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City of Warrenville
28W701 Stafford Place
Warrenville, IL 60555
Ph: 630-393-9427
TIF Information

TIF 3  


Old Town/Civic Center TIF District #3

Tax Increment Financing (TIF) Districts in the City of Warrenville:

I. City of Warrenville TIF Interested Parties Registry:

The City of Warrenville has established a Tax Increment Financing (TIF) District Interested Parties Registry. Residents of the City and organizations active in the City may register with the City to receive information on any proposed designation of a TIF redevelopment project area or the approval of a TIF redevelopment plan, as well as information regarding certain changes proposed for existing TIF redevelopment plans. Registration forms are available from the City Administrator, at the Warrenville City Hall, 28 W 701 Stafford Place, Warrenville, Illinois, between the hours of 9:00 A.M. and 5:00 P.M., Monday through Friday, except on Holidays. Rules to implement the registration process have been adopted by the City Council and may be obtained at the same location or by clicking here. Registration application forms are available for individuals here and organizations here.

II. What is a TIF District?

Tax Increment Allocation Financing (TIF) was enacted into law in Illinois in 1977. As an economic development tool, it enables municipalities to target financial assistance to, among other things, eliminate or prevent blighted conditions in developed areas like established older downtowns and other commercial areas.

TIF is permitted under Chapter 65 of the Illinois Compiled Statutes, 65 ILCS 5/11-74.4-1 et seq. (the “Act”). The Act authorizes municipalities to receive increments generated from increased property tax revenues in an area designated for TIF. The “increment” is the amount of growth in property taxes attributable to the increase in the value of the property in the TIF area after private redevelopment has taken place. The growth amount is set aside by the tax collector into a special municipal fund to pay redevelopment costs, including debt service. To identify the increment, at the adoption of TIF for an area, the assessment of each parcel in the area is frozen at its current amount. During the life of TIF in the designated area, the taxing districts will receive taxes attributable to the original, frozen assessment. As improvements are made in the TIF area, and assessments rise, tax revenue attributable to the increase in assessments goes to the municipality’s special fund to pay redevelopment costs as permitted by the Act.

Once the improvements are completed and all project costs paid, or at a time specified in the original municipal ordinances establishing TIF for the area, the TIF area is dissolved and future incremental tax revenue is paid directly to the local taxing bodies.

More information on TIF Districts can be found at the Illinois Tax Increment Association.

III. Overview of the City of Warrenville Tax Increment Financing (TIF) Districts #1 - Cantera, #2 - Old Town Center, and #3 - Old Town/Civic Center Subarea.

A. TIF District #1 - Cantera 
TIF #1 Plan   TIF #1 JRB Minutes of 11-16-12  TIF #1 JRB Minutes of 12/13/13 TIF #1 JRB Minutes of 11/13/14 TIF #1 JRB Minutes of 11/6/15
After being in existence for 23 years, the Cantera TIF #1 was dissolved on December 31, 2009.

Located in the southeast quadrant of Warrenville, the area now known as Cantera operated as a 650-acre limestone quarry and concrete batch plant between the 1950’s and the early 1990’s. The land was severely scarred by the mining operations and lacked any significant public infrastructure improvements prior to being redeveloped into the existing mixed use master planned development now known as Cantera.

In 1986, the City established TIF #1 to help pay for the costs of redeveloping the nearly one square mile quarry. In 1994, through a unique and cooperative public/private partnership with Warrenville Development Limited Partnership (WDLP, the Cantera developer), and the use of Tax Increment financing, the City worked diligently to transform approximately one-fifth of its total land area into the world-class, revenue generating, mixed-use Cantera Development. This transformation involved installation of underground sewer and water lines, expansion of a sanitary sewage treatment plant, construction of wells and water storage facilities, construction of a network of storm water management detention ponds, construction of new arterial roads and the Winfield Road/I-88 interchange, and the installation of a network of pedestrian paths and trails. With TIF revenue and WDLP investment, more than $57 million in new public infrastructure improvements were constructed to serve the Cantera project. More detailed information on the Cantera Development is available here.

When established in 1986, the land located within TIF #1 had a market value of approximately 7.8 million dollars and generated approximately $7,347 of property tax revenue annually. At the end of TIF #1 in 2009, the same land area had a market value of approximately 492 million dollars and generated approximately 9.5 million dollars of property tax annually.

