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CITY OF WEST CHICAGO
DEVELOPMENT COMMITTEE
AGENDA ITEM SUMMARY
ITEM TITLE:
AGENDA ITEM NUMBER: 5.6.
Request for Oliver Square TIF Funds
West Chicago Jules LLC FILE NUMBER:
Mosaic Crossing Shopping Center
Asphalt Repair COMMITTEE AGENDA DATE: Sept. 14, 2020
COUNCIL AGENDA DATE:
STAFF REVIEW: Tom Dabareiner, AICP SIGNATURE <<
APPROVED BY CITY ADMINISTRATOR: Michael Guttman SIGNATURE
ITEM SUMMARY:
The owners of the majority of the Mosaic Crossing Shopping Center have entered into a ten-year lease with
Planet Fitness to occupy a portion of the former Hobby Lobby space. As part of the lease negotiations, the ten-
ant obtained a promise for certain improvements to the parking area and aisles located generally in front of the
store. Development Committee members will no doubt concur that the parking lot was in terrible shape prior to
the improvements, as remains true for much of the remainder of the lot.
The improvements to the parking lot include 130,000 square feet of new 4” thick asphalt, general repairs, seal
coating and striping of 39,500 square feet. The cost of the work totaled $209,308.00.
The City’s approved budget for the Oliver Square Tax Increment Financing District is $100,000.00, but the
budget did not earmark specific improvements. However, TIF funds are generally used to update property and
buildings, or otherwise make a site development-ready.
While the Mosaic parking lot improvements are eligible expenses, TIF funds are not recommended as a reward
to developers who chose not to perform routine maintenance. The lot was allowed to deteriorate over time
through basic lack of investment and was an eyesore for many years, perhaps contributing to the lack of ten-
ants.
Nevertheless, Staff understands that the improvements came about from a request of a potential tenant. Ra-
ther than award the full request, Staff considers 20% of the cost to be reasonable. This leaves additional funds
available for potential use in upgrading Mosaic Crossing for other possible tenants. Staff recommends adding
two conditions: that release of the reimbursement occur (1) upon proof of a lease with Planet Fitness and (2)
approval of the first associated building permit.
ACTION PROPOSED:
Recommend award of $58,061.60 to West Chicago Jules, LLC, Northbrook, Illinois, with the two conditions.
COMMITTEE RECOMMENDATION:
Pc: Request Letter

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MOSAIC CROSSING CENTER
c/o
West Chicago Jules, LLC
555 Skokie Blvd. Suite 204
Northbrook, IL 60062
June 9, 2020
Mr. Michael Gutman
City Manager
435 Main Street
West Chicago, IL 60185
Re: Mosaic Crossing Shopping Center Request
for disbursement of TIF funds
Dear Mr. Gutman,
We are pleased to inform you and the City that we have entered into a ten-year lease with
Planet Fitness Gym for a 23,500 square feet space, within the 55,000 square foot area last
occupied by Hobby Lobby - who vacated in December of 2015. This lease represents what we
sincerely hope will be a catalyst for the further enhancement and occupancy of the Center, after
many years of financial hardship.
Briefly, this tenant will be open seven days a week, employ 15 to 20 people (typically most
are local residents), provide a facility for the health and well-being of the Community, and bring
considerable, and repeat, traffic to the Center. The operator, Luke Urban, possesses the
franchisee rights to all of DuPage, and this will be his seventh location in the County. To make
this deal required us to agree to a significant amount of improvements within, and exterior to,
the Premises (collectively “Landlord Work”). For a complete list of all Landlord Work, please refer
Attachment #1, included below. In addition to the Landlord Work, we are obligated to provide
the tenant with an allowance for his further improvements, in the amount of $352,250.00.
Excluding soft costs, we currently estimate our investment into the Center, over the next six
months, will be over $1,2000,000.00. Additionally, the tenant estimates his investment, over
and-above our tenant improvement contribution payment to him, will be well over
$1,000,000.00. We truly trust and believe that these very significant investments will benefit the
Center, and the City for many years to come.
One of the largest single costs included in this figure is for repairing the parking lot. We
expedited completion of this work during the week of November 4", in order to assure delivery

