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HomeMy WebLinkAboutS21-04 (2) Ordinance No. S21-04 AN ORDINANCE PROPOSING A REDEVELOPMENT PLAN AND PROJECT FOR THE PROPOSED ELGIN ROUTE 20 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AREA, CONVENING A JOINT REVIEW BOARD AND CALLING A PUBLIC HEARING IN CONNECTION THEREWITH WHEREAS,pursuant to the Tax Increment Allocation Redevelopment Act,as supplemented and amended (Act), the City of Elgin, Cook and Kane County, Illinois, is authorized to approve a redevelopment plan for and to designate redevelopment project areas and adopt tax increment allocation financing therefor; and WHEREAS,the City Council of the City of Elgin,Illinois has heretofore caused a study to be conducted to determine the conditions in that part of the city legally described as set forth on Exhibit A-1 hereto and located within Elgin's Southeast and Southwest Area and immediately surrounding areas; and WHEREAS,the City Council of the City of Elgin,Illinois has determined that said territory would qualify as a"redevelopment project area"as defined in the Act and that said territory on the whole has not been subject to growth and development through private enterprise and would not reasonably be anticipated to be developed without the adoption of a redevelopment plan and the use of tax increment allocation financing as provided in the Act; and WHEREAS,the City Council of the City of Elgin,Illinois has determined that it is advisable that the city afford itself of the provisions of the Act and by ordinance approve a redevelopment plan (Redevelopment Plan)and a Redevelopment Project(Project)for said territory legally described on said Exhibit A-1 as a redevelopment project area commonly known as the "Elgin Route 20 Redevelopment Project Area" (Redevelopment Project Area), all as provided in the Act; and WHEREAS, the Act requires the City to conduct a public hearing prior to the adoption of ordinances approving the Redevelopment Plan and Project,at which hearing any interested person or affected taxing district may file with the City Clerk written objections to and may be heard orally with respect to the proposed approval of the Redevelopment Plan and Project; and WHEREAS,the Act further requires that prior to holding a public hearing,the city convene a joint review board consisting of a representative selected by each community college district, local elementary school district, high school district or each local community unit school district, park district,library district,township and county that has authority to directly levy taxes on the property within the proposed Redevelopment Project Area, a representative selected by the city,and a public member to consider the subject matter of the public hearing; and WHEREAS, the Act requires that notice of the public hearing be given by publication and mailing. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. That the approval of the Redevelopment Plan and Project, and the adoption of tax increment allocation financing therefor are hereby proposed. Section 2. A public hearing shall be held by the Mayor and Members of the City Council at 7:00 o'clock P.M. on the 8th day of September, 2004, at Elgin City Hall, 150 Dexter Court, Elgin, Illinois, for the purpose of hearing from any interested persons or affected taxing districts regarding the proposed approval of the Redevelopment Plan and Project. Section 3. Notice of the hearing, substantially in the form attached hereto as Exhibit A-2, shall be published at least twice, the first publication to be not more than 30 nor less than 10 days prior to the hearing, in a newspaper of general circulation within the taxing districts having property in the Redevelopment Project Area. In addition,notice shall be mailed by certified mail not less than 10 days prior to the date set for the hearing, addressed to