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Pilsen TIF

Proposal 

      • In 1998, City Council passed the Pilsen Industrial TIF District as a way to revitalize the Southwest side industrial and commercial areas with uses that create jobs for residents of the Pilsen community. This TIF was set to expire in 2022 and as part of the plan to extend the expiration date, the Department of Planning and Development also proposed an amendment to expand the boundaries of the original TIF District in order to support affordable housing and locally-owned small businesses. 

Legislative Timeline 

    • In order for the amendment to be enacted, below are the next steps that must be taken:
      1. Community Development Commission Introduction (Meeting date: 04/09/2024)
      2. Joint Review Board Review (Meeting date: 05/02/2024)
      3. Community Development Commission Public Hearing (Meeting date: 06/11/2024) Written public comments can be submitted to cdc@cityofchicago.org (mailto:cdc@cityofchicago.org) for the public hearing on June 11, 2024 and will be read by the Chair when the item is presented.
      4. Finance Committee 
      5. City Council Introduction
      6. City Council Final Approval 

Above is a map that includes the existing Pilsen Industrial TIF (now set to expire in 2034) and the proposed boundary expansion.

Pilsen TIF listening Sessions – Live

Pilsen TIF  Listening Sessions – Presentations

Community Engagement Next Steps:

  • Pilsen TIF – Letter to Residents
  • Complete the following survey for TIF priority projects in the 25th Ward Here
  • As of May 2023, the 25th Ward office along with DPD had started the community engagement process in the Pilsen Community in regard to the TIF amendment (To view a recording of the first community meeting, please click here).
  • At our last 25th Ward Community in January 2024, City departments gave an updated presentation to community members on the amendment proposal (To view a recording of the meeting, please click here). 
  • The 25th Ward office has also engaged with local stakeholders by conducting roundtables around three key topics: Infrastructure, Education and Housing. All roundtable discussions have been recorded and can be viewed under the last tab. 
  • Resident feedback is always welcome and encouraged via email and phone calls. There will also be multiple opportunities for public comment during the process of approving the amendment.
  • Notice of Availability of Plan
  • Resident Notice of Public Meeting TIF

NEXT STEPS:

On Monday, Sept. 9th, 2024 @6:00 PM the 25th Ward office will host the 6th TIF Listening Session of this Summer, at Ruiz Elementary School (2410 S. Leavitt St.). During this listening session the ward office will provide a brief summary of the information provided in this packet and open the opportunity for public comment. 

Furthermore, beginning Sept 7th till Sept. 14th @ noon, residents in Pilsen (proposed area) will also have the opportunity to submit their opinion to Alderman Sigcho-Lopez prior to the vote on Sept. 16th. Attached to this packet is a “Vote Sheet” where you can submit your vote pertaining to the Pilsen TIF amendment. You may mail the vote sheet back to the 25th ward office (2100 W Cermak Rd) or drop off at:

  • 25th Ward Office: 2100 W Cermak Rd 
  • Rudy Lozano Public Library: 1805 S Loomis St 

Residents who prefer to submit their digital vote may do so via this link or scanning the QR code: 

https://forms.office.com/g/pCiVXDuT6U 

On Monday Sept 16th at 10am at City Hall (121 N LaSalle) the Committee on Finance will vote on the item “Pilsen TIF Amendment No. 4’. We invite residents to join us on this pivotal day, if not in person, but also on-line via chicityclerk.com. Your participation in this development is imperative and my hope is that together, we can lead Pilsen into the community we all deserve.

Community Development Commission: June 11, 2024

Frequently Asked Questions:

  • Q. What is a TIF district?
    A. A TIF district is a financial tool that generates resources for economic and community development improvements.
  • Q. What can TIF money be used for?
    A. TIF funds can be used for affordable housing projects, schools, parks, municipal facilities, public infrastructure, and economic development.
  • Q. Will a TIF raise my property taxes?
    A. No, TIF is not a tax increase – it is a tax diversion.
  • Q. What are some projects funded by TIF?
    A. Some past examples of the appropriation of TIF funds in the 25th Ward include the acquisition of the 18th & Peoria lots, upgrades done at the Whittier Elementary playground, and the construction of an athletic field at Benito Juarez.
  • Q. Why did I receive a mailing notice?
    A. Residents who reside within the proposed boundary area, received a mailed notice from the Department of Planning and Development regarding the upcoming Community Development Commission (CDC) public hearing on June 11th, 2024. The CDC provides recommendations for proposals presented to DPD, by law, notices must go out to residents and homeowners within the proposed area. Attached are copies of notices residents in the proposed area received.

Resources:

 

Questions and comments from TIF listening sessions:

