throughout parking areas and approaches, requiring
removal and replacement.
• Cracked public walks with weed growth.
Again, building deterioration was found to consist of cracked or damaged exterior
building surfaces including masonry facades in need of tuckpointing, faded and peeling
trim paint, deteriorated windows or doors or window/door frames, rusted metal service
doors, rusted metal fencing, and damaged gutters or downspouts, for example.
2) Lag in Equalized Assessed Value
The Act states, "The total equalized assessed value of the proposed redevelopment
project area has declined for three (3) of the last five (5) calendar years prior to the year in
which the redevelopment project area is designated, or is increasing at an annual rate that
is less than the balance of the municipality for three (3) of the last five (5) calendar years,
for which information is available or increasing at an annual rate that is less than the
Consumer Price Index for All Urban Consumers published by the United States
Department of Labor or successor agency for three (3) of the last five (5) calendar years
prior to the year in which the redevelopment project area is designated".
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
17
The total Equalized Assessed Value ("EAV") for the vacant portion of the RPA
lagged behind the Consumer Price Index ("CPI") for three (3) of the last five (5) years.
MAIN & MALEY TIF
VACANT PROPERTY EAV
2023
2022
2021
2020
2019
Vacant RPA
Area EAV
$350,311
$346,619
$348,722
$382,151
$63,508
Percentage of
Change
1.1 %
-0.6%
-8.7%
501.7%
3.2%
Village EAV
$976,934,316
$716,584,154
$721,709,307
$733,660,196
$680,520,825
Less TIF RPA
$976,584,005
$716,237,535
$721,360,585
$773,278,045
$680,457,317
Percent
Change
36.3%
-0.7%
-6.7%
13.6%
1.7%
CPI
4.10%
8.0%
4.7%
1.2%
1.8%
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
I:
V. SUMMARY OF FINDINGS AND OVERALL ASSESSMENT OF
QUALIFICATION
The following is a summary of relevant qualification findings as it relates to the
establishment of a TIF District by the Village:
1. The area is contiguous and is greater than 1'/2 acres in size.
2. Improved portions of the RPA qualify as a "conservation area". Vacant portions of
the RPA qualify as a "blighted vacant area." Summaries of the qualification
findings are outlined in Section V.
3. All property in the area would substantially benefit by the redevelopment project
improvements.
4. The sound growth of taxing districts applicable to the area, including the Village,
has been impaired by the factors found present in the area.
5. The area would not be subject to redevelopment without the investment of public
funds, including property tax increments.
Conclusion
Based upon Ryan's evaluation of parcels in the proposed TIF Project Area and
analysis of each of the eligibility factors summarized in Section II, Ryan finds that
sufficient factors are present to support qualification of the proposed TIF District in part as
a "conservation area" and in part as a "blighted vacant area." These factors are found to
be clearly present and reasonably distributed throughout the TIF Project Area. In the
judgement of Ryan, these findings provide the Village with sufficient justification to
consider a formal process for adopting the RPA as the Main & Maley TIF District.
The area has not benefited from coordinated planning efforts by either the public
or private sectors. There is a need to focus redevelopment efforts relating to business
attraction as well as the coordination of redevelopment efforts for modern mixed -use
redevelopment. These efforts will be important to the area's stability and growth and,
therefore, an increase in its tax base.
The eligibility findings indicate that the area is in need of revitalization and guided
growth to ensure that it will contribute to the long-term physical, economic, and social
well- being of the Village. The factors discussed herein indicate the area has not been
subject to sound growth and development through investment by private enterprise and is
not likely to be developed but for the assistance of TIF.
TIF Qualification Report: Main & Maley TIF
Village of Lemont, Illinois
19
EXHIBIT 1:
Legal Description
Legal Description and PINS of Village of Lemont
Main & Maley Redevelopment Project Area
Commencing at the intersection of the north line of PIN 22-14-300-037
with the west line of the West 1/2 Southwest 1/4 of Section 14, Township 37
North, Range 11, East of the Third Principal Meridian in Cook County,
Illinois; thence northeasterly along the north line of PIN 22-14-300-037
to the north line of the East 1/2 of the Southwest 1/4 of said Section 14;
thence easterly to the east line of PIN 22-14-400-037; thence south to the
south line of PIN 22-14-400-037; thence west to the east line of PIN 22-
14-400-039; thence south to the south line of PIN 22-14-400-039; thence
east to the east line of the West 1/2 of the Southeast 1/4 of said Section 14;
thence south to the south line of PIN 22-14-400-019; thence west to the
east line of PIN 22-14-400-017; thence south to the south line of PIN 22-
14-400-017; thence west along the south line of PIN 22-14-400-017 to the
west line of PIN 22-14-400-017; thence north to the north line of Chicago -
Joliet Road; thence westerly along the north line of Chicago -Joliet Road
to the east line of PIN 22-14-300-021; thence north to the north line of
PIN 22-14-3 00-021; thence westerly along the north line of PIN 22-14-
300-021 to the east line of PIN 22-14-300-016; thence westerly along the
north line of PIN 22-14-300-016 and PIN 22-14-300-020 to the west line
of the West 1/2 Southwest 1/4 of said Section 14; thence north along said
west line of the West 1/2 Southwest 1/4 of said Section 14, to the point of
beginning, in Cook County, Illinois.
