The Bradley EDC Ledger

Resolution R-01-25-02 (Jan. 13, 2025) awarded the BEDC a $350,000 grant under 65 ILCS 5/8-1-2.5, which lets a village spend "for economic development purposes, including, without limitation, the making of grants." The resolution approves a grant. It does not mention a loan.

Beyond $225,000 in grants, the Village's ledger records $1,456,007 as "Due from BEDC" in 23 entries from May 2025 to June 2026. One is a $200,000 payment on March 9, 2026 (check 57541) that the ledger describes as "LOAN." The BEDC's own books carry the money as "Loan from Village of Bradley."

The production contains no promissory note, interest rate, repayment schedule or Board action for those transfers. We did not find one among the Village's published 2025–26 resolutions and ordinances.

p.1p.230p.281pp.299–303pp.506–507

Our questionWho approved each transfer, where are the loan documents, and how will a nonprofit that had $3,937.87 in the bank at the end of 2025 repay $1.46 million?

On Aug. 25, 2025 the Village Board repealed its lease with Barnyardia LLC (Ordinance O-08-25-05), finding it "not in the best interests of the Village and its citizens" and noting the lease "has not been executed by either party."

On Aug. 29 the BEDC met at the Bradley Community Center. Directors Pat Gilmore, Jeff Downs and Dr. Sanjay Patel (by Zoom) voted. BEDC attorneys James Vasselli and Eric Stach attended by Zoom. Mayor Michael Watson, Village Administrator Craig Anderson, Finance Director Rob Romo and BEDC Executive Director Brian Pabst also attended.

The agenda listed a "Vote to Ratify the Subsidy Payment to Thomas Vasilakis for Start-Up Costs (previously approved by a majority of the Directors via phone poll)." The minutes record a unanimous vote to "approve the subsidy program," with no amount. The bylaws produced (unsigned) allow action without a meeting only by written consent "signed and/or confirmed by reply email by all of the Elected Directors."

The BEDC also approved a license with Barnyardia and what the minutes call a "Letter of Credit," described as detailing "the safeguards utilized to ensure the Village is protected in the event that the restaurant fails." The document produced is a line of credit from the BEDC to Barnyardia: $150,000 at first, up to $241,500, at 4.75%, secured by "flatware, glassware, plateware, liquor," with a promissory note marked "NO LATE FEE." Its protections run to the BEDC as lender. Every signature block is blank. By Dec. 31, the BEDC's books showed $270,500 lent to Barnyardia.

p.172p.175p.233 §17pp.368–385p.281O-08-25-05

Our questionHow much was the subsidy, and who received it? Why does the BEDC's loan account show $29,000 more than the line of credit's cap?

§13.14: "Licensee hereby agrees that Licensor, as an Illinois Municipal Corporation, will be required to place this Agreement on an Agenda of the VILLAGE OF BRADLEY and that approval of same by the Corporate Authorities will be required before this Agreement can be executed by Licensor."

"Licensor" is the BEDC, which the same document's first page calls "an Illinois Corporation." The license also refers to "Licensor's Code of Ordinances" and permits from "Licensor as the local governing body," and it sends extension requests to "its next regularly scheduled Village Board meeting." The copies produced are unsigned. We found no Village Board approval of this license in the production or in the Village's published 2025–26 actions.

p.243p.251p.263p.265p.267

Our questionWas the license ever on a Village Board agenda? If not, under what agreement does the restaurant operate at the sports park?

On Nov. 26, 2025, $2,057.40 was deposited to the BEDC's Midland States account. It was three tenant checks, each payable to the Village: one from Hibbett Retail (payee "VILLAGE OF BRADLEY"), a November rent check (payee "NORTHFIELD SQUARE, MALL / VILLAGE OF BRADLEY ATTENTION ROB") and a check for "Percent Rent – October 2025" (payee "Village of Bradley … Attn: Robert Romo"). The BEDC booked $611,246.26 of rental income in 2025.

The Village's FY2027 budget, meanwhile, projects $118,920 in FY2026 Fund 24 "Real Estate Tax Payments," with the note "Mall Property." State law says the municipal treasurer "shall receive all money belonging to the municipality" (65 ILCS 5/3.1-35-40).

pp.307–308p.281FY2027 budget, p.26

Our questionWhat document lets the BEDC collect rent payable to the Village? None was produced, though our request asked for it.