  • Q. Can funds be allocated to small businesses for accessibility for those with mobility disabilities? A. Between 2019-2024, under the current Pilsen Industrial TIF map, an average of $8.5mil has been allocated for Economic Development (Slide #26). The proposed expansion is estimated to generate $50Mil for Economic Development (Slide#31).
  • Q. How can we eliminate the greed + corporate self interests that have corrupted the original idea? A. As of recent in 2024, the Department of Planning and Development has established a legally binding process in which the department must inform and receive formal recommendations from the local Alderman (Slide #11). Alderman Sigcho-Lopez is proposing to establish a TIF Review Committee, who would review and provide recommendations to the Alderman for every application submitted to DPD for allocation of TIF funds (Slide #49).
  • Q. How would our project be perceived as a TIF candidate? We would only use TIF for the 2nd shift doubling 40 staff and adding benefits (childcare, pensions, health club membership, grocery membership [Costco, Sams], and mortgage assistance). A. Entities interested in receiving TIF funds would have to apply via DPD and go through the review process with the city of chicago and local 25th Ward process (Slide #11 & Slide #49).
  • Q. What about workforce development? A. The proposed amendment is estimated to generate $50Mil for workforce development, job training & retraining (Slide #23). These kinds of programs specifically stimulate business success by funding workforce training costs, for incumbent and new workers.
  • Q. Will funds be available for improvement and expansion for the library here? A. The Chicago Public Library has provided a feasibility study that states it is estimated to cost $51Mil for Rudy Lozano improvements and expansions. Alderman Sigcho-Lopez has publicly supported this expansion and would support approval of TIF funds for this project (Slide #36). The funds would utilize the line item of “Rehabilitation of Existing Buildings & Acquisition, both of which have an estimate total of generating $400Mil (Slide #23).
  • Q. Can resident constituents have access to multi projects within the schools, for example access to the Juarez H.S. Swimming pool, should the renovation commence? Can this be a consideration? Can tax relief for resident artists be considered, since many are being priced out and the life of a cultural/worker is precarious and challenging? Can this be a consideration to protect the living artists in our community? A. Funds can be used for multi-projects in schools, Benito Juarez HS received TIF funds for both renovation of locker rooms and swimming pools. While TIF funds are used to cover the cost of the projects, CPS has to follow the vendor/contractor process and CPS would set the timeline for construction completion, not DPD or the 25th Ward office. Arts & Culture is a priority for Ald. Sigcho-Lopez, and has proposed funding Co-Op housing to prioritize housing and spaces for aging and new artists. This would fall under the affordable housing category, in which Co-Op housing can be established. While CPS currently does not allow public access into schools, we are working diligently to increase access to public spaces such as park districts.
  • Q. Do you have a comprehensive map of ALL proposed PILSEN community improvements? If not – when will it be accessible to the entire Pilsen community? A. The Department of Transportation and Water Department provides the 25th ward with recommended annual improvement projects. This includes streets, lighting and water sources that are in fair, poor, or hazard conditions, Paving Map & Lighting Report 25Ward. The recommendations from City departments does not include the sidewalk or alley repair requests, but the 25th Ward office has a list of requests from residents of proposed areas in need of repairs that have not been completed.
  • Q. How can we create language in the ordinance to ensure people accountable to the community are the ones deciding how funds are spent? A. The Department of Planning and Development and Department of Housing have submitted a written commitment to consider and issue recommendations based on score scales and the recommendations submitted by the 25th Ward TIF review committee and Alderman Sigcho-Lopez.
  • Q. Who is the TIF Review Committee? A. As of August 2024 there is not an established committee, a proposal for the structured committee is being drafted through input of each TIF Listening Session. The main requirement will be that members must reside within the TIF map area. The committee will be established by the public in alignment with the 25th Ward office.
  • Q. How can we trust the Alderman to have a community process for the TIF usage when he has NOT done the same with zoning? His Zoning Advisory Board (ZAB) has been private and lacks transparency, so why will this be different? A. The 25th Ward office prides itself in making all information public pertaining to the 25th Ward ZAB. Residents are able to visit 25thward.org and click the ZAB tab where you are able to view all projects reviewed by the 25th Ward ZAB, who provide final recommendations to Ald. Sigcho-Lopez, who then submits his final recommendation to the Committee on Zoning. (Slide #47 & #48).
  • Q. Why did the Mayor hurt Pilsen by allowing this TIF to persist? (Lori Lightfoot Agenda) A. In 2022 the renewal of the lifetime of the TIF occurred when the Lightfoot Administration did not commit to using the unallocated ($80Mil) funds for Pilsen and instead Ald. Sigcho-Lopez chose to consider opening this public process instead to allow transparency and notification of TIF funds for Pilsen residents. If the TIF did not get renewed $80Mil in unallocated funds, already paid by residents taxes, would have gone back to the general city fund with no guarantee of returning to the Pilsen residents. (Slide #3).
  • Q. Why are we pushing TIF expansion at this time? A. The amendment consideration began in May of 2023 and has continued for over a year, the legislation process began at the state and voted by state legislators in 2023 and 2024 and is now at the stage where city council must review and vote. The process of the amendment is usually a 6-8 month process. The ward office has deferred the timeline to allow for further community engagement before taking it to a vote in city council (Slide #3)
  • Q. June 2023 meetings, how since then have you accounted for the public dollars? How have you adapted the community input process with the current TIF district? What projects? What is the threshold for community input? (June 2023/250 + people said NO – online petition) A. Since Dec. 2022 after Cook County property tax assessments increased by over 46% for Pilsen residents, homeowners took into action the need for property tax relief. Residents who joined the meeting in May of 2023 expressed the same urgent need, and asked that the city prioritize opportunities of financial relief to homeowners before moving forward with this proposal. The Dept. of Planning and Development provided a 10 year report of TIF fund usage that can be found here and data that reflects Ald. Sigcho-Lopez TIF fund allocation from 2019-2024 can be found on slides #26-33. The amendment also includes an established relief program for homeowners that can be funded with TIF (Slides #36). The proposed TIF Review Committee process can be found here. The committee is still in process of development and changes and improvements to the structure are still being considered. Furthermore, the 25th Ward ZAB established in 2019, utilizes a similar framework in which the ZAB members provide recommendations to Ald. Sigcho-Lopez regarding all proposed zoning changes submitted in the 25th Ward.
