2023-04-17 - Ordinance 2023-061 - AUTHORIZING A DEVELOPMENT IMPROVEMENT AGREEMENT WITH THG HOLDINGS LLC – SERIES G FOR THE PARK PLACE TOWNHOME DEVELOPMENT ORDINANCE NO. 2023-061
AN ORDINANCE AUTHORIZING A DEVELOPMENT IMPROVEMENT AGREEMENT
WITH THG HOLDINGS LLC—SERIES G FOR THE PARK PLACE TOWNHOME DEVELOPMENT
WHEREAS,the Village of Buffalo Grove is a home rule unit pursuant to the Illinois Constitution of
1970; and
WHEREAS, the Village seeks to enter into a Development Improvement Agreement (DIA) with
THG Holdings LLC-Series G ("Developer") for site improvements associated with the proposed Park Place
townhome development on the east end of LaSalle Lane in the Village of Buffalo Grove.
NOW THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF BUFFALO GROVE, COOK AND LAKE COUNTIES, ILLINOIS, as follows:
SECTION 1. The foregoing recitals are hereby adopted and incorporated and made a part ofthis Ordinance
as if fully set forth herein.
SECTION 2.The Development Improvement Agreement is approved subject to receipt of the required fees
and security, approval of the final engineering plans, and review and approval by the Village Attorney.
SECTION 3. If any section, paragraph, clause, or provision of this Ordinance shall be held invalid, the
invalidity thereof shall not affect any other provision of this Ordinance.
SECTION 4. This Ordinance shall be in full force and effect from and after its passage and approval and
shall not be codified.
AYES: 6—Stein,Ottenheimer,Weidenfeld.Johnson,Smith, Pike
NAYES: 0—None
ABSENT: 0—None
PASSED: April 17,2023
APPROVED: April 17,2023
PUBLISHED: April 18,2023
ATTEST: APPROVED:
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Janet . irabian,Village Clerk Beverly Suss ,Village President
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PARKPLACE
(Development Name)
DEVELOPMENT IMPROVEMENT AGREEMENT
EXHIBIT A
LEGAL DESCRIPTION
KNOWN AS:400 LaSalle Lane BUFFALO GROVE, ILLINOIS
PERMANENT INDEX NUMBER: 15-29-200-012
AREA= 299,101 SQ. FT. OR 6.87 ACRES
S
PARKPLACE
(Development Name)
DEVELOPMENT IMPROVEMENT AGREEMENT
Description of Improvements
EXHIBIT B
All improvements set forth and depicted in the Plans, both public and private, including (to the extent
applicable) earthwork, grading, roads or streets, sidewalks, sanitary and storm sewers, water main,
drainage and storm water detention facilities,site grading,street lighting, landscaping,survey monuments
and benchmarks.
9
Park Place
(Development Name)
DEVELOPMENT IMPROVEMENT AGREEMENT
EXHIBIT C
Final Engineering Plans prepared by: Pearson Brown&Associates, Inc.
Entitled: LaSalle Lane Townhomes
Consisting of: 6 sheet(s), last revised 3-2-2-23
Final Landscaping Plans prepared by: Dickson Desi�n Studio
Entitled: LaSalle Lane Townhomes
Consisting of: 2 sheet(s), last revised 3-1-2023
Final Plat of Subdivision prepared by R.E.Allen and Associates. Ltd.
Entitled: Final Plat of Subdivision
Consisting of:2 sheet(s), last revised 2-7-2023
(see following pages)
10
' FINAL ENGINEERING
PARK PLACE
LOCATION MAP,1 NOR7H INDEX LEGEND
.N ���o�„�� �I _.,wot � , u� ` ti`� 1. COVERSMEET �i➢tl4� PHQP4iEe
2. SPECIFICATIONS AND NOTES
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. '' ••.+.. 3. E%ISTINGCONDITIONS �— �— uwri,nrs�n --- —��-�-� cewrexuue
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PREPAREOFOR:
THG HOLDINGS LLC -SERIES G
BENCHMARNS: i.r uKE cooM no.auir[�w w oEenr��o.nuxoa.wo�s.p���ma�v
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�` orr�or�vi�Kucno. �oE� CONSULTINGENGINEERS:
a �y.�N.��.Wwu I �PEARSON, BROWN 8�ASSOCIATES, INC.
