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
TIF Updates - Interested Parties Registry
The City has established a Tax Increment Financing (TIF) District Interested Parties Registry. Residents of the City and organizations active in the City may register 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 in the Administration Department at City Hall.
To receive updates on TIF, complete a registration application.
TIF Redevelopment Project Assistance Policy
On March 20, 2017, the City Council endorsed the Tax Increment Financing Redevelopment Project Assistance Policy. The Policy was established to support efficient and consistent future City Council decision making, and improve City staff’s ability to clearly and proactively communicate the City’s position on potential TIF assistance to developers, businesses, and property owners considering a potential redevelopment project in one of the City’s two active TIF districts.
Key components of the policy include:
- Specific connections and references to the City’s Strategic/Economic Development, Subarea Land Use, and TIF Redevelopment Plans.
- Establishment of the means by which the City will review and process TIF assistance proposals.
- Requirement of individuals and entities seeking TIF assistance to cover the out-of-pocket costs the City incurs during the review and processing of any such request.
- Detailed establishment and prioritization of the types of redevelopment project expenses for which the City is most likely to consider TIF assistance.
- Identification of specific redevelopment costs for which the City will not provide TIF assistance.
- Outline of the City’s preferred method of structuring TIF assistance.
TIF Redevelopment Assistance Policy (PDF
City Review Process for TIF Assistance (PDF)
Application form for TIF Assistanc e (PDF)
TIF Assistance Application Financial Review/Data Request (PDF)
Last updated December 12, 2018.
TIF #3 - Old Town/Civic Center Subarea
The City’s 2007 Old Town/Civic Center Subarea Plan (PDF) and 2007 Strategic Plan (PDF) 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 (PDF): 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 (PDF): An Ordinance Designating the City of Warrenville Old Town/Civic Center Tax Increment Financing District (TIF #3) Redevelopment Project Area
- Ordinance No. 2782 (PDF): 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 (PDF).
TIF #4 - Southwest/Route 59 Corridor
In spring of 2015, the City Council adopted a new Economic Development Plan. "Consider the establishment of a Route 59 TIF District" was identified as the second highest priority objective in that Plan.
On September 6, 2016, the City Council conducted an official public hearing to hear from any interested persons, taxpayers, or affected taxing districts regarding 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, and voice their opinions with respect to the proposed TIF District #4 and its supporting documents.
On October 3, 2016, the City Council established the City’s fourth TIF district by approving the following TIF #4 Ordinances by a vote of six to one:
- Ordinance 3032 (PDF) Designating the City of Warrenville Southwest/Route 59 Corridor Tax Increment Financing District (TIF #4) Redevelopment Project Area
- Ordinance 3033 (PDF) Approving the City of Warrenville Southwest/Route 59 Corridor Tax Increment Financing District (TIF #4) Redevelopment Project Area Redevelopment Plan and Project
- Ordinance 3034 (PDF) Adopting Tax Increment Financing for the City of Warrenville Southwest/Route 59 Corridor Tax Increment Financing District (TIF #4)