  • Q. If the TIF occurs what is the percentage or priority of the funds to local residents VS organization/corporations that are looking to obtain funds for development? My question is that public use only for Pilsen or will other parts of the city also be able to apply for TIF money? A. Anyone who does not reside or own property or a business within the TIF map cannot receive Pilsen TIF funds. The TIF Review Committee will establish a threshold of funding allocations for housing, education, infrastructure and economic development. If an organizations or private/corporate entity applies for funding, they will still have to go through the establish TIF process with DPD (Slide #11). As part of this process Ald. Sigcho-Lopez will have to submit recommendations to DPD, in which the Alderman will not provide a recommendation until the application goes through the Pilsen TIF Review Committee. (Slide #49)
  • Q. Why are hiding behind “Stakeholder” meetings? A. The 25th Ward Community Based Organizations Stakeholder group is a monthly virtual meeting that began in 2020 when many schools, organizations and leaders sought guidance during the unprecedented pandemic. Through this, CBO’s expressed interest in continuing the monthly meetings to provide an opportunity for CBO’s to engage and share information relevant to the 25th Ward. The 25th Ward office does not categorize the monthly CBO stakeholder meeting as community engagement. Separately the office hosts quarterly and monthly community meetings across the ward. Residents can view the public event calendar on our website for all upcoming community meetings. Residents also interested in hosting a block meeting can also reach out via 25thward@cityofchicago.org.
  • I would like to see the TIF program help homeowners with taxes or infrastructure. 
  • The Rudy Lozano library is in need of repairs and should be expanded. 
  • Residents that have remained in the area that aren’t low income that are in need of money to keep improving the residence should not be included from help ($) from the TIF funds. 
  • Please delay this to allow more community input and meetings. 
  • I want to trust this plan but can’t ignore the history of TIF abuse. We’re being asked to take a gamble with our homes being used as collateral. 
  • Es mi primera vez no entendí mucho lo que la próxima puedo opinar. 
  • I would like to explain more about the silent project. 
  • I’m a CPS teacher. Just an idea if TIF does expand. Maybe the Ward can work with CPS to approve vendors; some CPS vendors are very expensive.
  • Property Taxes
  • Proposed projects are good. Do focus on schools. School infrastructure in the area is in need of attention. Consider also new construction of schools instead of repair. 
  • To sell this, focus should be on jobs for the community and job training opportunities. Project focus should/must include workforce development. 
  • Yes to commit if there is an opportunity for residents to be on committee if it goes through. Suggest residents membership on the committee. 
  • The TIF funds have a great potential to improve schools, creative jobs and making housing more affordable in the community.
  • Overview Com. is a sham! I would like to speak.
  • We know that TIF’s happen in strategic areas. TIFS cause property values to go up. (increase) We have already been saddled with unbearably high property taxes. 
  • Our taxes are inevitably going to rise again. This will lead to further gentrifying our community. Your proposed costs for construction are excessively high. This is funded by our taxes! It seems wasteful.  
  • TIF is here, & if the priorities for the funds are as stated, I support expansion.
  • The public has said no multiple times. We need to focus on the real problem: our taxes have gone up 60% and this is just another tax for the city of Chicago by 11% as documented. 
  • Maybe I’m a romantic, but TIF is a Harold Washington idea, and his intentions were quite good.
  • Because as a cong. Term resident it’s hard to compete w/ major contractors & housing corporations (condo department)  that aren’t even from Chicago. In addition, your pie chart shows that the allocation of the funds have been for public use.
  • Q. What about workforce development? A. The proposed amendment is estimated to generate $50Mil for workforce development, job training & retraining (Slide #23). These kinds of programs specifically stimulate business success by funding workforce training costs, for incumbent and new workers.
  • Q. Will funds be available for improvement and expansion for the library here? A. The Chicago Public Library has provided a feasibility study that states it is estimated to cost $51Mil for Rudy Lozano improvements and expansions. Alderman Sigcho-Lopez has publicly supported this expansion and would support approval of TIF funds for this project (Slide #36). The funds would utilize the line item of “Rehabilitation of Existing Buildings & Acquisition, both of which have an estimate total of generating $400Mil (Slide #23).
  • Q. Can resident constituents have access to multi projects within the schools, for example access to the Juarez H.S. Swimming pool, should the renovation commence? Can this be a consideration? Can tax relief for resident artists be considered, since many are being priced out and the life of a cultural/worker is precarious and challenging? Can this be a consideration to protect the living artists in our community? A. Funds can be used for multi-projects in schools, Benito Juarez HS received TIF funds for both renovation of locker rooms and swimming pools. While TIF funds are used to cover the cost of the projects, CPS has to follow the vendor/contractor process and CPS would set the timeline for construction completion, not DPD or the 25th Ward office. Arts & Culture is a priority for Ald. Sigcho-Lopez, and has proposed funding Co-Op housing to prioritize housing and spaces for aging and new artists. This would fall under the affordable housing category, in which Co-Op housing can be established. While CPS currently does not allow public access into schools, we are working diligently to increase access to public spaces such as park districts.
  • Q. What about workforce development? A. The proposed amendment is estimated to generate $50Mil for workforce development, job training & retraining (Slide #23). These kinds of programs specifically stimulate business success by funding workforce training costs, for incumbent and new workers.
  • Q. Will funds be available for improvement and expansion for the library here? A. The Chicago Public Library has provided a feasibility study that states it is estimated to cost $51Mil for Rudy Lozano improvements and expansions. Alderman Sigcho-Lopez has publicly supported this expansion and would support approval of TIF funds for this project (Slide #36). The funds would utilize the line item of “Rehabilitation of Existing Buildings & Acquisition, both of which have an estimate total of generating $400Mil (Slide #23).
  • Q. Can resident constituents have access to multi projects within the schools, for example access to the Juarez H.S. Swimming pool, should the renovation commence? Can this be a consideration? Can tax relief for resident artists be considered, since many are being priced out and the life of a cultural/worker is precarious and challenging? Can this be a consideration to protect the living artists in our community? A. Funds can be used for multi-projects in schools, Benito Juarez HS received TIF funds for both renovation of locker rooms and swimming pools. While TIF funds are used to cover the cost of the projects, CPS has to follow the vendor/contractor process and CPS would set the timeline for construction completion, not DPD or the 25th Ward office. Arts & Culture is a priority for Ald. Sigcho-Lopez, and has proposed funding Co-Op housing to prioritize housing and spaces for aging and new artists. This would fall under the affordable housing category, in which Co-Op housing can be established. While CPS currently does not allow public access into schools, we are working diligently to increase access to public spaces such as park districts.
  • Q. Do you have a comprehensive map of ALL proposed PILSEN community improvements? If not – when will it be accessible to the entire Pilsen community? A. The Department of Transportation and Water Department provides the 25th ward with recommended annual improvement projects. This includes streets, lighting and water sources that are in fair, poor, or hazard conditions, Paving Map & Lighting Report 25Ward. The recommendations from City departments does not include the sidewalk or alley repair requests, but the 25th Ward office has a list of requests from residents of proposed areas in need of repairs that have not been completed.