One of the BEDC's two reasons for refusing an earlier records request of ours, in a letter dated Feb. 17, 2026, was that it "is an independently controlled organization that is funded by diverse sources, rather than relying solely on government funds." The same production shows:

• Its bank statement and its license notices use the Village offices' address, 147 S. Michigan, and the license sends notices "c/o Rob Romo, Finance Director, Village of Bradley."
• The phone number on its workers' compensation quote is Romo's Village line.
• The Village's Assistant Finance Director, Christopher Chamblee, asked the bank about a $52,164 deposit: "I can't seem to find the source of this deposit."
• Its general manager wrote that a purchase is "up to Craig on whether is in our budget," referring to the Village Administrator.
• Romo directed a payment: "Please pay from EDC."
• Its 2026 state liquor license and a $25 late fee were paid on the Village credit card issued to Romo.
• Under the bylaws produced (unsigned), the Village appoints and can remove every director, and bylaw changes need Village Board approval. The same bylaws say the Village "shall have no voting members."

p.404p.244p.307p.226p.240pp.523–525p.286pp.305–306pp.232, 237

Why it matters: the Freedom of Information Act covers "subsidiary bodies" of public bodies (5 ILCS 140/2(a)) and records of a contractor performing a governmental function (7(2)). The Open Meetings Act covers subsidiary bodies "supported in whole or in part by tax revenue, or which expend tax revenue" (5 ILCS 120/1.02). The Attorney General's office did not decide the BEDC's status when it closed our earlier complaint (2026 PAC 93348).

The state's property-transfer record (Kankakee County document 202501358) shows the Village of Bradley paid $6,500,000 for nine parcels at 1600 N. State Route 50, by special warranty deed dated Jan. 3, 2025 and recorded Feb. 13, 2025. The seller was Northfield Square Mall Realty, LLC. The appraisal the Village's attorneys commissioned valued the property at $4,215,010 as of Nov. 14, 2023. The price was 54% above that, and 14% above even the appraiser's $5,702,550 land-as-if-vacant figure, before demolition costs are subtracted. The deed came 14 months after the appraisal date.

Things in the appraisal worth a second look:

• It was "revised" Jan. 25, 2024, the same day as an "inquiry & verbal conversation" the report doesn't explain.
• All eight comparables are vacant-land sales of 1.26 to 13.77 acres; none is a mall sale.
• Its reconciliation says comps 1–4 "range from $2.64 to $3.60"; its own grid shows $2.40 to $2.64.
• It describes the property as "unimproved" while noting a 495,846-square-foot mall, because it values the site as if vacant, minus the cost to raze it.
• A November 2023 valuation includes a Covid "Pandemic Disclaimer."

Some of these points would push the value up, not down. The question is why the Village paid $2.28 million more than its own appraisal, and who decided.

pp.3, 5, 9p.110pp.123–143PTAX doc 202501358

Pat Gilmore is the BEDC's vice president and a principal of Deuschle Gilmore Insurance Agency, according to the BEDC's board page. A $18,396 workers' compensation quote for the BEDC lists the agency as "DEUSCHLE/GILMORE INSURANCE AGENCY, INC." and the agent as "PAT GILMORE-ADMIN." Two insurance binders for the June 4–7, 2026 fest dates, a special-event policy ($3,034) and a liquor special-event policy ($4,250), are addressed to Pat Gilmore at Gilmore-Pristach Insurance Agency, bound "at your request." The June 11, 2025 minutes say Gilmore "explained D & O insurance and workers' compensation."

No conflict disclosure appears in the minutes produced. The bylaws (unsigned) say minutes of actions on conflict-of-interest matters "shall reflect that these requirements have been met."

p.165p.226p.242p.365p.171p.235

Our questionWhat commissions were paid on BEDC policies, and was a conflict disclosed under 805 ILCS 105/108.60?

The bylaws produced say the elected directors "shall have an Attorney to represent the entity and the Directors. Vassell [sic] Law, LLC shall serve as that Attorney." The BEDC's 2025 books show $65,000.00 in legal fees, with no payee named.

A Vasselli Law invoice for the BEDC matter, released by the Village in a separate records request, bills a $6,500 "Flat Rate -OCT25" and is addressed to the Village of Bradley. By our arithmetic, $65,000 is exactly ten of those charges; no record we have says so. Vasselli and Stach attend BEDC meetings, and the May 2026 minutes mention STAR Bond dates "that James Vaselli will be working on."

p.233 §14p.281p.161p.175Vasselli invoice 2024071880

Our questionEvery Vasselli Law invoice for the BEDC matter, and who paid each one: the Village or the BEDC?

Under the unsigned license, Barnyardia pays 12% of gross receipts (10% above $6 million) with a $15,000 monthly minimum, and "the Base Rent shall include all utilities." Barnyardia is the exclusive vendor "for all food and beverage on the Overall Property." At the end of the term the BEDC "shall pay to Licensee the transfer fee," a fair-market value for the business "including good will and brand assets." No video gaming is allowed "unless and to the extent approved by Licensor in writing," and then in compliance with Village Code.

The BEDC paid $341,959 in utilities across its properties in 2025, the mall included. Its books don't break out the restaurant's share.

pp.243–245§§1.03, 1.04, 1.06, 2.03p.281

Our questionIs the $15,000 minimum being paid, and is any of it paid with money the BEDC lent the restaurant?

An undated "BRADLEY 315 /EDC Internal Memo" lists $354,000 of acts for the 2026 fest before any price for BuckCherry; many other lines say "TBD." The Daily Journal reported in March that the Village was investing $325,000 in this year's fest. The memo's footer: "No memo or document is intended for release, copy, sharing or public view in part or whole." The BEDC holds the fest's state liquor license and its event insurance.