22-14-300-029-0000
22-14-300-031-0000
22-14-300-034-0000
22-14-300-035-0000
22-14-300-036-0000
22-14-300-037-0000
22-14-300-039-0000
22-14-300-040-0000
22-14-300-042-0000
22-14-300-043-0000
22-14-300-044-0000
22-14-300-045-0000
22-14-400-005-0000
22-14-400-015-0000
22-14-400-017-0000
22-14-400-018-0000
22-14-400-019-0000
22-14-400-024-0000
22-14-400-028-0000
22-14-400-029-0000
22-14-400-030-0000
22-14-400-031-0000
22-14-400-032-0000
22-14-400-034-0000
22-14-400-035-0000
22-14-400-036-0000
22-14-400-037-0000
22-14-400-039-0000
22-14-400-040-0000
EXHIBIT 2:
Boundary Map
EXHIBIT 3:
Engineer Report — Chronic Flooding
MEMORANDUM
November 3, 2025
TO: Village of Lemont
418 Main Street
Lemont, IL 60439
ATTN: George Schafer, Village Administrator
FROM: Thomas T. Burke, Jr., PhD, PE
Jedd Anderson, PWS, CPESC
SUBJECT: Proposed TIF District at the Northeast Corner of Main and Maley
Village of Lemont, Will County, IL
(CBBEL Project No. 250477)
Introduction
Christopher B. Burke Engineering, Ltd. (CBBEL) prepared this memorandum at the
request of the Village of Lemont (Village) to analyze 28 parcels proposed to be placed in
a Tax Increment Finance District (TIF District). The 28 parcels are outlined in red on
Exhibit 1. Exhibit 2 shows the 28 parcels with their Property Index Numbers (PINS).
CBBEL was asked to determine the presence of chronic flooding by analyzing the
stormwater, floodplain, and wetland issues within the proposed TIF District. Chronic
Flooding is a certification as evaluated by the TIF Act.
The proposed TIF District contains 28 parcels with the following PINS:
0
2214300029
0
2214400017
0
2214300031
0
2214400018
0
2214300034
0
2214400028
2214300035
0
2214400029
0
2214300036
0
2214400040
2214300037
0
2214400024
2214300039
0
2214400030
2214300040
0
2214400031
0
2214300042
0
2214400032
0
2214300043
0
2214400034
2214300044
0
2214400035
2214300045
0
2214400036
0
2214400005
0
2214400037
0
2214400015
0
2214400039
ICHRISTOPHER B. BURKE ENGINEERING, LTD.
9575 W Higgins Road, Suite 600 Rosemont, Illinois 60018-4920 Tel (847) 823-0500 Fax (847) 823-0520
MEMORANDUM
The parcel PINS were obtained from Cook County GIS data. Cook County no longer
provides owner information on their interactive website. The following attached exhibits
were used to assist in our review:
• Exhibit 1: Location Map
• Exhibit 2: Proposed TIF Exhibit Parcel Map
• Exhibit 3: National Wetland Inventory
• Exhibit 4: Soils Survey
• Exhibit 5: Hydrologic Atlas
• Exhibit 6: United States Geological Survey
• Exhibit 7: Flood Insurance Rate Map
• Exhibit 8: Approximate Wetland Delineation
• Exhibit 9: Cook County 1' Contours
• Exhibit 10: Cook County Watershed Map
• Exhibit 11: Tributary Overview from MWRD Calumet -Sag Channel DWP
• Exhibit 12: 100-Year Inundation Areas from MWRD Calumet -Sag Channel DWP
This memorandum is not intended to satisfy permitting or local ordinance requirements.