  • Q. How can we create language in the ordinance to ensure people accountable to the community are the ones deciding how funds are spent? A. The Department of Planning and Development and Department of Housing have submitted a written commitment to consider and issue recommendations based on score scales and the recommendations submitted by the 25th Ward TIF review committee and Alderman Sigcho-Lopez.
  • Q. Who is the TIF Review Committee? A. As of August 2024 there is not an established committee, a proposal for the structured committee is being drafted through input of each TIF Listening Session. The main requirement will be that members must reside within the TIF map area. The committee will be established by the public in alignment with the 25th Ward office.
  • Q. How can we trust the Alderman to have a community process for the TIF usage when he has NOT done the same with zoning? His Zoning Advisory Board (ZAB) has been private and lacks transparency, so why will this be different? A. The 25th Ward office prides itself in making all information public pertaining to the 25th Ward ZAB. Residents are able to visit 25thward.org and click the ZAB tab where you are able to view all projects reviewed by the 25th Ward ZAB, who provide final recommendations to Ald. Sigcho-Lopez, who then submits his final recommendation to the Committee on Zoning. (Slide #47 & #48).
  • Q. Why did the Mayor hurt Pilsen by allowing this TIF to persist? (Lori Lightfoot Agenda) A. In 2022 the renewal of the lifetime of the TIF occurred when the Lightfoot Administration did not commit to using the unallocated ($80Mil) funds for Pilsen and instead Ald. Sigcho-Lopez chose to consider opening this public process instead to allow transparency and notification of TIF funds for Pilsen residents. If the TIF did not get renewed $80Mil in unallocated funds, already paid by residents taxes, would have gone back to the general city fund with no guarantee of returning to the Pilsen residents. (Slide #3).
  • Q. Why are we pushing TIF expansion at this time? A. The amendment consideration began in May of 2023 and has continued for over a year, the legislation process began at the state and voted by state legislators in 2023 and 2024 and is now at the stage where city council must review and vote. The process of the amendment is usually a 6-8 month process. The ward office has deferred the timeline to allow for further community engagement before taking it to a vote in city council (Slide #3)
  • Q. June 2023 meetings, how since then have you accounted for the public dollars? How have you adapted the community input process with the current TIF district? What projects? What is the threshold for community input? (June 2023/250 + people said NO – online petition) A. Since Dec. 2022 after Cook County property tax assessments increased by over 46% for Pilsen residents, homeowners took into action the need for property tax relief. Residents who joined the meeting in May of 2023 expressed the same urgent need, and asked that the city prioritize opportunities of financial relief to homeowners before moving forward with this proposal. The Dept. of Planning and Development provided a 10 year report of TIF fund usage that can be found here and data that reflects Ald. Sigcho-Lopez TIF fund allocation from 2019-2024 can be found on slides #26-33. The amendment also includes an established relief program for homeowners that can be funded with TIF (Slides #36). The proposed TIF Review Committee process can be found here. The committee is still in process of development and changes and improvements to the structure are still being considered. Furthermore, the 25th Ward ZAB established in 2019, utilizes a similar framework in which the ZAB members provide recommendations to Ald. Sigcho-Lopez regarding all proposed zoning changes submitted in the 25th Ward.
  • Q. If the TIF occurs what is the percentage or priority of the funds to local residents VS organization/corporations that are looking to obtain funds for development? My question is that public use only for Pilsen or will other parts of the city also be able to apply for TIF money? A. Anyone who does not reside or own property or a business within the TIF map cannot receive Pilsen TIF funds. The TIF Review Committee will establish a threshold of funding allocations for housing, education, infrastructure and economic development. If an organizations or private/corporate entity applies for funding, they will still have to go through the establish TIF process with DPD (Slide #11). As part of this process Ald. Sigcho-Lopez will have to submit recommendations to DPD, in which the Alderman will not provide a recommendation until the application goes through the Pilsen TIF Review Committee. (Slide #49)
  • Q. Why are hiding behind “Stakeholder” meetings? A. The 25th Ward Community Based Organizations Stakeholder group is a monthly virtual meeting that began in 2020 when many schools, organizations and leaders sought guidance during the unprecedented pandemic. Through this, CBO’s expressed interest in continuing the monthly meetings to provide an opportunity for CBO’s to engage and share information relevant to the 25th Ward. The 25th Ward office does not categorize the monthly CBO stakeholder meeting as community engagement. Separately the office hosts quarterly and monthly community meetings across the ward. Residents can view the public event calendar on our website for all upcoming community meetings. Residents also interested in hosting a block meeting can also reach out via 25thward@cityofchicago.org.
  • I would like to see the TIF program help homeowners with taxes or infrastructure. 
  • The Rudy Lozano library is in need of repairs and should be expanded. 
  • Residents that have remained in the area that aren’t low income that are in need of money to keep improving the residence should not be included from help ($) from the TIF funds. 
  • Please delay this to allow more community input and meetings. 
  • I want to trust this plan but can’t ignore the history of TIF abuse. We’re being asked to take a gamble with our homes being used as collateral. 
  • Es mi primera vez no entendí mucho lo que la próxima puedo opinar. 
  • I would like to explain more about the silent project. 
  • I’m a CPS teacher. Just an idea if TIF does expand. Maybe the Ward can work with CPS to approve vendors; some CPS vendors are very expensive.
  • Property Taxes
  • Proposed projects are good. Do focus on schools. School infrastructure in the area is in need of attention. Consider also new construction of schools instead of repair. 
  • To sell this, focus should be on jobs for the community and job training opportunities. Project focus should/must include workforce development. 
  • Yes to commit if there is an opportunity for residents to be on committee if it goes through. Suggest residents membership on the committee. 
  • The TIF funds have a great potential to improve schools, creative jobs and making housing more affordable in the community.
  • Overview Com. is a sham! I would like to speak.
  • We know that TIF’s happen in strategic areas. TIFS cause property values to go up. (increase) We have already been saddled with unbearably high property taxes. 
  • Our taxes are inevitably going to rise again. This will lead to further gentrifying our community. Your proposed costs for construction are excessively high. This is funded by our taxes! It seems wasteful.  
  • TIF is here, & if the priorities for the funds are as stated, I support expansion.
  • The public has said no multiple times. We need to focus on the real problem: our taxes have gone up 60% and this is just another tax for the city of Chicago by 11% as documented. 
  • Maybe I’m a romantic, but TIF is a Harold Washington idea, and his intentions were quite good.
  • Because as a cong. Term resident it’s hard to compete w/ major contractors & housing corporations (condo department)  that aren’t even from Chicago. In addition, your pie chart shows that the allocation of the funds have been for public use.