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PROPERTVINDE%NUMBER: ��NOT FOR CONSTRUCTION��
� ��a1� PERMIT NUMBER DATE ISSUED REVISIONS
- CONTACT JULIE AT 8-1-0 OR 800�92-0127
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PARKPLACE
(Development Name)
DEVELOPMENT IMPROVEMENT AGREEMENT
EXHIBIT D
Engineers Opinion of Probable Costs
(see following pages)
11
PEARSON, BROWN 8 ASSOCIATES, INC. JOB#: 2354
DATE: 4/3/2023
LASALLE LANE TOWNHOMES
BUFFALO GROVE, ILLINOIS PLAN DATE: 4/3/2023
ENGINEER'S OPINION OF PROBABLE COST
UNIT
ITEM QUANTITY UNIT PRICE EXTENSION
SANITARY SEWER
8"PVC SDR26 SANITARY SEWER 108 LF $50.00 $5,400.00
4'SANITARY MANHOLE,COMPLETE 2 EA $2,800.00 $5,600.00
RECONSTRUCT EXISTING BENCH,MACHINE CORE 1 EA $3,100.00 $3,100.00
EXISTING MANHOLE&INSTALL BOOT,COMPLETE
TRENCH BACKFILL 75 LF $20.00 $1,500.00
6"PVC SDR26 SANITARY SERVICE,COMPLETE 4 EA $1,500.00 $6,000.00
6"PVC SDR26 SANITARY SERVICE 8 EA $2,000.00 $16,000.00
(CONNECTION TO EXISTING SANITARY SEWER),COMPLETE
TOTAL SANITARY SEWER $37,600.00
WATER MAIN
DIRECTIONAL DRILL 1.5"WATER SERVICE(30'),COMPLETE 12 EA $3,000.00 $36,000.00
1.5"TYPE K COPPER WATER SERVICE COMPLETE W/B-BOX 12 EA $2,500.00 $30,000.00
TOTAL WATER MAIN $66,000.00
STORM SEWER
12"RCP CLIV STORM SEWER C443 509 LF $40.00 $2Q360.00
10"PVC STORM SEWER 32 LF $35.00 $1,120.00
CONNECT PROPOSED 12"RCP TO EXISTING MANHOLE 1 EA $1,000.00 $1,000.00
CONSTRUCT 4'CB OVER EXISTING SEWER,COMPLETE 1 EA $3,500.00 $3,500.00
4'STORM CATCH BASIN,COMPLETE 4 EA $2,500.00 $10,000.00
2'STORM MANHOLE,COMPLETE 1 EA $1,700.00 $1,700.00
4"PVC STORM SERVICE,COMPLETE 320 LF $35.00 $11,200.00
12"FES,COMPLETE 1 EA $2,500.00 $2,500.00
REMOVE EXISTING 12"DIP STORM SEWER 2 EA $1,000.00 $2,000.00
AND EXISTING 12"HEADWALL.COMPLETE
TOTAL STORM SEWER $53,380.00
Page 1 of 3
PEARSON, BROWN&ASSOCIATES,INC. JOB#: 2354
DATE: 4/3/2023
LASALLE LANE TOWNHOMES
BUFFALO GROVE,ILLINOIS PLAN DATE: 4/3/2023
ENGINEER'S OPINION OF PROBABLE COST
UNIT
ITEM QUANTITY UNIT PRICE EXTENSION
PAVING
REMOVE&REPLACE CURB&GUTTER, COMPLETE 20 LF $50.00 $1,000.00
SAW-CUT BACK OF CURB FOR DRIVEWAY ACCESS 212 LF $7.00 $1,484.00
5'WIDE,5"PCC SIDEWALK,(INCL.5"STONE BASE) 2650 SF $7.50 $19,875.00
TOTAL PAVING $22,359.00
GRADING.DEMOLITION,EROSION CONTROL.8 MISCELANEOUS
REARYARD DITCH GRADING INCLUDING RESPREAD 1 LUMP SUM $ 5,500.00 $5,500.00
&SEEDING,COMPLETE
STRIP,CUT&FILL R.O.W. FOR SIDEWALK CONSTRUCTION 1 LUMP SUM $ 7,000.00 $7,000.00
INCLUDING RESPREAD&SEEDING,COMPLETE
TREE REMOVALS AND DISPOSE ALL 1 LUMP SUM $1,000.00 $1,000.00
DEBRIS OFFSITE.