Property Description
The proposed TIF District (Exhibit 1) is comprised of 28 parcels totaling approximately
135.3 acres. The parcels were analyzed for stormwater, floodplain, and wetland issues,
using the above referenced resource materials. The properties range from densely
developed/paved to vacant parcels. Those parcels that are developed have commercial
uses or are railroad property. There are no residential properties within the proposed TIF
area.
Background Information
Floodplain
The Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map
(FIRM), Exhibit 7, was reviewed to determine if the site contains mapped floodplain. The
FIRM map for this area, Panel 17031CO579J with an effective date of August 19, 2008,
does not indicate mapped floodplain onsite.
We also reviewed the Metropolitan Water Reclamation District of Greater Chicago
(MWRD) Detailed Watershed Plans (DWP). The MWRD DWP for the Cal -Sag Channel
Watershed was completed in August 2009. The DWP did not identify inundation areas
on the TIF parcels, as shown on Exhibit 11. The DWP identifies two ditches within the
studied parcels. One ditch is located along the southeast side of Marley Road conveying
runoff to the northeast. The other ditch extends from the side of Parcel 2214400040,
conveying runoff generally in the north direction through Parcels 2214400029 and
2
CHRISTOPHER B. BURKE ENGINEERING, LTD.
9575 W Higgins Road, Suite 600 Rosemont, Illinois 60018-4920 Tel (847) 823-0500 Fax (847) 823-0520
MEMORANDUM
2214400028. The flow from both ditches is conveyed to the Cal -Sag Channel, as shown
on Exhibit 10.
Wetlands and Waters of the United States
The potential for wetlands and waters of the United States was reviewed for the study
area. To complete this review, we evaluated the National Wetlands Inventory (Exhibit 3),
aerial photographs, FIRM and soils maps, and for PINs 2214400029 and 2214400040 we
have a copy of a wetland delineation that was completed for those properties by Bollinger
Environmental in October 2021. For those two PINS, more than 80% of the sites are
wetland.
On the remaining parcels, we anticipate that wetland vegetation is located within drainage
swales, ponds, and associated with the IMC. Beyond those topographic low features, the
sites are not encumbered with wetland.
Waters of the United States may exist on sites within drainage swales that are
unvegetated and tributary to the IMC or other tributary waterway in the watershed.
The National Wetland Inventory (NWI) (Exhibit 3) which is from 1983 shows significant
areas of wetland on the parcels, and the mapping is clearly outdated and does not provide
useful information.
Exhibit 8 provides an approximate wetland delineation based on review of available
information. The approximate acreages of wetland on each parcel are listed in the table
on Page 4 below.
Soils
The United States Department of Agriculture (USDA) National Resources Conservation
Service (NRCS) soils map, Exhibit 4, was reviewed to determine soil types on the
properties. Like the NWI, the mapping is outdated and does not consider the significant
amount of development in the study area. Natural soils on site are generally shallow and
located on bedrock which is near the ground surface. Only parcels 2214400028,
2214400029, and 2214400040 contain mostly undisturbed soils that have not been mass
graded and filled in the past.
We are aware that a high-pressure gas main is located on 2214400040 that the landowner
is working with the gas company to relocate the main closer to Main Street. The main
currently crosses the site diagonally though a dense wetland area. The gas company
approached the owner for permission to relocate the main. Therefore, soils in vicinity of
the main have been disturbed, as have the soils adjacent to Main Street from past grading
activity.
NCHRISTOPHER B. BURKE ENGINEERING, LTD.
9575 W Higgins Road, Suite 600 Rosemont, Illinois 60018-4920 Tel (847) 823-0500 Fax (847) 823-0520
MEMORANDUM
Soil types mapped on remaining sites are shown on Exhibit 4, but again this information
is outdated and the bulk of the properties have been mass graded and filled in the past
and have no virgin soils on site. These sites have been filled significantly resulting in
much of the areas being well above their original contour.
Drainage
Utilizing the topographic information available from the Cook County Parcel Viewer, the
general drainage is from south to north. Many parcels appear to have positive drainage
either to a pond or a ditch. The exceptions are parcels 2214400028, 2214400029,
2214400040 and the west side of 2214400015. There are large depressional areas on
these parcels that do not appear to have overland drainage and will pond runoff during
rain events.
Chronic Flooding Assessment
As part of the Tax Increment Allocation Redevelopment Act, there is consideration given
to areas that experience "chronic flooding". This is further defined as an area that is
"subject to (i) chronic flooding that adversely impacts on real property in the area as
certified by a registered professional engineer or appropriate regulatory agency or (ii)
surface water discharges from all or a part of the area and contributes to flooding within
the same watershed, but only if the redevelopment project provides for facilities or
improvements to contribute to the alleviation of all or part of the flooding."