Proposal 

      • In 1998, City Council passed the Pilsen Industrial TIF District as a way to revitalize the Southwest side industrial and commercial areas with uses that create jobs for residents of the Pilsen community. This TIF was set to expire in 2022 and as part of the plan to extend the expiration date, the Department of Planning and Development also proposed an amendment to expand the boundaries of the original TIF District in order to support affordable housing and locally-owned small businesses. 

Timeline 

    • In order for the amendment to be enacted, below are the next steps that must be taken:
      1. Community Development Commission Introduction
      2. Joint Review Board Review 
      3. Community Development Commission Public Hearing 
      4. City Council Introduction 
      5. Finance Committee 
      6. City Council Final Approval 

*Meeting dates are to be determined and are not currently scheduled. Updates will be made available in March 2024.*

Above is a map that includes the existing Pilsen Industrial TIF (now set to expire in 2034) and the proposed boundary expansion.

Pilsen TIF listening Sessions – Live

  • Pilsen TIF Listening Session August 10th, 2024 – Facebook Live
  • Pilsen TIF Listening Session August 17th, 2024 – Facebook Live
  • Pilsen TIF Listening Session August 27th, 2024 – Facebook Live

Pilsen TIF  Listening Sessions – Presentations

Community Engagement Next Steps:

  • Pilsen TIF – Letter to Residents
  • Complete the following survey for TIF priority projects in the 25th Ward Here
  • As of May 2023, the 25th Ward office along with DPD had started the community engagement process in the Pilsen Community in regard to the TIF amendment (To view a recording of the first community meeting, please click here).
  • At our last 25th Ward Community in January 2024, City departments gave an updated presentation to community members on the amendment proposal (To view a recording of the meeting, please click here).
  • The 25th Ward office has also engaged with local stakeholders by conducting roundtables around three key topics: Infrastructure, Education and Housing. All roundtable discussions have been recorded and can be viewed under the last tab.
  • Resident feedback is always welcome and encouraged via email and phone calls. There will also be multiple opportunities for public comment during the process of approving the amendment.
  • Notice of Availability of Plan
  • Resident Notice of Public Meeting TIF

NEXT STEPS:

On Saturday, Sept. 7th, 2024 @ 9am the 25th Ward office will host the 6th TIF Listening Session of this Summer, at Benito Juarez HS (1510 W Cermak Rd). During this listening session the ward office will provide a brief summary of the information provided in this packet and open the opportunity for public comment. Furthermore, beginning Sept 7th till Sept. 14th @ noon, residents in Pilsen (proposed area) will also have the opportunity to submit their opinion to Alderman Sigcho-Lopez prior to the vote on Sept. 16th. Attached to this packet is a “Vote Sheet” where you can submit your vote pertaining to the Pilsen TIF amendment. You may mail the vote sheet back to the 25th ward office (2100 W Cermak Rd) or drop off at:
  • 25th Ward Office: 2100 W Cermak Rd 
  • Rudy Lozano Public Library: 1805 S Loomis St 
Residents who prefer to submit their digital vote may do so via this link or scanning the QR code:  https://forms.office.com/g/pCiVXDuT6U  On Monday Sept 16th at 10am at City Hall (121 N LaSalle) the Committee on Finance will vote on the item “Pilsen TIF Amendment No. 4’. We invite residents to join us on this pivotal day, if not in person, but also on-line via chicityclerk.com. Your participation in this development is imperative and my hope is that together, we can lead Pilsen into the community we all deserve.

Community Development Commission: June 11, 2024

  • Q. What is a TIF district?
    A. A TIF district is a financial tool that generates resources for economic and community development improvements.
  • Q. What can TIF money be used for?
    A. TIF funds can be used for affordable housing projects, schools, parks, municipal facilities, public infrastructure, and economic development.
  • Q. Will a TIF raise my property taxes?
    A. No, TIF is not a tax increase – it is a tax diversion.
  • Q. What are some projects funded by TIF?
    A. Some past examples of the appropriation of TIF funds in the 25th Ward include the acquisition of the 18th & Peoria lots, upgrades done at the Whittier Elementary playground, and the construction of an athletic field at Benito Juarez.
  • Q. Why did I receive a mailing notice?
    A. Residents who reside within the proposed boundary area, received a mailed notice from the Department of Planning and Development regarding the upcoming Community Development Commission (CDC) public hearing on June 11th, 2024. The CDC provides recommendations for proposals presented to DPD, by law, notices must go out to residents and homeowners within the proposed area. Attached are copies of notices residents in the proposed area received.

Questions and comments from TIF listening sessions:

