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Village of Peck opens public hearing on Neighborhood Improvement Authority/TIF plan
Summary
Village officials explained a recently approved ordinance to establish a Neighborhood Improvement Authority/Tax Increment Financing (NIA/TIF) program, clarified that incremental tax increases due to inflation would fund village projects, and said a 60-day waiting period follows the hearing before the plan can be finalized.
The Village of Peck held a public hearing on Nov. 19, 2025, to review a Neighborhood Improvement Authority/Tax Increment Financing (NIA/TIF) plan that officials say would capture incremental tax increases to fund local improvements.
Samantha, a representative of Fleis & Vandenbrink, told the hearing an ordinance to establish the NIA authority was approved on Aug. 20, 2025, and that the additional tax revenue generated by inflation would be captured for the village and used for village improvements. She said there is a 60-day waiting period after the public hearing before the village can finalize the NIA/TIF plan.
The hearing matters because NIA/TIF programs redirect the growth in property tax revenue tied to inflation or new development so local governments can fund infrastructure and other projects. Village officials said the captured taxes would be held by the village and would not go to the county or township while the program is in effect.
Residents asked where the money would come from and which areas could use the funds. Samantha and other officials clarified the program would be available to the entire village and that, under the current plan, after 20 years the county and township could not reclaim the captured revenue without acting during the 60-day window following this hearing.
On village finances, Tim Heiden, a village staff member, said the village is not operating in a deficit but that revenues are limited. He said most future projects are expected to rely on grants, and the NIA/TIF funds are intended to supplement grant-supported work. Speaking about the application process, Heiden said the village would generally accept homeowners’ stated needs and that, "we will take you on your word" for some projects if funding is available, but added the village does not plan to repeatedly award funds to the same resident and that the zoning administrator may visit properties to verify proposed work.
A resident asked whether the program would impose homeowner association–style restrictions on improvements. Officials replied there are no stipulations on roofing or window styles. Doug Bradshaw, a meeting participant, said the planning commission and council want what is best for the village and asserted the program is not intended to make the community operate like an HOA.
Procedurally, David Tyler, mayor pro-tem, moved to open the public hearing at 6:31 p.m.; Phronsie Warren, trustee, seconded the motion and the board voted unanimously to proceed. At 6:59 p.m., Tyler moved to close the hearing; Phronsie Warren seconded and the motion again carried unanimously.
Next steps include the 60-day statutory waiting period during which the village will finalize details of the NIA/TIF plan. Officials said additional administrative details — including application vetting procedures and whether property inspections will be required — are still being developed.
