Here’s is Susan Handelsman’s summary of the TIF District being considered in Downtown Woodstock:

2018 Woodstock TIF 2 At A Glance 1

• 555 acres, 512 parcels included.
• EAV to be frozen at 2017 assessments: $29,079,292
• EAV projected at year 23: $66,784,520
• Percentage of Woodstock City EAV to be included in TIF: 5.68%
  Percentage of other local Village/City EAV included in their TIFs:
  Algonquin  2.69%; Crystal Lake (3 TIFs)  1.18%; Harvard  (2 TIFs)  5.33%; Huntley 2.07%;
  Marengo  (2 TIFs) 4.56%; McHenry  1.63% .
• Current Woodstock property tax rate percentage of EAV ~12%
• “Estimated Redevelopment Project Costs”: $45,500,000
• One source of Funds (for financing TIF 2) listed is “Transfer from a contiguous (RDA or Redevelopment Area) created under the Act”.
• Debt issuance is indicated. As guarantor for this debt, The City may pledge: “The full faith and credit of the municipality”, as well as “Any other taxes or anticipated receipts that the municipality may lawfully pledge”. (page 23 of Redevelopment Study).
• Housing within TIF footprint: Single-family: 130, Multi-family: 124. Total Units 254, Total estimate number of residents: 600.
• “The Redevelopment Plan indicates that inhabited residential units may be targeted for acquisition during the 23-year lifetime of the TIF. Residential units may be displaced from the Woodstock Downtown and Route 47 TIF District in order to facilitate potential future development opportunities.” (page 11 of Housing Impact Study)
• Woodstock median home value is stated as $168,700, and median monthly rent as $1517. A list of comparably priced houses is given: “Listings were obtained for homes with list prices approximately equivalent to the market value of homes which may be displaced ($175,000 and below). (page 12 of Housing Impact Study)
• Financial Impact of Redevelopment section of “TIF Redevelopment Plan & Program” states
  projected Impact on the following affected taxing districts as follows:
  City of Woodstock: ”The replacement of underutilized property with new development and
  redevelopment may cause a minimal increase in demand for the services and programs
  provided by the City.”
  Woodstock Fire & Rescue : “The replacement of underutilized property with new development and redevelopment may cause a minimal increased demand for the services and programs provided by the Woodstock Fire/Rescue District”.
  Dorr Township: “”The replacement of underutilized property with new development and
  redevelopment may cause a minimal increase in demand for the services and programs
  provided by Dorr Township, although the impact is not anticipated to be significant.”
  McHenry County: “”The replacement of underutilized property with new development and
  redevelopment may cause a minimal increase in demand for the services and programs
  provided by the County.”
  School District 200: “The replacement of underutilized property with new development and
  redevelopment may cause a minimal increase in demand for the services and programs
  provided by the School District.”*
  Community College District 528 MCC: “”The replacement of underutilized property with new development and redevelopment may cause a minimal increase in demand for the services and programs provided by the College of Lake County, including training programs to serve new businesses and educational services for new residents.”
• On 9-11-18 Woodstock D200 School Board was presented with the Woodstock TIF pitch and
  one specific project outlined was the creation of a 180-unit residential complex. The Woodstock TIF project presenter was not able or willing to estimate the number of new student enrollment engendered by TIF residential developments.
  (TIF cannot pay school districts above a certain dollar limit, by Illinois law, to pay for the actual
  legally mandated costs of educating new students created by developments within TIF.)
  Because new TIF residential properties do not pay taxes to schools, taxpayers outside the TIF
  are required to pay for the costs of educating ALL TIF residents’ children for 35 years unless
  citizens prevent State legislated extensions.
  Current cost per student per year levied to all D200 taxpayers: $9000 per year.
  Cost TIF allowed to pay if built per Willow Brooke assessments/units: $396 per new residential
  unit developed.
• Tentative meeting date for Joint Review Board of all affected taxing bodies is 10-10-18.
  Affected taxing bodies may object to the TIF based upon the increased tax burdens placed
  upon non-TIF property owners outside the TIF footprint.
  Woodstock Mayor and City Council may approve the TIF even over objections by taxing
  bodies.
• In year 1 of TIF 2, at current tax rates and if the TIF property value rises by 2%, the TIF will
  receive $69790 of Tax Increment revenue based upon nothing other than inflation; that is,
  no additional development.
  This revenue would have been received by the affected taxing districts but-for the TIF.
  Because taxing districts must receive this revenue from somewhere, other taxpayers will be
  required to pay that $69790 on behalf of the TIF property owners (whose incremental
  inflationary tax revenue goes to the TIF administrators for distribution to TIF recipients)in each
  year, rising with inflation, of the legal TIF lifespan of 35 years.
  In year 5, at 2% assessment inflation, the TIF will be receiving $363,191 revenue which must
  be replaced by other non-TIF taxpayers.
  In year 10, at 2% assessment inflation, the TIF will be receiving $764,184 revenue which must
  be replaced by other non-TIF taxpayers.
  In year 23, at 2% assessment inflation, the TIF will be receiving $2,013,098 revenue which
  must be replaced by other non-TIF taxpayers.
  In year 35, at 2% assessment inflation, the TIF will be receiving $3,489,129 revenue which
  must be replaced by other non-TIF taxpayers.
• Reports filed about Woodstock TIF 1 (1997) may be found at Illinois Comptroller website
  https://illinoiscomptroller.gov/financial-data/find-a-report/
  Enter TIf on dropdown, then enter Woodstock City.= = = = =
  SOURCES: Woodstock TIF 2 “Tax Increment Financing Redevelopment Plan & Program” 8-6-18, “Tax Increment Financing Housing Impact Study” 8-6-18, “Tax Increment Financing Eligibility Report” 8-6-18.
  Woodstock D200 School Board Meeting video 9-11-18.

65 ILCS 5/Art. 11 Div. 74.4 heading)DIVISION 74.4. TAX INCREMENT ALLOCATION
REDEVELOPMENT ACT.