  • Q. Can funds be allocated to small businesses for accessibility for those with mobility disabilities? A. Between 2019-2024, under the current Pilsen Industrial TIF map, an average of $8.5mil has been allocated for Economic Development (Slide #26). The proposed expansion is estimated to generate $50Mil for Economic Development (Slide#31).
  • Q. How can we eliminate the greed + corporate self interests that have corrupted the original idea? A. As of recent in 2024, the Department of Planning and Development has established a legally binding process in which the department must inform and receive formal recommendations from the local Alderman (Slide #11). Alderman Sigcho-Lopez is proposing to establish a TIF Review Committee, who would review and provide recommendations to the Alderman for every application submitted to DPD for allocation of TIF funds (Slide #49).
  • Q. How would our project be perceived as a TIF candidate? We would only use TIF for the 2nd shift doubling 40 staff and adding benefits (childcare, pensions, health club membership, grocery membership [Costco, Sams], and mortgage assistance). A. Entities interested in receiving TIF funds would have to apply via DPD and go through the review process with the city of chicago and local 25th Ward process (Slide #11 & Slide #49).
  • Q. What about workforce development? A. The proposed amendment is estimated to generate $50Mil for workforce development, job training & retraining (Slide #23). These kinds of programs specifically stimulate business success by funding workforce training costs, for incumbent and new workers.
  • Q. Will funds be available for improvement and expansion for the library here? A. The Chicago Public Library has provided a feasibility study that states it is estimated to cost $51Mil for Rudy Lozano improvements and expansions. Alderman Sigcho-Lopez has publicly supported this expansion and would support approval of TIF funds for this project (Slide #36). The funds would utilize the line item of “Rehabilitation of Existing Buildings & Acquisition, both of which have an estimate total of generating $400Mil (Slide #23).
  • Q. Can resident constituents have access to multi projects within the schools, for example access to the Juarez H.S. Swimming pool, should the renovation commence? Can this be a consideration? Can tax relief for resident artists be considered, since many are being priced out and the life of a cultural/worker is precarious and challenging? Can this be a consideration to protect the living artists in our community? A. Funds can be used for multi-projects in schools, Benito Juarez HS received TIF funds for both renovation of locker rooms and swimming pools. While TIF funds are used to cover the cost of the projects, CPS has to follow the vendor/contractor process and CPS would set the timeline for construction completion, not DPD or the 25th Ward office. Arts & Culture is a priority for Ald. Sigcho-Lopez, and has proposed funding Co-Op housing to prioritize housing and spaces for aging and new artists. This would fall under the affordable housing category, in which Co-Op housing can be established. While CPS currently does not allow public access into schools, we are working diligently to increase access to public spaces such as park districts.
  • Q. Do you have a comprehensive map of ALL proposed PILSEN community improvements? If not – when will it be accessible to the entire Pilsen community? A. The Department of Transportation and Water Department provides the 25th ward with recommended annual improvement projects. This includes streets, lighting and water sources that are in fair, poor, or hazard conditions, Paving Map & Lighting Report 25Ward. The recommendations from City departments does not include the sidewalk or alley repair requests, but the 25th Ward office has a list of requests from residents of proposed areas in need of repairs that have not been completed.
  • Q. How can we create language in the ordinance to ensure people accountable to the community are the ones deciding how funds are spent? A. The Department of Planning and Development and Department of Housing have submitted a written commitment to consider and issue recommendations based on score scales and the recommendations submitted by the 25th Ward TIF review committee and Alderman Sigcho-Lopez.
  • Q. Who is the TIF Review Committee? A. As of August 2024 there is not an established committee, a proposal for the structured committee is being drafted through input of each TIF Listening Session. The main requirement will be that members must reside within the TIF map area. The committee will be established by the public in alignment with the 25th Ward office.
  • Q. How can we trust the Alderman to have a community process for the TIF usage when he has NOT done the same with zoning? His Zoning Advisory Board (ZAB) has been private and lacks transparency, so why will this be different? A. The 25th Ward office prides itself in making all information public pertaining to the 25th Ward ZAB. Residents are able to visit 25thward.org and click the ZAB tab where you are able to view all projects reviewed by the 25th Ward ZAB, who provide final recommendations to Ald. Sigcho-Lopez, who then submits his final recommendation to the Committee on Zoning. (Slide #47 & #48).
  • Q. Why did the Mayor hurt Pilsen by allowing this TIF to persist? (Lori Lightfoot Agenda) A. In 2022 the renewal of the lifetime of the TIF occurred when the Lightfoot Administration did not commit to using the unallocated ($80Mil) funds for Pilsen and instead Ald. Sigcho-Lopez chose to consider opening this public process instead to allow transparency and notification of TIF funds for Pilsen residents. If the TIF did not get renewed $80Mil in unallocated funds, already paid by residents taxes, would have gone back to the general city fund with no guarantee of returning to the Pilsen residents. (Slide #3).
  • Q. Why are we pushing TIF expansion at this time? A. The amendment consideration began in May of 2023 and has continued for over a year, the legislation process began at the state and voted by state legislators in 2023 and 2024 and is now at the stage where city council must review and vote. The process of the amendment is usually a 6-8 month process. The ward office has deferred the timeline to allow for further community engagement before taking it to a vote in city council (Slide #3)
  • Q. June 2023 meetings, how since then have you accounted for the public dollars? How have you adapted the community input process with the current TIF district? What projects? What is the threshold for community input? (June 2023/250 + people said NO – online petition) A. Since Dec. 2022 after Cook County property tax assessments increased by over 46% for Pilsen residents, homeowners took into action the need for property tax relief. Residents who joined the meeting in May of 2023 expressed the same urgent need, and asked that the city prioritize opportunities of financial relief to homeowners before moving forward with this proposal. The Dept. of Planning and Development provided a 10 year report of TIF fund usage that can be found here and data that reflects Ald. Sigcho-Lopez TIF fund allocation from 2019-2024 can be found on slides #26-33. The amendment also includes an established relief program for homeowners that can be funded with TIF (Slides #36). The proposed TIF Review Committee process can be found here. The committee is still in process of development and changes and improvements to the structure are still being considered. Furthermore, the 25th Ward ZAB established in 2019, utilizes a similar framework in which the ZAB members provide recommendations to Ald. Sigcho-Lopez regarding all proposed zoning changes submitted in the 25th Ward.
  • Q. If the TIF occurs what is the percentage or priority of the funds to local residents VS organization/corporations that are looking to obtain funds for development? My question is that public use only for Pilsen or will other parts of the city also be able to apply for TIF money? A. Anyone who does not reside or own property or a business within the TIF map cannot receive Pilsen TIF funds. The TIF Review Committee will establish a threshold of funding allocations for housing, education, infrastructure and economic development. If an organizations or private/corporate entity applies for funding, they will still have to go through the establish TIF process with DPD (Slide #11). As part of this process Ald. Sigcho-Lopez will have to submit recommendations to DPD, in which the Alderman will not provide a recommendation until the application goes through the Pilsen TIF Review Committee. (Slide #49)
