Antioch board approves Brown 173 redevelopment deal with strict timelines and pay-as-you-go incentives
June 20, 2026 | Antioch, Lake County, Illinois
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The Antioch Village Board on June 9 approved an ordinance authorizing a redevelopment agreement with Brown 173 LLC that binds the developer to firm deadlines, prevailing-wage compliance and a pay-as-you-go incentive structure tied to certificates of occupancy.
Village Attorney outlined the agreement’s key performance requirements: building and zoning applications, fees and comprehensive construction plans must be submitted no later than Dec. 31, 2026; public infrastructure improvements are to be completed within 12 months of the agreement’s effective date; construction must begin on the outlot development within six months of the effective date or within 90 days of IDOT permit issuance; substantial completion for outlots 1–3 is targeted within 24 months and the remainder of the site within 36 months.
The attorney described the incentives as a three-part package (an infrastructure incentive for public work, a general fund contingency for contract overages and a pay-as-you-go incentive to reimburse based on performance). He emphasized that the village has no obligation to disburse funds until certificates of occupancy for the three retailers are active.
Developer presentation and tenants: Tim Newton, representing Brown 173 LLC, said the project is built around a roughly seven-acre outlot development and that the developer has secured multiple tenants and letters of intent. “We have three signed leases and development agreements with these retailers ready to go,” Newton said, naming Valvoline, Tropical Smoothie Cafe and Illinois Bone & Joint as committed users and noting construction has begun on the mixed-use building and a Chipotle.
Why it matters: The project aims to add retail, sales-tax-generating uses along Route 173 and uses property- and sales-tax increment financing tied to performance to fund public infrastructure. The agreement shifts the traditional bond issuance approach toward a direct cash infusion model the village will later reimburse through TIF proceeds, which staff said should accelerate delivery and reduce financing costs.
Board discussion and vote: Trustees asked about enforcement of site standards, parking and how incentives would be disbursed; the village attorney said enforcement authority remains and incentives are contingent on developer compliance. The board approved the ordinance (subject to minimal attorney edits) by roll call; six trustees voted yes.
Next steps: Staff will finalize attorney-reviewed verbiage and return the final draft; construction schedules and permit applications are to be tracked by Community Development and Public Works so milestone-based reimbursements can be verified before any funds are paid.
Village Attorney outlined the agreement’s key performance requirements: building and zoning applications, fees and comprehensive construction plans must be submitted no later than Dec. 31, 2026; public infrastructure improvements are to be completed within 12 months of the agreement’s effective date; construction must begin on the outlot development within six months of the effective date or within 90 days of IDOT permit issuance; substantial completion for outlots 1–3 is targeted within 24 months and the remainder of the site within 36 months.
The attorney described the incentives as a three-part package (an infrastructure incentive for public work, a general fund contingency for contract overages and a pay-as-you-go incentive to reimburse based on performance). He emphasized that the village has no obligation to disburse funds until certificates of occupancy for the three retailers are active.
Developer presentation and tenants: Tim Newton, representing Brown 173 LLC, said the project is built around a roughly seven-acre outlot development and that the developer has secured multiple tenants and letters of intent. “We have three signed leases and development agreements with these retailers ready to go,” Newton said, naming Valvoline, Tropical Smoothie Cafe and Illinois Bone & Joint as committed users and noting construction has begun on the mixed-use building and a Chipotle.
Why it matters: The project aims to add retail, sales-tax-generating uses along Route 173 and uses property- and sales-tax increment financing tied to performance to fund public infrastructure. The agreement shifts the traditional bond issuance approach toward a direct cash infusion model the village will later reimburse through TIF proceeds, which staff said should accelerate delivery and reduce financing costs.
Board discussion and vote: Trustees asked about enforcement of site standards, parking and how incentives would be disbursed; the village attorney said enforcement authority remains and incentives are contingent on developer compliance. The board approved the ordinance (subject to minimal attorney edits) by roll call; six trustees voted yes.
Next steps: Staff will finalize attorney-reviewed verbiage and return the final draft; construction schedules and permit applications are to be tracked by Community Development and Public Works so milestone-based reimbursements can be verified before any funds are paid.
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