STABILIZED CONSTRUCTION ENTRANCE(INCL.MAINTENANCE 1 LUMP SUM $5,500.00 $5,500.00
CONCRETE WASHOUT(INCL.MAINTENANCE) 1 LUMP SUM $1,500.00 $1,500.00
SILT FENCE 1,120 LF $3.25 $3,640.00
INLET FILTER BASKET 5 EA $255.00 $1,275.00
GEORIDGE 1 EA $255.00 $255.00
MONOFILAMENT FABRIC BARRIER FOR INLET PROTECTION 4 EA $255.00 $1,020.00
RELOCATE EXISTING STREET LIGHT,COMPLETE 1 EA $5,000.00 $5,000.00
TOTAL GRADING,EROSION CONTROL,&MISCELANEOUS 531,690.00
LANDSCAPING OPINION OF PROBABLE COST(BY DICKSON DESIGN STUDIOI
PLANTINGS, FENCING,AND SEEDING 1 LS $9,372.00 $9,372.00
TOTAL LANDSCAPING $9,372.00
Page 2 of 3
PEARSON.BROWN&ASSOCIATES, INC. JOB#: 2354
DATE: 4/3/2023
LASALLE LANE TOWNHOMES
BUFFALO GROVE, ILLINOIS PLAN DATE: 4/3/2023
ENGINEER'S OPINION OF PROBABLE COST
UNIT
ITEM QUANTITY UNIT PRICE EXTENSION
RECAPITULATION
SANITARY SEWER $37,600.00
WATER MAIN $66,000.00
STORM SEWER $53,380.00
PAVING $22,359.00
GRADING, DEMOLITION&EROSION CONTROL,8 MISC. $31,690.00
LANDSCAPING(BY DICKSON DESIGN STUDIO) $9,372.00
SUBTOTAL OPINION OF PROBABLE COST $220,401.00
10%CONTINGENCY $22,040.10
8%INCREASE FOR LETTER OF CREDIT $17,632.08
TOTAL AMOUNT $260,073.18
NOTE
THIS ENGINEER'S OPINION OF PROBABLE COST HAS BEEN PREPARED BASED UPON THE ENGINEER'S EXPERIENCE AS A DESIGN
PROFESSIONAL AND IS FURNISHED FOR INFORMATION ONLY.IT DOES NOT CONSTITUTE A GUARANTEE OF ACTUAL CONSTRUCTION
COST AND DOES NOT INCLUDE THE FOLLOWING: ENGINEERING FEES,TAP ON FEES, PERMITS. DEWATERING OTHER THAN
SPECIFICALLY LISTED ABOVE,TIGHT SHEETING,ANY WET OR DRY UTILITY RELOCATION NOT SPECIFICALLY INCLUDED ABOVE
ANY ITEM NOT SPECIFICALLY SHOWN IN THIS EOPC ARE CONSIDERED INCIDENTAL TO THE COST OF THE PROJECT AND SHOULD BE
INCLUDED IN THE UNIT PRICE FOR THE BID ITEMS LISTED ABOVE.
Page3of3
PARK PLACE
Development Name
DEVELOPMENT IMPROVEMENT AGREEMENT
THIS AGREEMENT("Agreement"), made and entered into as of this 17th day of April, 2023 by and
between the VILLAGE OF BUFFALO GROVE,an Illinois Municipal Corporation,and having its office at Village
Hall,50 Raupp Boulevard, Buffalo Grove, Illinois(hereinafter calied "Village"), and THG Holdings LLC-Series
G, (hereinafter called "Developer").
W ITN ESSETH:
WHEREAS,Developer desires to improve the real property described in Exhibit"A"attached hereto
and made a part hereof(the "Property"), and in compiiance with the Village's Development Ordinance,
Developer has submitted to the Village certain(i)plans prepared by Pearson, Brown&Associates, Inc,who
are registered professional engineers (the "Engineering Plans"), (ii) Final Plat of Subdivision prepared by
R.E.Allen and Associates, Ltd. ("Final Plat of Subdivision"), (iii) Final Landscape Plans prepared by Dickson
Design Studio(the"Landscape Plans") (hereinafter collectively the items(i), (jj),and(iii) "Plans");and,
WHEREAS,the Village is willing to approve said Plans, provided that this Agreement is executed to
insure the completion of certain site improvements, as a condition precedent to the issuance of building
permits for any buildings to be constructed on the Property.