  • Q. Why are hiding behind “Stakeholder” meetings? A. The 25th Ward Community Based Organizations Stakeholder group is a monthly virtual meeting that began in 2020 when many schools, organizations and leaders sought guidance during the unprecedented pandemic. Through this, CBO’s expressed interest in continuing the monthly meetings to provide an opportunity for CBO’s to engage and share information relevant to the 25th Ward. The 25th Ward office does not categorize the monthly CBO stakeholder meeting as community engagement. Separately the office hosts quarterly and monthly community meetings across the ward. Residents can view the public event calendar on our website for all upcoming community meetings. Residents also interested in hosting a block meeting can also reach out via 25thward@cityofchicago.org.
  • I would like to see the TIF program help homeowners with taxes or infrastructure. 
  • The Rudy Lozano library is in need of repairs and should be expanded. 
  • Residents that have remained in the area that aren’t low income that are in need of money to keep improving the residence should not be included from help ($) from the TIF funds. 
  • Please delay this to allow more community input and meetings. 
  • I want to trust this plan but can’t ignore the history of TIF abuse. We’re being asked to take a gamble with our homes being used as collateral. 
  • Es mi primera vez no entendí mucho lo que la próxima puedo opinar. 
  • I would like to explain more about the silent project. 
  • I’m a CPS teacher. Just an idea if TIF does expand. Maybe the Ward can work with CPS to approve vendors; some CPS vendors are very expensive.
  • Property Taxes
  • Proposed projects are good. Do focus on schools. School infrastructure in the area is in need of attention. Consider also new construction of schools instead of repair. 
  • To sell this, focus should be on jobs for the community and job training opportunities. Project focus should/must include workforce development. 
  • Yes to commit if there is an opportunity for residents to be on committee if it goes through. Suggest residents membership on the committee. 
  • The TIF funds have a great potential to improve schools, creative jobs and making housing more affordable in the community.
  • Overview Com. is a sham! I would like to speak.
  • We know that TIF’s happen in strategic areas. TIFS cause property values to go up. (increase) We have already been saddled with unbearably high property taxes. 
  • Our taxes are inevitably going to rise again. This will lead to further gentrifying our community. Your proposed costs for construction are excessively high. This is funded by our taxes! It seems wasteful.  
  • TIF is here, & if the priorities for the funds are as stated, I support expansion.
  • The public has said no multiple times. We need to focus on the real problem: our taxes have gone up 60% and this is just another tax for the city of Chicago by 11% as documented. 
  • Maybe I’m a romantic, but TIF is a Harold Washington idea, and his intentions were quite good.
  • Because as a cong. Term resident it’s hard to compete w/ major contractors & housing corporations (condo department)  that aren’t even from Chicago. In addition, your pie chart shows that the allocation of the funds have been for public use.
  • Q. What about workforce development? A. The proposed amendment is estimated to generate $50Mil for workforce development, job training & retraining (Slide #23). These kinds of programs specifically stimulate business success by funding workforce training costs, for incumbent and new workers.
  • Q. Will funds be available for improvement and expansion for the library here? A. The Chicago Public Library has provided a feasibility study that states it is estimated to cost $51Mil for Rudy Lozano improvements and expansions. Alderman Sigcho-Lopez has publicly supported this expansion and would support approval of TIF funds for this project (Slide #36). The funds would utilize the line item of “Rehabilitation of Existing Buildings & Acquisition, both of which have an estimate total of generating $400Mil (Slide #23).
  • Q. Can resident constituents have access to multi projects within the schools, for example access to the Juarez H.S. Swimming pool, should the renovation commence? Can this be a consideration? Can tax relief for resident artists be considered, since many are being priced out and the life of a cultural/worker is precarious and challenging? Can this be a consideration to protect the living artists in our community? A. Funds can be used for multi-projects in schools, Benito Juarez HS received TIF funds for both renovation of locker rooms and swimming pools. While TIF funds are used to cover the cost of the projects, CPS has to follow the vendor/contractor process and CPS would set the timeline for construction completion, not DPD or the 25th Ward office. Arts & Culture is a priority for Ald. Sigcho-Lopez, and has proposed funding Co-Op housing to prioritize housing and spaces for aging and new artists. This would fall under the affordable housing category, in which Co-Op housing can be established. While CPS currently does not allow public access into schools, we are working diligently to increase access to public spaces such as park districts.
  • Q. What about workforce development? A. The proposed amendment is estimated to generate $50Mil for workforce development, job training & retraining (Slide #23). These kinds of programs specifically stimulate business success by funding workforce training costs, for incumbent and new workers.
  • Q. Will funds be available for improvement and expansion for the library here? A. The Chicago Public Library has provided a feasibility study that states it is estimated to cost $51Mil for Rudy Lozano improvements and expansions. Alderman Sigcho-Lopez has publicly supported this expansion and would support approval of TIF funds for this project (Slide #36). The funds would utilize the line item of “Rehabilitation of Existing Buildings & Acquisition, both of which have an estimate total of generating $400Mil (Slide #23).
  • Q. Can resident constituents have access to multi projects within the schools, for example access to the Juarez H.S. Swimming pool, should the renovation commence? Can this be a consideration? Can tax relief for resident artists be considered, since many are being priced out and the life of a cultural/worker is precarious and challenging? Can this be a consideration to protect the living artists in our community? A. Funds can be used for multi-projects in schools, Benito Juarez HS received TIF funds for both renovation of locker rooms and swimming pools. While TIF funds are used to cover the cost of the projects, CPS has to follow the vendor/contractor process and CPS would set the timeline for construction completion, not DPD or the 25th Ward office. Arts & Culture is a priority for Ald. Sigcho-Lopez, and has proposed funding Co-Op housing to prioritize housing and spaces for aging and new artists. This would fall under the affordable housing category, in which Co-Op housing can be established. While CPS currently does not allow public access into schools, we are working diligently to increase access to public spaces such as park districts.
  • Q. Do you have a comprehensive map of ALL proposed PILSEN community improvements? If not – when will it be accessible to the entire Pilsen community? A. The Department of Transportation and Water Department provides the 25th ward with recommended annual improvement projects. This includes streets, lighting and water sources that are in fair, poor, or hazard conditions, Paving Map & Lighting Report 25Ward. The recommendations from City departments does not include the sidewalk or alley repair requests, but the 25th Ward office has a list of requests from residents of proposed areas in need of repairs that have not been completed.