B. TIF District #2 - Old Town Center 
TIF #2 Plan TIF #2 JRB Minutes of 11-16-12  TIF #2 JRB Minutes of 12/13/13 TIF #2 JRB Minutes of 11/13/14 TIF #2 JRB Minutes of 11/6/15
The Old Town Center TIF established in 1995 was terminated early on December 31, 2012. The Old Town Center TIF was a Conservation TIF District the City originally established to remove deteriorated structures and improve public infrastructure and public facilities located in the historical core of the City. The following public facility projects in TIF #2 were either partially or fully funded with TIF #2 revenues:

  • Construction of a large addition to the Warrenville Public Library

  • Construction of a large gymnasium, indoor track, and workout facility to the Warrenville Park District’s Leisure Center

  • Construction of a new Police Department facility

  • Construction of a new City Hall

  • Construction of a new Public Works facility

C.  Old Town/Civic Center Subarea Tax Increment Financing District #3  
TIF #3 JRB Minutes of 4/2/13 TIF #3 JRB Minutes of 11/13/14 TIF #3 JRB Minutes of 11/6/15
BACKGROUND: The City’s 2007 Old Town/Civic Center Subarea Plan and 2007 Strategic Plan identified the evaluation of the structure and value of reconstituting or expanding the City’s existing tax increment financing districts as a priority implementation action. The underlying goal of this evaluation was to enhance the City’s ability to accomplish the goals and objectives outlined in Old Town/Civic Center Subarea Plan.

In 2007 and 2008, City staff, the City Council, the City Council Economic Development Representatives, S.B. Friedman and Co. (SB Friedman), the City Attorney, and a specialized TIF attorney evaluated the various strategic and legal issues associated with the potential modification of TIF #2 and/or creation of a new TIF #3. As a result of this work, the City decided to end TIF #2 early and establish new TIF District #3. 

On June 3, 2013, the City Council unanimously approved the following TIF #3 Ordinances and documents:

  • Ordinance No. 2780:  An Ordinance Approving the City of Warrenville Old Town/Civic Center Tax Increment Financing District (TIF #3) Redevelopment Project Area Redevelopment Project Plan and Project
  • Ordinance No. 2781:  An Ordinance Designating the City of Warrenville Old Town/Civic Center Tax Increment Financing District (TIF #3) Redevelopment Project Area
  • Ordinance No. 2782: An Ordinance Adopting Tax Increment Financing for the City of Warrenville Old Town/Civic Center Tax Increment Financing District (TIF #3)

The Eligibility Study, Housing Impact Study, and City adopted Redevelopment Project and Plan for the proposed Warrenville Old Town/Civic Center Redevelopment Project Area TIF District are available for review by the public, during normal City Hall business hours, in the Community Development Department located at 3S258 Manning Avenue or by clicking on the following link: Eligibility Study, Housing Impact Plan, and Redevelopment Project and Plan.

For additional information or questions on these documents or development opportunities in the City’s TIF #3, contact Community Development Director Ronald Mentzer at (630) 393-9050. 

D. Southwest/Route 59 Corridor Tax Increment Financing District (TIF #4)
In the Spring of 2015, the City Council adopted a new Economic Development Plan. “Consider the establishment of a Route 59 TIF District” is identified as the second highest priority objective in that Plan. On Monday, August 3, 2015, the City Council unanimously approved Ordinance #2948. This Ordinance authorized a study of the feasibility of establishing tax increment financing to improve deteriorating physical conditions and stimulate new economic development within the Route 56/Route 59 Subarea – Warrenville TIF District #4.

A copy of the Draft Redevelopment Project and Plan, Eligibility Report, and Housing Impact Study for Proposed TIF #4 can be accessed here.

Questions and concerns regarding the City’s TIF #4 initiative should be directed to Community Development Director Ronald Mentzer at (630) 393-9050 or . Interested Party information is available here

On August 2, 2016, and August 23, 2016, the Joint Review Board (one public member and one representative from each of the following taxing districts: College of DuPage Community College District 502, Community School District No. 200, Warrenville Park District, Indian Prairie School District No. 204, County of DuPage, Winfield Township, Naperville Township, Warrenville Public Library District, Warrenville Fire Protection District, and City of Warrenville) for TIF #4 met to review the public record, planning documents, Eligibility Study, Housing Impact Study, Redevelopment Project Area, and TIF Plan for the proposed TIF District #4. At their August 23, 2016, meeting the Joint Review Board voted to recommend the Mayor and City Council move forward with the designation of the Redevelopment Project Area for the Warrenville Southwest/Route 59 Corridor Tax Increment Financing District (TIF #4) and approve the Redevelopment Plan and Project. The recommendation was approved by a vote of seven to one, with one member abstaining.

On September 6, 2016, at 6:00 p.m. the Warrenville City Council conducted an official public hearing to hear from any interested persons, taxpayers, or affected taxing districts regarding the Redevelopment Project Area and the proposed TIF District #4. At the public hearing, interested persons, taxpayers, or affected taxing districts were able to file written comments and/or objections to, and voice their opinions with respect to the proposed TIF District #4 and its supporting documents.

The various ordinances required to approve the various TIF #4 related documents and enact the new TIF District are scheduled to be considered by the City Council at their October 3rd regular meeting.

Last updated September 22, 2016.