the person or persons in whose name the general taxes for the last preceding year were paid on each lot,block, tract, or parcel of land lying within the Redevelopment Project Area. In the event taxes for the last preceding year were not paid, the notice shall also be sent to the persons last listed on the tax rolls within the preceding three years as the owners of such property. Section 4. Notice shall also be given by certified mail to all taxing districts of which taxable property is included in the Redevelopment Project Area,Project or Redevelopment Plan and to the Illinois Department of Commerce and Community Affairs, and in addition to the other requirements set forth in Exhibit A-2 hereto,the notice shall also include an invitation to the Illinois Department of Commerce and Community Affairs and each taxing district to submit comments to the City to the attention of the City Clerk, 150 Dexter Court, Elgin, Illinois 60120, concerning the subject matter of the hearing prior to the hearing date. Each such mailed notice shall include a copy of the proposed Redevelopment Plan. Section 5. A draft of the proposed Redevelopment Plan shall be placed on file at the offices of the city no later than July 26, 2004, being a date not less than 30 days prior to the date of such hearing. Section 6. A joint review board as set forth in the Act is hereby convened and the board shall meet,review such documents, and issue such report as set forth in the Act. The city's economic development manager director Raymond Moller is hereby appointed as the city's representative to said joint review board. The first meeting of said joint review board shall be held at 3:30 p.m.on the 4th day of August, 2004, at 150 Dexter Court, Elgin, Illinois. Section 7. That this ordinance shall become effective upon its adoption. s/Ed Schock Ed Schock, Mayor Presented: July 14, 2004 Passed: : July 14, 2004 Vote: Yeas: 6 Nays: 0 Recorded: July 15, 2004 Published: Attest: s/Dolonna Mecum Dolonna Mecum, City Clerk EXHIBIT A-1 THAT PART OF SECTIONS 23, 24, 25 AND 26, ALL IN TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 23; THENCE NORTH ALONG THE WEST LINE OF SAID NORTHEAST QUARTER TO THE NORTH LINE OF STATE ROUTE 20 BY-PASS,ALSO BEING THE SOUTH LINE OF GEORGE L. KIRK'S SUBDIVISION, ELGIN,KANE COUNTY, ILLINOIS,BEING A SUBDIVISION OF PART OF AFORESAID 23; THENCE EAST ALONG SAID NORTH LINE OF STATE ROUTE 20 BY-PASS,TO THE INTERSECTION WITH THE WESTERLY LINE OF STATE ROUTE 31; THENCE EASTERLY TO THE INTERSECTION WITH THE EASTERLY LINE OF SAID STATE ROUTE 31 AND THE NORTHERLY LINE OF AFORESAID STATE ROUTE 20; THENCE SOUTHEASTERLY ALONG SAID NORTHERLY LINE, TO THE INTERSECTION WITH THE SOUTHERLY LINE OF SOUSTER AVENUE AS PLOTED IN W.H. HINTZE'S SUBDIVISION, BEING A SUBDIVISION OF PART OF AFORESAID SECTIONS 23 AND 24; THENCE EASTERLY ALONG SAID SOUTHERLY LINE OF SOUSTER AVENUE TO THE INTERSECTION WITH THE WESTERLY RIGHT OF WAY LINE OF THE RAIL DIVISION OF THE REGIONAL TRANSPORTATION AUTHORITY (FORMERLY THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY PER DOCUMENT NO. 1866552 AS RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY , ILLINOIS, ALSO BEING THE EASTERLY RIGHT OF WAY LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY;THENCE SOUTHERLY ALONG SAID WESTERLY LINE TO THE INTERSECTION WITH THE SOUTHERLY RIGHT OF WAY LINE OF AFORESAID STATE ROUTE 20 BY-PASS; THENCE EASTERLY ALONG SAID SOUTHERLY RIGHT OF WAY LINE TO THE EASTERLY LINE OF THE KANE COUNTY FOREST PRESERVE DISTRICT PROPERTY PER QUIT CLAIM DEED, DOCUMENT NO. 1879636, RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY; THENCE SOUTHERLY ALONG SAID EASTERLY LINE,TO THE SOUTHERLY LINE OF LOT CCCL1 (351) OF THE COUNTY CLERK'S SUBDIVISION; THENCE EASTERLY ALONG SAID SOUTHERLY LINE TO THE SOUTHEAST CORNER OF SAID LOT 351;THENCE EASTERLY TO THE SOUTHWEST CORNER OF LOT 1 IN BLOCK 5 OF