  • Q. How can we create language in the ordinance to ensure people accountable to the community are the ones deciding how funds are spent? A. The Department of Planning and Development and Department of Housing have submitted a written commitment to consider and issue recommendations based on score scales and the recommendations submitted by the 25th Ward TIF review committee and Alderman Sigcho-Lopez.
  • Q. Who is the TIF Review Committee? A. As of August 2024 there is not an established committee, a proposal for the structured committee is being drafted through input of each TIF Listening Session. The main requirement will be that members must reside within the TIF map area. The committee will be established by the public in alignment with the 25th Ward office.
  • Q. How can we trust the Alderman to have a community process for the TIF usage when he has NOT done the same with zoning? His Zoning Advisory Board (ZAB) has been private and lacks transparency, so why will this be different? A. The 25th Ward office prides itself in making all information public pertaining to the 25th Ward ZAB. Residents are able to visit 25thward.org and click the ZAB tab where you are able to view all projects reviewed by the 25th Ward ZAB, who provide final recommendations to Ald. Sigcho-Lopez, who then submits his final recommendation to the Committee on Zoning. (Slide #47 & #48).
  • Q. Why did the Mayor hurt Pilsen by allowing this TIF to persist? (Lori Lightfoot Agenda) A. In 2022 the renewal of the lifetime of the TIF occurred when the Lightfoot Administration did not commit to using the unallocated ($80Mil) funds for Pilsen and instead Ald. Sigcho-Lopez chose to consider opening this public process instead to allow transparency and notification of TIF funds for Pilsen residents. If the TIF did not get renewed $80Mil in unallocated funds, already paid by residents taxes, would have gone back to the general city fund with no guarantee of returning to the Pilsen residents. (Slide #3).
  • Q. Why are we pushing TIF expansion at this time? A. The amendment consideration began in May of 2023 and has continued for over a year, the legislation process began at the state and voted by state legislators in 2023 and 2024 and is now at the stage where city council must review and vote. The process of the amendment is usually a 6-8 month process. The ward office has deferred the timeline to allow for further community engagement before taking it to a vote in city council (Slide #3)
  • Q. June 2023 meetings, how since then have you accounted for the public dollars? How have you adapted the community input process with the current TIF district? What projects? What is the threshold for community input? (June 2023/250 + people said NO – online petition) A. Since Dec. 2022 after Cook County property tax assessments increased by over 46% for Pilsen residents, homeowners took into action the need for property tax relief. Residents who joined the meeting in May of 2023 expressed the same urgent need, and asked that the city prioritize opportunities of financial relief to homeowners before moving forward with this proposal. The Dept. of Planning and Development provided a 10 year report of TIF fund usage that can be found here and data that reflects Ald. Sigcho-Lopez TIF fund allocation from 2019-2024 can be found on slides #26-33. The amendment also includes an established relief program for homeowners that can be funded with TIF (Slides #36). The proposed TIF Review Committee process can be found here. The committee is still in process of development and changes and improvements to the structure are still being considered. Furthermore, the 25th Ward ZAB established in 2019, utilizes a similar framework in which the ZAB members provide recommendations to Ald. Sigcho-Lopez regarding all proposed zoning changes submitted in the 25th Ward.
  • Q. If the TIF occurs what is the percentage or priority of the funds to local residents VS organization/corporations that are looking to obtain funds for development? My question is that public use only for Pilsen or will other parts of the city also be able to apply for TIF money? A. Anyone who does not reside or own property or a business within the TIF map cannot receive Pilsen TIF funds. The TIF Review Committee will establish a threshold of funding allocations for housing, education, infrastructure and economic development. If an organizations or private/corporate entity applies for funding, they will still have to go through the establish TIF process with DPD (Slide #11). As part of this process Ald. Sigcho-Lopez will have to submit recommendations to DPD, in which the Alderman will not provide a recommendation until the application goes through the Pilsen TIF Review Committee. (Slide #49)
  • Q. Why are hiding behind “Stakeholder” meetings? A. The 25th Ward Community Based Organizations Stakeholder group is a monthly virtual meeting that began in 2020 when many schools, organizations and leaders sought guidance during the unprecedented pandemic. Through this, CBO’s expressed interest in continuing the monthly meetings to provide an opportunity for CBO’s to engage and share information relevant to the 25th Ward. The 25th Ward office does not categorize the monthly CBO stakeholder meeting as community engagement. Separately the office hosts quarterly and monthly community meetings across the ward. Residents can view the public event calendar on our website for all upcoming community meetings. Residents also interested in hosting a block meeting can also reach out via 25thward@cityofchicago.org.
  • I would like to see the TIF program help homeowners with taxes or infrastructure. 
  • The Rudy Lozano library is in need of repairs and should be expanded. 
  • Residents that have remained in the area that aren’t low income that are in need of money to keep improving the residence should not be included from help ($) from the TIF funds. 
  • Please delay this to allow more community input and meetings. 
  • I want to trust this plan but can’t ignore the history of TIF abuse. We’re being asked to take a gamble with our homes being used as collateral. 
  • Es mi primera vez no entendí mucho lo que la próxima puedo opinar. 
  • I would like to explain more about the silent project. 
  • I’m a CPS teacher. Just an idea if TIF does expand. Maybe the Ward can work with CPS to approve vendors; some CPS vendors are very expensive.
  • Property Taxes
  • Proposed projects are good. Do focus on schools. School infrastructure in the area is in need of attention. Consider also new construction of schools instead of repair. 
  • To sell this, focus should be on jobs for the community and job training opportunities. Project focus should/must include workforce development. 
  • Yes to commit if there is an opportunity for residents to be on committee if it goes through. Suggest residents membership on the committee. 
  • The TIF funds have a great potential to improve schools, creative jobs and making housing more affordable in the community.
  • Overview Com. is a sham! I would like to speak.
  • We know that TIF’s happen in strategic areas. TIFS cause property values to go up. (increase) We have already been saddled with unbearably high property taxes. 
  • Our taxes are inevitably going to rise again. This will lead to further gentrifying our community. Your proposed costs for construction are excessively high. This is funded by our taxes! It seems wasteful.  
  • TIF is here, & if the priorities for the funds are as stated, I support expansion.
  • The public has said no multiple times. We need to focus on the real problem: our taxes have gone up 60% and this is just another tax for the city of Chicago by 11% as documented. 
  • Maybe I’m a romantic, but TIF is a Harold Washington idea, and his intentions were quite good.
  • Because as a cong. Term resident it’s hard to compete w/ major contractors & housing corporations (condo department)  that aren’t even from Chicago. In addition, your pie chart shows that the allocation of the funds have been for public use.
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