Litchfield Approves $8,585 TIF Grant for Short Furniture Awnings

Article Summary: The Litchfield City Council approved a resolution authorizing the mayor to execute a façade improvement grant agreement covering 305 and 307 N. State Street, where new dark green awnings are planned across both storefronts. The grant pays 50% of eligible costs, capped at $8,585, from TIF 1.

Façade Grant Key Points:

The grant covers half of eligible costs and is capped at $8,585; funds are available in TIF 1, according to the staff memo.

Itemized costs in the packet: new awnings across both fronts, $13,171.26; building front preparation, hanging support installation and install, $4,000. The resolution puts the total at $17,171.26; the application lists an estimated project cost of $17,170.

The storefronts were recently redeveloped and serve as an additional storefront for Short Furniture; the new awnings are to match the existing Short Furniture awnings.

Under the agreement, façade work must be completed within 180 days, and the city’s reimbursement obligation is payable solely from the TIF district’s taxes — not from the city’s general credit.

LITCHFIELD — The Litchfield City Council on Thursday, Sept. 17, 2026, approved a resolution authorizing the mayor to execute a façade improvement grant agreement for 305 and 307 N. State Street, clearing the way for up to $8,585 in tax increment financing money toward new awnings on a pair of recently redeveloped downtown storefronts.

The motion passed on a roll-call vote with no audible dissent and no recorded discussion. The agenda listed the item under “Economic Development – Chris Dexheimer.”

What the Money Buys

The staff memo in the agenda packet is brief: “305 & 307 North State Street have recently been redeveloped and are serving as an additional storefront for Short Furniture. They are proposing to install new awnings along the storefronts to match the existing Short Furniture awnings.” Funds, the memo says, “are available in TIF 1,” and “the grant is for 50% of improvements, capped at $8,585.”

The resolution and the attached agreement itemize two costs: “New Awnings Across Both Fronts,” $13,171.26, and “Building front preparation, hanging support installation, install,” $4,000. The resolution states a total of $17,171.26. The program application, signed Sept. 1, 2026, by Chris Short and submitted to City Administrator Breann Vazquez, lists an estimated project cost of $17,170 and a requested reimbursement of $8,585, and describes the first line item as “New Green Awnings Across Both Fronts.”

A proposal and acceptance contract from Shade Solutions, Inc., of Tolono, carries the awning figure. The vendor agrees to “manufacture and warranty 2 complete new waterfall awnings,” using Awnmax fabric in Dark Green AWNMAX-1142, with an approximate drop of 6 feet 6 inches, a projection of 1 foot 6 inches and a total width of 45 feet. The customer will install. The total, including applicable sales tax, is $13,171.26, structured as a 70% down payment of $9,219.88 with the remaining 30%, or $3,951.38, due at completion. The contract allows 30 to 35 working days from the date the order is received, adds 3% if a credit card is used, and was digitally signed by Ben Orwig on Sept. 1, 2026.

The Terms the City Set

The agreement in the packet runs six pages and is a good deal more detailed than the motion that approved it.

Under the Façade Improvement & Emergency Roof Program, the city will provide up to 50% of the documented cost to improve the exterior façade and make emergency roof repairs for eligible buildings in TIF districts, with maximum payment “regardless of the total cost” not to exceed $10,000 per storefront. Reimbursement “may be made within 60 days of passing inspection and receipt verification,” but the agreement states plainly that the city “shall not be obligated to make any payment according to any deadline.”

The agreement also contains a limitation printed in capital letters: the city’s obligation to reimburse “is a limited obligation payable solely from the city’s portion of the taxes generated by the TIF district where the property is located,” and “shall not be a general obligation of city or secured by the full faith and credit of city.”

On the recipient’s side, construction of the exterior façade improvements “shall be completed within 180 days,” with any extension requiring a written agreement signed by both parties. Plans must be submitted to the city for review; all building and zoning permits must be obtained; and the city is entitled to a comprehensive inspection of the property to identify potential fire, safety, electric, plumbing and general building safety concerns, with the recipient “fully responsible for identifying and mitigating any building-related concerns identified by City.” Payment requests must be submitted in writing to the city administrator and accompanied by bills, invoices, lien waivers or other evidence the city requires.

The agreement further requires indemnification of the city, including against any violation of the Illinois Prevailing Wage Act, 820 ILCS 130/0.01 et seq.; bars assignment without the city’s written approval; allows either party to opt out on 60 days’ written notice, with monies returned within 60 days and interest at 9% per annum on amounts the city must pursue; and sets cure periods of 30 days for nonmonetary defaults and 10 days for monetary defaults.

Background

The resolution recites that the project “will help to eradicate blight, enhance property values, improve aesthetics, ensure structural integrity,” and that the city “has determined the Project is consistent with the objectives of the City’s TIF District where the Property is located.” The resolution’s own number, its passage date and the vote tally lines were left blank in the packet copy, which carries signature blocks for Mayor Jacob Fleming and City Clerk Kerry Hopkins.