NOW,THEREFORE, it is mutually agreed as follows:
1. Developer shall furnish, or cause to be furnished, at their own cost and expense, all the
necessary materiai, labor, and equipment to complete the improvements listed on Exhibit "B" attached
hereto, and all other site improvements not specifically set forth, which are required by applicable
ordinances or agreements (collectively, the "Improvements"), all in a good and workmanlike manner and
in accordance with all pertinent ordinances and regulations of the Village and in accordance with the Plans
(including any subsequent revisions requested by the Developer and approved in writing by the Village
pursuant to the Village's Development Ordinance). All utility lines and services to be installed in the street
shall be installed prior to paving.
2. Attached hereto as Exhibit "D" is a complete cost estimate for the construction of the
1
improvement described in Exhibit "B" hereto. No later than five (5) business days following the execution
of this Agreement and prior to the issuance of Village Permits,the Developer shall deposit a Letter of Credit
acceptable to and in a form and substance approved by the Village in the original amount of Two Hundred
sixty thousand seventy-three and 18/100 Dollars($260,073.18), as further described in Paragraph 9 herein
(the"Letter of Credit").
3. All work shall be subject to inspection by and the approval of the Village Engineer. It is agreed
that the contractors who are engaged to construct the Improvements are to be approved by the Village
Engineer and that such approval will not be unreasonably withheld.
4. The Developer has paid or will pay the Village a Review and Inspection Fee, as required by
Ordinance. It is understood that said fee is based on the amount of the contracts or cost estimate for those
items in Exhibit"B".
5. Prior to the time the Developer or any of its contractors begin any of the work provided for
herein, the Developer, and/or its contractors shall furnish the Village with evidence of insurance covering
their employees in such amounts and coverage as is acceptable to the Village. Nothing herein shall waive
any immunities the Village may assert in response to or defense of any such ciaim.
In addition, by its execution of this Agreement, the Developer agrees to protect, indemnify, save
and hold harmless, and defend the Village and its employees, officials, and agents, against any and all
claims,costs,causes,actions,and expenses,including but not limited to reasonable attorney's fees incurred
by reason of a lawsuit or claim for damages or compensation arising in favor of any person, corporation or
other entity, including the employees or officers or independent contractors or sub-contractors of the
Developer or the Village, on account of personal injuries or death, or damages to property occurring,
growing out of, incident to, or resulting directly or indirectly, from the performance of the work of the
Developer, independent contractors or sub-contractors or their officers, agents, or employees. The
Developer shall have no liability or damages for the costs incident thereto to the extent caused by the sole
negligence or intentional misconduct of the Village, its independent contractors or sub-contractors or their
officers, agents, or employees.
6. Subject to Force Majeure (as defined herein), Developer shall cause the Improvements to be
2
completed within twenty-four(24)months following the date of this Agreement(except any Improvements
for which specified time limits are noted on the Plans,which shall be completed within the specified time
limits shown on the Plans subject to Force Majeure). "Force Majeure" as used herein shall mean a delay in
Developer's performance hereunder caused by a strike or labor problem, energy shortage, governmental
pre-emption or prescription, national emergency, or any other cause of any kind beyond the reasonab�e
control of Developer. If work is not completed within the time prescribed herein,the Village shall have the
right to call upon the Letter of Credit, in accordance with its terms, for the purpose of completing the
Improvements. Upon completion of the Improvements herein provided for,as evidenced by the certificate
or certificates of the Village President and Board of Trustees,the Village shall be deemed to have accepted
said Improvements, and thereupon,the Letter of Credit shall automatically be reduced to serve as security
for the cbligations of the Developer as set forth in Paragraph 7 hereof. The Developer shall cause its
consulting engineers to correct drawings to show work as actually constructed and said engineers shall turn
over high quality Mylar reproducible copies thereof to the Viilage to become the Village's property prior to
acceptance of the Improvements by the President and Board of Trustees.
