Monee Proposes Expansion of TIF District 5 to Spur Development

Village of Monee Board Meeting | August 27, 2025

Article Summary:
The Monee Village Board held a public hearing regarding the proposed expansion of Tax Increment Financing (TIF) District No. 5 to include four new areas. Consultants explained that the move aims to incentivize development on vacant and underutilized parcels without increasing the tax rate for existing residents.

TIF District 5 Amendment Key Points:

• Expansion Areas: The village proposes adding four specific areas: vacant land north of Industrial Drive, a parcel on Emerald Parkway, properties along Monee-Manhattan Road and Central, and undeveloped land north of the Amazon facility.

• Purpose: The TIF is designed to capture the increase in property tax revenue generated by new developments to fund infrastructure and rehabilitation costs.

• Public Hearing Status: The public hearing was continued to the September 10, 2025 board meeting.

• Resident Impact: Officials and consultants clarified that the TIF designation does not increase the tax rate or assessed value of existing residential homes outside the district.

The Monee Village Board on Wednesday, August 27, 2025, opened a public hearing to discuss amending the Monee Tax Increment Financing (TIF) District No. 5. The proposal involves adding several parcels of land to the existing district to encourage economic development and infrastructure improvements.

Pete Iosue of Teska Associates, the village’s TIF consultant, presented the plan. He explained that TIF District 5 was originally adopted in 2017 and has been successful in recruiting businesses. The amendment seeks to add four distinct areas:

1. Nine mostly vacant parcels north of Industrial Drive and west of I-57.

2. One parcel on Emerald Parkway west of I-57.

3. Twenty parcels near Monee-Manhattan Road and Central Avenue, many of which are currently being acquired and annexed by the village.

4. Two undeveloped parcels north of the Amazon facility on Monee-Manhattan Road, which suffer from significant flooding issues.

“The village is proposing to then put those into the current TIF Number 5,” Iosue said regarding the Industrial Drive parcels. He noted that for the undeveloped land north of Amazon, “Hopefully the TIF can be utilized to address some of those flooding issues to allow that property to be redeveloped.”

During public comment, resident Linda Maracic expressed concern about how the TIF might affect residential property taxes.

“My question for you is you keep saying increase to taxes in village… What gets increased?” Maracic asked.

Iosue clarified that the TIF does not affect the tax rate or assessed value of existing homes. Instead, when a new development is built within the TIF district, the property taxes generated by that specific new value (the “increment”) are diverted into a special fund. This fund is then used to reimburse developers for specific eligible costs, such as infrastructure or site preparation.

“The base level continues to go to all the taxing districts,” Iosue explained. “The school districts are sacrificing the short-term increases but then they’ll benefit on the back end once all the development is in place.”

Another property owner, Roberto, who owns land in the first proposed area, asked about the village’s intentions for his property. Village officials assured him that the village is not proposing to take his property, but rather offering potential incentives to help him develop it if he chooses.

The board voted unanimously to continue the public hearing to the September 10, 2025, board meeting.