A view of Lindenhurst

Grand Avenue TIF Redevelopment District

Contact Us

2301 East Sand Lake Road
Lindenhurst, IL 60046
Get Directions

  • Phone: (847) 356-8252
  • Staff Directory
  • Phone:

The Village strives to be responsive to its residents, and the Grand Avenue business district has long been a source of concern to residents, as well as the Village. After listening sessions with residents and community stakeholders, the Village Board prioritized the redevelopment of Grand Avenue as a goal of the Village’s Strategic Plan.  To revitalize the Grand Avenue corridor, the Village of Lindenhurst took the necessary steps to designate much of this area as a Tax Incremental Financing (TIF) district. The Village believes that without this redevelopment tool, opportunity and vitality much needed in this particular area may not occur. With the TIF, we endeavor to redevelop the Grand Avenue business corridor into a modern, more appealing commercial district.

Tax Incremental Financing (TIF) helps local governments attract private development and new businesses. New businesses mean more jobs, more customers, and, in turn, more private investment. TIF designation also helps retain existing businesses that might otherwise find more attractive options elsewhere. The jobs and additional investment --- private and public --- mean more money for the community. TIF also helps to overcome the extraordinary costs that often prevent development and private investment from occurring on environmentally contaminated and other properties, and it’s also used where infrastructure is inadequate or there is obsolete development. As a result, the TIF area itself improves and property values go up.

Since the Federal and State governments have greatly reduced their support for economic development, Tax Increment Financing permits municipalities to accept some of this responsibility without raising local property taxes.

Without TIF benefits, a deteriorating area will not improve. Businesses do not sink capital into decaying areas and most local governments cannot afford the needed costly improvements without raising taxes. But in a TIF district, dollars for improvements are generated by businesses --- new and old --- attracted by the TIF benefits. Specifically, money for infrastructure improvements and other incentives comes from the growth in property tax revenues --- the tax increment.

To learn more about Tax Increment Financing, visit the TIF FAQs page or Illinois Tax Increment Association’s web page

Click here to view the Proposed TIF Map. Please complete this form to leave your valuable Feedback.

Typical TIF Projects

TIF funds may be used for costs associated with the development or redevelopment of property within the TIF, allowing blighted, declining and underperforming areas to again become viable, and allowing these areas to compete with vacant land at the edge of urban areas. Typical projects include:

  • Redevelopment of substandard, obsolete, or vacant buildings 
  • Financing general public infrastructure improvements, including streets, sewer, water, and the like, in declining areas
  • Cleaning up polluted areas
  • Improving the viability of downtown business districts
  • Providing infrastructure needed to develop a site for new industrial or commercial use
  • Rehabilitating historic properties

Neighboring Communities with TIF Districts

Lake Villa


Beach Park

Fox Lake


Round Lake Beach

Lake County TIF Districts

Illinois Municipal League TIF District List

Types of Eligible Costs

The eligible uses for TIF funds are provided in Illinois’ Tax Increment Allocation Redevelopment Act, also known as the TIF Act. The Illinois TIF Act generally authorizes that TIF funds may be used for the following:

  • Administration of a TIF redevelopment project
  • Property acquisition
  • Rehabilitation or renovation of existing public or private buildings
  • Construction of public works or improvements
  • Job training
  • Relocation
  • Financing costs, including interest assistance
  • Studies, surveys and plans
  • Marketing sites within the TIF
  • Professional services, such as architectural, engineering, legal and financial planning
  • Demolition and site preparation
  • Some restrictions may apply, so review the full Act for the list of TIF-eligible costs

Illinois TIF Legislation

The current operational Tax Increment laws in Illinois are:

Tax Increment Allocation Redevelopment Act (65 ILCS 5/11-74.4.1 et seq.)

Industrial Jobs Recovery Law (65 ILCS 5/Art. 11 Div. 74.6)

Economic Development Project Area Tax Increment Allocation Act of 1995 (65 ILCS 110/1 et seq.)

County Economic Development Project Area Tax Allocation Act (55 ILCS 85/)

Business District Development and Redevelopment Act (65 ILCS 5/11-74.3 et seq.)

Additional TIF-Related Links

Grand Avenue Proposed TIF Corridor: Conceptual Ideas 7-26-2021

Press Release: 05-17-2021 Grand Avenue Improvement Workshop

Regular Village Board Meeting Minutes 04-26-2021

Resolution 21-4-219R: Village TIF Reimbursement Intent

Tax Increment Financing (TIF) FAQs

2020 Strategic Plan & Goal Development

Proposed Grand Avenue TIF Maps (drawing and satellite)

Village Board Meeting Minutes 7-13-2020

RFP Legal Notice 7-20-2020

RFP Village Addendum 8-11-2020

RFP: Teska Associates Grand Avenue TIF Feasibility Study 8-17-2020

Village Board Meeting Minutes 9-14-2020

TIF Preliminary Review 11-18-2020

Village Board Meeting Minutes 12-14-2020

Village Voice Newsletter- November/December 2020

Village Voice Newsletter- January/February 2021

Village Voice Newsletter- March/April 2021

Contact Information

If you have any questions regarding this service, please contact Clay Johnson.