Portions of the parcels within the proposed TIF District meet the criterion of chronic
flooding as indicated by either the presence of floodplain, wetland, and/or poor draining
soils as summarized in the table below:
PIN
Parcel Area
Acres
Percentage
Wetland
Percentage
Poor Soils
2214400005
2.2
21%
50%
2214400015
13.2
58%
60%
2214400028
3.9
88%
98%
2214400029
5.9
89%
95%
2214400040
21.6
87%
90%
The area for each PIN was obtained from the 2024 Cook County Historical Parcels,
maintained by Cook County GIS with a modified date of 3/28/2025. The percentage of
wetland was measured based on a desktop evaluation of available mapping resources
overlaid on an aerial photo with PINS identified. The percentage of poor soils is based on
the approximate wetland delineation, and a review of the available mapping.
Parcels cannot be developed without providing stormwater management, coordinating
and permitting with the U.S. Army Corps of Engineers and MWRD (Cook County) for
M
CHRISTOPHER B. BURKE ENGINEERING, LTD.
9575 W Higgins Road, Suite 600 Rosemont, Illinois 60018-4920 Tel (847) 823-0500 Fax (847) 823-0520
MEMORANDUM
wetland impacts. The MWRD Watershed Management Ordinance (WMO), Sections 302,
603, 604, 605 and 606 specify the criteria for which developments must address wetland,
riparian and buffer impacts. Article 5 of the WMO specifies the criteria for which
developments require site runoff storage be provided, including depressional storage. If
the existing release rate from the PINS shown in the table above is less than the allowable
development release rate, additional storage is required to store development.
Stormwater management facilities will need to be provided to make the parcels of the
PINS listed in the table on Page 4, developable.
If you have any questions or comments, please contact us at (847) 823-0500.
Sincerely,
Jedd M. Anderson, PWS, CPESC
Vice President
Thomas T. Burke, Jr., PhD, PE
Executive Vice President
TTB/1 MA
N:\LEMONT\250477\Water\Docs\Lemont Proposed TIF Assessment 110325.docx
ICHRISTOPHER B. BURKE ENGINEERING, LTD.
9575 W Higgins Road, Suite 600 Rosemont, Illinois 60018-4920 Tel (847) 823-0500 Fax (847) 823-0520
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CLIENT:
1 0 500 1000 FIRM Panel: 17031 C0579J
I. Comparison of DWP 100-yr Inundation Mapping and FEMA Effective FIRM Revised 10/19/2008
Feet Calumet -Sag Detailed Watershed Plan
TITLE:
VILLAGE OF LEMONY 100 YEAR INNUNDATION AREAS CBBEL# 25-0477
FROM MWRD CALUMET -SAG CHANNEL DWP DATE 10/31/2025
DSGN. I SCALE: 1 =2.25 Cv
CHRISTOPHER B. BURKE Engineering, Ltd. DWN. KEK I USER: KKOPIJA EKH
12
9575 W. Higgins Road, Suite 600, Rosemont, Illinois 60018 (847)823-0500 CHKD. I JMA I PLOT DATE: 10/31/2025
& I FILE NANIE: I EX 12 100 YEAR INNUNDATION
STATE OF ILLINOIS
) SS
COUNTY OF COOK
CERTIFICATION
I, Charlene Smollen, do hereby certify that I am the duly qualified and elected Village
Clerk of the Village of Lemont, Cook, DuPage and Will County, Illinois, and that as such Village
Clerk I do have charge of and custody of the books and records of the Village of Lemont, Cook
County, Illinois.
I do hereby further certify that the foregoing is a full, true and correct copy of Ordinance
No. 'AN ORDINANCE APPROVING THE MAIN & MALEY TAX INCREMENT
FINANCING REDEVELOPMENT PLAN AND PROJECT OF THE VILLAGE OF LEMONT,
COOK, WILL AND DUPAGE COUNTIES, ILLINOIS," adopted and approved by the President
and Board of Trustees of the Village of Lemont, Illinois on ., ,c ` c9 , 2026.
IN WITNESS WHEREOF, I have hereunto affixed my hand and the Corporate Seal of the
V illiag-e of Lemont, Cook, DuPage and Will County, Illinois this day of
-� 2026.
Charlene Smollen
Village Clerk
Village of Lemont
Cook County, Illinois
OF 4
AL
'fl/in o►s