7. The Developer, for a period of one year beyond formal acceptance by the Village of any
Improvement,described in Exhibit"B"hereof,shall be responsible for maintenance,repairs and corrections
to such Improvements which may be required due to failures or on account of faulty construction or due to
the Developer's negligence and/or its contractors' negligence.The obligation of the Developer hereunder
shall be secured by the Letter of Credit as further described in Paragraph 9 hereof.
8. It is agreed that no occupancy permit shall be granted by any official for the construction of any
structure until all required utility facilities set forth in the Plans (to include, but not by way of limitation,
sanitary sewer, water and storm sewer systems) have been installed and made ready to service the
Property;and that all roadways(to include curbs)set forth in the Plans that provide access to the Property
have been completely constructed,except for the designed surface course. It is understood and agreed that
(i)foundation permits may be issued upon (a) recording the Final Plat of Subdivision, (b) execution of the
Development Improvement Agreement by Developer and the Village, (c) the Property has access to fire
hydrants and (d) the foundation permits are in conformance with the Plans, (ii) building permits may be
3
granted for buildings on specific lots to which utility facilities have been installed and made ready for service
and to which roadways have been constructed as described above, notwithstanding the fact that all
improvements within the Development may not be completed.
9.A. The obligations of the Developer hereunder as to the deposit of security for the completion
of the Improvements and the one-year maintenance of said Improvements after acceptance by the Village
(Paragraph 7) shall be satisfied upon delivery to the Village of a Letter of Credit in favor of the Village in a
form acceptable to the Village, in the amount set forth in Paragraph 2 above.The Letter of Credit shall be
made subject to this Agreement.The Developer hereby waives its option pursuant to 30 IICS 550/3 and 65
ILCS 5/11-39-3 to utilize any type of security other than a Letter of Credit.
B. In addition to the terms, conditions, and covenants of the Letter of Credit, the Village
hereby agrees to draw funds or to call said performance guarantee under such security solely for the
purpose of payment for labor and materials supplied or to be supplied, by engineers, contractors, or
subcontractors, to, or for the benefit of the Developer or the Village, as the case may be, under the
provisions of this Agreement and the said Improvements for which payment is being made shall have been
completed,or will be completed, in substantial accordance with the Pians.
C. The Village further hereby agrees that to the extent that the Developer causes the
commitments of this Agreement to be completed,the Village shall approve reductions in the amount of the
Letter of Credit and the outstanding liability of the issuer of the Letter of Credit shali during the course of
construction of the Improvements, approximate the cost of completing all Improvements and paying
unpaid contract balances for the completion of the Improvements referred to in this Agreement.
Until all required tests have been submitted and approved by the Village for each of the
construction elements including,but not limited to,earthwork,street pavements,parking area pavements,
sanitary sewers,and water mains(as applicable),a minimum of that portion of the surety for each element
shall be subject to complete retention. All Improvements are subject to a minimum fifteen (15%) percent
retention until final acceptance by the Village.
D. In order to guarantee and warranty the obligations of Paragraph 7 herein, an amount
equal to fifteen (15%) percent of the total amount of the Letter of Credit, or an amount equal to fifteen
4
(15%)percent of the cost estimate of the individual Improvement(s)shall be retained in the Letter of Credit
for a period of one-year beyond formal acceptance by the Village of the Improvement(s).
E. As a portion of the security amount specified in Paragraph 2, the Developer shall
maintain a cash deposit with the Village Clerk in the amount of Five Thousand Dollars($5,000.00). If roads
are not maintained with a smooth and firm surface reasonably adequate for access of emergency vehicles
such as fire trucks and ambulances, or if any condition develops which is deemed a danger to public health
or safety by the Village of Buffalo Grove due to the actions of the Developer or his failure to act;and after
written notice of this condition, the Developer fails to immediately remedy the condition;then the Village
may take action to remedy the situation and charge any expenses which results from the action to remedy
the situation to the cash deposit. Upon notification that the cash deposit has been drawn upon, the
Developer shall immediately deposit sufficient funds to maintain the deposit in the amount �f Five
Thousand Dollars ($5,000.00). If the Developer has not made the additional deposit required to maintain
the total cash deposit within five (5) business days from the date the Developer received notice that such
additional deposit was required,it is agreed that the Village may issue a Stop Work Order or also may revoke
all permits (excluding occupancy permitsJ which the Developer had been granted. This cash deposit shall
continue to be maintained until the maintenance guarantee period has lapsed.The deposit may be drawn
upon by the Village if the conditions of this Agreement are not met by the Developer within five business
(5)days after receipt of a written notice of noncompliance with the conditions of this Agreement,except in
cases of danger to public health and safety as determined by the Village, in which case,the deposit may be
drawn upon immediately following notice to the Developer and the Developer's failure to immediately
remedy the situation.After termination of the one-year maintenance period and upon receipt by the Village
Clerk of a written request for release of the deposit, the Village will either notify the Developer that the
Improvements are not in a proper condition for final release of the deposit or shall release the deposit
within fifteen (15)days.