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to our tenant next spring. This asphalt work, which is detailed on Attachment 2 enclosed below,
included 130,000 square feet of new 4” asphalt, repairs to other areas, and seal-coating / striping
of 39,500 square feet. The cost of this work is $290,308.00. This long-term infrastructure work
enhances the safety of the Center, and we believe improves the image of the intersection and
Center.
The Center is situated in a site-specific TIF area. We understand that the current balance
on account is $170,382.00. We kindly request that the City distribute to us, or to our contractor
directly, $100,000.00 for this asphalt work. This distribution represents 34% of the cost of the
asphalt work, a small fraction of the total investment being made.
Thank you for your support throughout what has been a trying period for us, and your
consideration of this much needed request. Should you require anything in addition, please
contact me.
Very truly yours,
West Chicago Jules, LLC
David Dresduer
David Dresdner
Manager

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ATTACHMENT #1 LANDLORD WORK
Prior to the Commencement Date of the lease, Landlord, at Landlord’s expense, shall provide a completed,
fully demised, Vanilla Box space (herein referred to as “Premises”) for Tenant, per Tenant’s architectural
plans, with the following requirements unless otherwise agreed to in writing by Landlord and Tenant:
1. DELIVERY CONDITIONS OF PREMISES
A.
Landlord shall be responsible for any asbestos and toxic substance abatement, including the survey,
rest and abate as necessary, in order to furnish Tenant with documentation certifying Premises is
free from any asbestos or other toxic substances.
Premises to be fully separated and demised from all other adjacent uses. All separation/demising
walls are to be fire rated as required by the applicable municipal codes. Re-use of existing walls
shall be permitted if construction complies with code requirements. All separation/demising walls
are to be insulated full height with blow-in insulation or equivalent, and skim coated if required to
achieve a level 4 finish, paint ready.
Premises shall be fully open and cleared of any previous tenant improvements, including but not
limited to the removal of all drop or hung ceilings, all partition walls, all built-ins, fixtures and
furnishings, all exiting floor and wall finishes.
Existing exposed floor slab is to be prepared throughout to a medium sandpaper grit texture. All
protrusions are to be ground smooth and flush with the adjacent floor, all recesses are to filled flush
with adjacent floor. The floor surface shall be suitable for resilient floor finishes with only minor
latex floor preparation compound (rubber flooring ready), Any floor patchwork or newly poured
flooring shall be level and capable of accepting Tenants flooring material and able to support
equipment required for Tenants use without movement or cracking.
All exterior and perimeter walls, and all perimeter columns are to be furred with 3- 5/8” metal studs
@ 16” O.C. with 3 1/2” batt insulation and (1) layer 5/8” GWB to the underside of the deck above.
Walls and perimeter columns shall be taped, spackled and sanded smooth to achieve a “Level 4”
finish.
All existing non-perimeter columns are to have any existing column wraps, exposed conduit, wires,
etc. removed. Columns shall be prepared as required for a paint finish.
Landlord shall remove any existing abandoned roof equipment and patch existing deck and roof as
required at any openings. Landlord is to repair or replace existing damaged roof decking as required
throughout Premises. The exposed roof structure is to be of non-combustible materials from
Premises including, but not limited to PVC, Romex wiring and exposed wood framing.
Landlord shall ensure that roof deck is well insulated and meets or met (grandfathered-in) local
building and energy code standards.
Landlord shall provide entrance/exit doors that are ADA compliant.