SOUTH PARK ADDITION TO ELGIN, KANE CO., ILL, BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24; THENCE NORTHERLY ALONG THE WESTERLY LINE OF SAID LOT 1 ALSO BEING THE EASTERLY LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY PROPERTY TO THE NORTHWEST CORNER OF SAID LOT 1; THENCE NORTHERLY ALONG SAID EASTERLY LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY PROPERTY TO THE NORTHWEST CORNER OF LOT 12, BLOCK 3 IN AFORESAID SOUTH PARK ADDITION TO ELGIN, KANE COUNTY, ILL., SAID CORNER BEING ON THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY-PASS; THENCE EASTERLY,ALONG SAID NORTHERLY LINE TO THE NORTHEAST CORNER OF LOT 9,BLOCK 3 IN SAID SOUTH PARK ADDITION;THENCE NORTHERLY ALONG THE WESTERLY LINE OF LOT 6, BLOCK 3 IN SAID SOUTH PARK ADDITION TO THE NORTHWEST CORNER OF SAID LOT 6;THENCE EASTERLY ALONG THE NORTHERLY LINE OF LOT 6, ALSO BEING THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY- PASS,TO THE NORTHEAST CORNER OF LOT 2,BLOCK 4 IN AFORESAID SOUTH PARK ADDITION;THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOT 2 TO THE SOUTHEAST CORNER OF SAID LOT 2, BLOCK 4; THENCE EASTERLY ALONG THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY-PASS TO THE NORTHWEST CORNER OF THE PROPERTY DESCRIBED IN DOCUMENT 2003K193747, RECORDED IN THE RECORDER'S OFFICE OF KANE COUNTY; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID PROPERTY TO THE SOUTHWEST CORNER AS DESCRIBED IN SAID DOCUMENT; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID PROPERTY, ALSO BEING THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY-PASS, TO THE SOUTHEAST CORNER OF THE PROPERTY DESCRIBED IN DOCUMENT 99K079899 AS RECORDED IN THE RECORDER'S OFFICE OF KANE COUNTY; THENCE SOUTHERLY TO THE NORTHEAST CORNER OF LOT 4 BLOCK 1 IN WM. REDEKER'S THIRD ADDITION TO ELGIN,ILLINOIS,BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24; THENCE SOUTH ALONG THE EAST LINE OF SAID LOT 4 AND THE EAST LINE OF LOT 5 IN SAID WM.REDEKER'S THIRD ADDITION TO ELGIN,ILLINOIS TO THE SOUTHEAST CORNER OF SAID LOT 5; THENCE WEST ALONG THE SOUTH LINE OF SAID LOT 5 TO THE NORTHWEST CORNER OF PARCEL ONE AS DESCRIBED IN WARRANTY DEED DOCUMENT NO. 95K006877 AS RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY,IL;THENCE SOUTH ALONG THE WEST LINE AS DESCRIBED IN SAID WARRANTY DEED DOCUMENT NO. 95K006877 TO THE SOUTH LINE OF AFORESAID BLOCK 1 IN SAID WILLIAM REDEKER'S THIRD ADDITION TO ELGIN, ILLINOIS;THENCE EASTERLY ALONG SAID SOUTH LINE TO THE INTERSECTION WITH THE EASTERLY LINE EXTENDED NORTHERLY OF LOT 16 IN BLOCK 4 IN WINZLAR ADDITION TO ELGIN, ILLINOIS BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24;THENCE SOUTHERLY ALONG SAID NORTHERLY EXTENSION AND SAID EASTERLY LINE TO THE SOUTHEAST CORNER OF SAID LOT 16 THENCE WESTERLY ALONG THE SOUTH LINE AND ALONG WESTERLY EXTENSION OF THE SOUTH LINE OF SAID LOT 16,BLOCK 4 TO THE EASTERLY LINE OF BLOCK 4 IN PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO.,ILLS.BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24 ; THENCE NORTHERLY ALONG SAID EASTERLY LINE OF BLOCK 4 TO THE NORTHEAST CORNER OF SAID BLOCK 4; THENCE WESTERLY ALONG THE NORTHERLY LINE OF SAID BLOCK 4 TO THE NORTHEAST CORNER OF LOT 12 IN SAID BLOCK 4; THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOT 12 , BLOCK 4 TO THE SOUTHEAST CORNER OF SAID LOT 12; THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 12 TO THE WESTERLY LINE OF AFORESAID BLOCK 4 IN PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE COUNTY, ILLINOIS; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID BLOCK 4 TO THE INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTHERLY LINE OF LOT 4, BLOCK 3 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS.; THENCE WESTERLY ALONG SAID EASTERLY EXTENSION AND SAID SOUTHERLY LINE OF LOT 4 AND THE SOUTHERLY LINE OF LOT 9, BLOCK 3 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS., TO