F. In addition to the terms, covenants, and conditions of the Letter of Credit, the
Developer hereby agrees that no reduction shall occur in the outstanding liability of the issuer there under,
except on the written approval of the Village; however, in all events,the Village shall permit such Letter of
5
Credit to expire, either by its terms, or by return of such Letter of Credit to the Developer, upon the
expiration of one (1)year from the acceptance of the Improvements referred to herein by the Village. To
the extent that the provisions of Paragraph 9 herein, and of the Letter of Credit, permit the Village to draw
funds under such Letter of Credit,the Village hereby agrees to reduce the outstanding liability of the issuer
of the Letter of Credit to the extent that funds are disbursed.
10.Any Letter of Credit shall provide that the issuer thereof shall not cancel or otherwise terminate
said security without a written notice being given to the Village not less than thirty-(30)days in advance of
termination or cancellation.
11.No occupancy permit shall be issued until all exterior lighting specified on Exhibit"C"is installed
and operational.
12. The Developer acknowledges that he is responsible for the proper control of weeds, grass,
refuse, and junk on all property which he owns within the Viliage in accordance with Chapter 8.32 of the
Buffalo Grove Municipal Code. It is further agreed that the Developer shall continue to be responsible for
the proper maintenance of any parcels of property for which the Developer transfers ownership to the
Village until such time as the development's Improvements are accepted by the Village in writing in
accordance with the provisions of this Agreement.
If the Developer fails to perform his maintenance responsibilities established in either this
paragraph or Chapter 8.32, the Village may provide a written notice to the Developer of the improper
maintenance condition. If proper maintenance is not completed within ten (10) days after the Developer
is provided this notice,the Viliage may perform the maintenance and deduct the costs of the maintenance
from the cash deposit described in Paragraph 9E.
13. The Developer agrees that no Improvements constructed in conjunction with this project are
sized or located in such a way as to warrant any recapture payment to the Developer pursuant to any
applicabfe previous agreements.
14.This Agreement shall automatically terminate and be of no further force and effect with respect
to Developer or the Property upon the expiration of the one year maintenance period, and upon such
termination the parties hereto shall have no further obligations to the other, except for the Village's
6
obligation to return the Letter of Credit and cash deposit to Developer or otherwise notify the issuer of the
Letter of Credit of the expiration of the Letter of Credit. The period commencing on the date set forth in
the preamble to this Agreement and expiring on the expiration of the one-year maintenance period is
referred to herein as the "Term".
15. This Agreement and the obligations contained herein are in addition to, and not in limitation
of,all other agreements between the Parties hereto including,without limitation,the Engineering Plan,the
Final Plat of Subdivision, the Landscape Plan, and Ordinance of the sale of the property to THG Holdings
LLC-Series G, dated February 21, 2023, and the obligations contained therein.
16. Neither party shall cause this Agreement(or any memorandum hereof)to be recorded against
the Property.
17. Neither party shall assign this Agreement or any of its terms without the prior, express, and
written consent of the other party. Furthermore, no assignment of the Developer's obligations shall be
effective unless and until the Village approves the language of any proposed assignment and substitute
security in the amounts required by this Agreement.
IN WITNESS WHEREOF, the Village has caused this Agreement to be executed, as has the
Developer, all as of the date first above written.
VILLAGE OF BUFFALO GR VE, an linois Municipal Corporation
By
Villa�e President
DEVELOPER:
THG Holdings LLC-Series G
747 Lake Cook Road,Suite 100W
Deerfield, IL 60015
By:
Name: Derick B. Goodman
Title: Mana�er
7
;