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Council directs $900,000 TIF inclusion for Dream Clean car wash and Starbucks development on Route 59
Summary
Warrenville council directed staff to include up to $900,000 in tax-increment financing (TIF) assistance in a development agreement to support a Dream Clean car wash and a Starbucks on Route 59; staff said the request is TIF-eligible, funded from TIF 4 and payable only after inspected improvements.
Warrenville — The City Council on June 15 directed the city attorney to include up to $900,000 in tax-increment financing assistance in a development agreement for a Dream Clean car wash and an associated Starbucks proposed for Route 59 between Duke Parkway and Estes.
Community and Economic Development Director Amy Emory told the council the assistance would fund public infrastructure improvements, contingencies and incentives for the proposed Starbucks and that the request is supported by a consultant analysis included in the agenda materials. Emory said the requested incentives are eligible under the TIF program, could be covered from the TIF 4 balance and would not be distributed until improvements are completed and inspected.
The development parcel will be subdivided into three commercial sites, Emory said; Dream Clean would build access roads and internal utilities and the developer said Starbucks is contractually obligated to purchase its site once the access roads are in place. Developer representative Mitch Zabedok, director of development for Dream Clean Car Wash, said Starbucks will likely open before Dream Clean because its store construction is faster, while Dream Clean must build specialized equipment inside a tunnel.
Aldermen asked whether the incentive was necessary for Starbucks and whether the TIF request would affect tax rates through the life of the district to 2040. Amy Emory said the city consultant’s analysis projects new property and sales-tax revenue that more than offset the requested assistance over the life of the TIF and that the request would have minimal to no impact on tax rates. The council also discussed potential uses for a third parcel (daycare, low-intensity medical, or office), and noted the Route 59 corridor planning work now underway will incorporate new development as it is built.
Alderman Lockett moved to direct the city attorney to include $900,000 in TIF assistance in the development agreement for council consideration concurrent with zoning and site-development entitlements on July 6, 2026; the motion was seconded and the council signified unanimous support.
The council will consider the development agreement and zoning entitlements at its July 6 meeting; the developer and staff said detailed terms, including timing of payments and inspection requirements, will be encoded in that agreement.