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J. Landlord shall provide access to full space from street level that is ADA compliant.
K. Landlord shall provide ADA parking spaces on the property and a clear and discernable ADA
accessible route to the front entrance of Premises. Provide as required, parking lot line striping and
ADA parking signage, sidewalks, ramps and handrails and compliant ingress / egress ramps as
required. Tenant shall require a minimum of 4 ADA accessible parking spaces. Parking lot to have
proper drainage, and no standing puddles.
L. Landlord shall provide professional store front and vestibule with continuous tempered glass at full
Height above finished floor to height of existing transom of front doors. The storefront to be
consistent with other recently constructed Planet Fitness facilities, which includes floor to ceiling
windows. Tenant to review and agree to design of storefront.
M. Landlord shall provide to Tenant’s architect with an electronic AutoCAD file depicting the current
condition of Premises including all Landlord required work for Tenant including but not limited to
all existing perimeter walls, window and door locations, column locations, heights of existing
underside of roof deck and underside of roof framing system. Documentation of all mechanical,
plumbing, electrical and fire protection improvements shall also be provided. The electronic file
shall be AutoCAD drawing files (.dwg format) version 2014 or prior.
2. HVAC & UTILITIES CONDITIONS:
A. Landlord shall furnish and install new RTUs, for a total capacity of 96 tons, to be verified by
Tenant architect, and provide a fully functional HVAC system per Tenant’s plans. Or, Landlord
shall agree to repair and replace, at its expense, the existing units (or unit) if such is in good
working order and is deemed to have, at least, a five-year life expectancy. In either case, the
HVAC system shall include packaged roof top equipment, controls. In either case the HVAC
system to be warranted for a period of ten (10) years, with balance test. In either case, HVAC
system shall meet the following specifications: Tonnage calculation based on final drawings
not to exceed 4.0 tons per 1,000 square feet. Distribution shall be completed by Tenant as part
of its work
The above standards and existing conditions shall be verified with a mechanical engineer or
licensed mechanical subcontractor. The number of units and rooftop placement/cuts to be
reviewed and agreed to by tenant.
Landlord, or Landlord’s contractor, shall be permitted to take advantage of Franchise’s system-wide
pre-negotiated HVAC pricing with York Equipment, if Landlord chooses.
B. Electric: | Landlord shall provide a minimum of 1200 amps at 120/208 or 800 amps if power
is 3-phase at 480/277 of electrical service, to electric room within Premises.
C. Lighting: Any exterior lighting, such as, but not limited to, soffit lighting over storefront, shall
be in good working order.

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D. Water: Landlord shall provide a dedicated separately metered 2-inch fresh-water line from
Landlord’s main, at minimum, with branches stubbed to 2 areas (men’s and women’s rooms)
per Tenant’s plans, sufficient for subsequent distribution to restroom fixtures by Tenant.
E. Sewer: Landlord shall provide a 4-inch sewer line, minimum. This under slab line will be
run by Landlord, and run to approximate restroom fixtures locations per tenant’s architectural
plans, to allow tenant to tie fixtures into said line.
F. Gas: Landlord shall provide gas service, meter and line sufficient for Tenant’s demand load
with a minimum 3” line to roof top and gas line run to service RTU’s and water heaters as per
Tenant’s plans.
G. Fire Sprinklers: Landlord shall provide Primary service line, back flow preventer, inspectors
test drain and overflow, past indicator valve, gauges and valves system, to include riser and
primary distribution to meet code requirements. Landlord to provide code compliant sprinkler
heads pointing up to accommodate Tenant’s space and have the main distribution line tight to
the bottom of the bar joist. Tenant acknowledges that the riser servicing the Premises may be
located outside the Premises and the riser may be servicing other tenants. Fire Alarm System
to be provided as required by municipal codes and to be monitored by Landlord’s central panel,
Landlord to include conduit, wiring and monitoring equipment as necessary. Landlord will
also install remainder of fire sprinkler system from backside of shut-off valve.
ATTACHMENT #2 - | ASPHALT WORK

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Pavestar, Inc
2324 Hamilton Road
Arlington Heights, IL 60005
847-439-7827
20-8075940
atic Properties
Sherwood Blitstein
555 Skokie Blvd Ste 204
Northbrook, IL 60062
Description
AS PER ACCEPTED PROPOSAL. #1099
PAVEMENT RENOVATIONS INCLUDING MILLING, GRADE
INSTALL BINDER MIX, INSTALL PRIMER, IN
$280,630.00
CRACKFILLING, SEALCOATING AND RESTRIPING
$7.600,00
PERMIT FE
$2,078.00.
TOTAL PROJECT COST
STONE BASE, ADJUST SEWERS,
LL. SURFACE MIX. AND LAYOUT AND STRIPE
Invoice #
1/10/2020. 701
Invoice
Mosaic Crossing
1851 Neltnor Blvd
West Chicago, I.
Total
290,308.00
$290,308.00
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