Edwards Marketing billed the BEDC $14,000 on March 5, 2025 for the "2nd Portion of 2025 Marketing/Advertising Budget for Bradley 315 Fest." The Village's check disbursement report shows a $14,000 payment to Edwards Marketing on March 7, 2025.

p.151pp.242, 305–306p.334Daily Journal, Mar. 11, 2026

Our questionThe fest budget, talent contracts and settlement sheets. Did the Village pay the BEDC's Edwards invoice, or was the same $14,000 paid twice?

The BEDC had 12 employees by February 2025 and $625,107 in wages that year. Its workers' compensation quote classifies the work as "ATHLETIC SPORTS OR PARK: OPERATIONS & DRIVERS" on $600,000 of estimated payroll. Its general manager at the mall, Brad Hackl, is listed as mall manager in a 2022 landscaping contract of the mall's previous owner, and the BEDC pays the mall's utilities and vendors. By our analysis, those costs sit on the BEDC's books rather than as line items in the budget the Village Board adopts; the Village's grants and advances to the BEDC do go through the Village.

p.280p.281p.226p.342p.525pp.332–365

Three SB Friedman proposals are addressed to "Mr. Brian Pabst, Executive Director, Bradley Economic Development Corporation, 147 S Michigan Avenue," and submitted to both the Village and the BEDC. They cover TIF projections (including retiring the TIF and re-designating it "once the Village's tax-exempt ownership of properties can be reflected in the Base EAV"), a business-district amendment adding the sports park and 60 acres by the mall, and the Benson Steel site. Only the Village can create those districts. The acceptance blocks are unsigned. Separately, the Village Board approved a Wight & Company agreement (R-07-25-01; contract amount $45,500), but Wight invoices the BEDC, "Attention: Rob Romo."

pp.527–542pp.366–367p.153pp.549–553

A camera proposal addressed to Village Administrator Craig Anderson ("Dear Craig") offered three systems against a "proposed budget limit of $40,000." The Lorex option was $44,864; the BEDC approved "$44,800" on June 11, 2025. A $22,432 invoice for the job, billed to the BEDC with the mall as the job site, was paid on a Village credit card (from the Village's July 2026 card-records production; see The Purchasing Cards). That is exactly half of $44,864. The Village's FY2027 budget shows $22,432 in FY2026 Fund 24 "Building & Property Improvements."

pp.500–504p.171MIS invoice 25-0533FY2027 budget, p.26

Our questionWho paid the other half? And would the state's bidding requirement for public improvements over $25,000 (65 ILCS 5/8-9-1, unless waived by a two-thirds vote) have applied if the Village had bought the system directly?

An Economic Development Solutions LLC invoice (#21), mailed to Brian Pabst at a Downers Grove address, bills 39 hours of BEDC work from Oct. 26 to Nov. 9, 2025 at $100 an hour, $3,900, in a single paragraph. No contract or payment record was produced. The BEDC's 2025 consulting costs totaled $163,977. The May 2026 minutes list a "discussion and vote" on appointing Bruce Page as "Bradley Economic Development Director" but record no motion or result.

p.313p.281p.161

Our questionEvery invoice from Economic Development Solutions LLC, the agreement behind them, and the record of Page's appointment and pay.

We sent both requests on Aug. 6, 2026. On Aug. 13 the Village took a five-day extension without stating a reason, which made the deadline Aug. 20. The Village answered on Sept. 23, 23 business days later, in a letter that dates the requests "August 26," gives no item-by-item answer and no FOIA number, and says more records will follow, without a date.

The Village said it redacted under 5 ILCS 140/7(1)(b) and (c). The production still includes two private individuals' checks with bank routing and account numbers, and a state wage report showing 12 employees' pay and partial Social Security numbers. The BEDC's own bank account number is redacted on one page and visible on three others. We are not republishing any of those details.

p.241p.280p.308p.307 vs pp.154, 155, 524

• A BEDC corporate resolution certifies an Aug. 15, 2025 meeting approving a license from the Village. No minutes of an Aug. 15 meeting were produced, and the names, signatures and notary block are blank. pp.162–163
• The bylaws produced are an unsigned, undated "Exhibit A" with a "[to be inserted]" blank. pp.231–237
• The Aug. 29, 2025 minutes are headed "Wednesday." Aug. 29, 2025 was a Friday, as the agenda says. pp.172, 175
• The workers' comp quote lists BEDC President Jeff Downs with "Ownership 100.00%" of a nonprofit. p.226
• Water shut-off notices (April and June 2025) and a plumbing bill 61 days past due. pp.170, 292–297, 543–546
• A windshield for a 2009 Silverado, "unit #22," is billed to the Village of Bradley and "Sold To: Bradley EDC." p.152
• Director Jacob Carlile's resignation letter is on the Aug. 19, 2026 agenda, next to "Star Bond, visit from Governor's office staff." p.160