THE SOUTHWEST CORNER OF SAID LOT 9, SAID CORNER BEING ON THE WEST LINE OF SAID BLOCK 3; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID BLOCK 3 TO THE SOUTHWEST CORNER OF SAID BLOCK 3; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID BLOCK 3 TO THE SOUTHEAST CORNER OF SAID BLOCK 3; THENCE EASTERLY TO THE SOUTHWEST CORNER OF AFORESAID BLOCK 4 IN THE PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS.; THENCE SOUTHERLY TO THE NORTHWEST CORNER OF BLOCK 5 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS.; THENCE SOUTHERLY,ALONG THE WESTERLY LINE OF SAID BLOCK 5 TO THE INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTHERLY LINE OF LOT 1, BLOCK 6 IN AFORESAID PLAT OF WILLIAM REDEKERS SECOND ADDITION TO ELGIN KANE CO., ILLS.; THENCE WESTERLY ALONG SAID EASTERLY EXTENSION AND SOUTHERLY LINE OF AFORESAID LOT 1, BLOCK 6 TO THE SOUTHWEST CORNER OF SAID LOT 1; THENCE SOUTHERLY,ALONG THE WESTERLY LINE OF LOT 2,BLOCK 6 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO.,ILLS.,TO THE SOUTHWEST CORNER OF LOT 2; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 2 AND THE EASTERLY EXTENSION OF SAID SOUTHERLY LINE TO THE INTERSECTION WITH AFORESAID WESTERLY LINE OF BLOCK 5 IN PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS., THENCE SOUTHERLY, ALONG SAID WESTERLY LINE OF BLOCK 5 TO THE INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTHERLY LINE OF LOT 4 IN AFORESAID BLOCK 6 IN PLAT OF WILLIAM REDEKER'S ADDITION TO ELGIN, KANE CO., ILLS; THENCE WESTERLY ALONG SAID EASTERLY EXTENSION AND ALONG THE SOUTHERLY LINE OF LOT 4 TO THE SOUTHWEST CORNER OF SAID LOT 4;THENCE SOUTHERLY ALONG THE WESTERLY LINE OF LOTS 5 AND 6 IN SAID BLOCK 6 AND THE SOUTHERLY EXTENSION OF THE WESTERLY LINE OF SAID LOT 6 TO THE NORTHERLY LINE OF BLOCK 7 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO.,ILLS.;THENCE WESTERLY ALONG SAID NORTHERLY LINE OF SAID BLOCK 7,TO THE NORTHWEST CORNER OF SAID BLOCK 7;THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID BLOCK 7 TO THE NORTHWEST CORNER OF LOT 11 IN SAID BLOCK 7;THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID LOT 11 TO THE NORTHEAST CORNER OF SAID LOT 11;THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOT 11 TO THE SOUTHWEST CORNER OF LOT 2 IN AFORESAID BLOCK 7; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 2 AND THE EASTERLY EXTENSION OF SAID SOUTHERLY LINE TO THE INTERSECTION WITH THE WESTERLY LINE OF BLOCK 8 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO.,ILLS.;THENCE SOUTHERLY ALONG THE WESTERLY LINE OF BLOCK 8 TO THE NORTHWEST CORNER OF LOT 8 IN SAID BLOCK 8 ;THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID LOT 8 TO THE NORTHEAST CORNER OF SAID LOT 8;THENCE SOUTHERLY ALONG THE EASTERLY LINE OF LOTS 8 AND 7 IN SAID BLOCK 8 TO THE SOUTHEAST CORNER OF SAID LOT 7; THENCE SOUTHERLY TO THE NORTHWEST CORNER OF THE PROPERTY DESCRIBED IN THE EXECUTOR'S DEED DOCUMENT NO. 1505014 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY, IL; THENCE SOUTHERLY ALONG THE WEST LINE OF PROPERTY ACCORDING TO EXECUTOR'S DEED TO THE SOUTHWEST CORNER OF SAID EXECUTOR'S PROPERTY DEED;THENCE EASTERLY ALONG THE SOUTH LINE OF SAID EXECUTOR'S PROPERTY DEED AND THE EASTERLY EXTENSION OF SAID SOUTH LINE TO THE INTERSECTION WITH THE EASTERLY RIGHT OF WAY LINE OF STATE ROUTE • 25, ALSO KNOWN AS ST. CHARLES STREET; THENCE SOUTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE TO THE NORTHEASTERLY RIGHT OF WAY LINE OF AFORESAID RAIL DIVISION OF THE REGIONAL TRANSPORTATION AUTHORITY (FORMERLY THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY); THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY RIGHT OF WAY LINE TO THE NORTH LINE OF AFORESAID SECTION 25; THENCE WESTERLY ALONG SAID NORTHERLY LINE OF SECTION 25 TO THE WESTERLY BANK OF THE FOX RIVER;THENCE SOUTHERLY ALONG SAID WESTERLY BANK OF THE FOX RIVER,TO THE NORTHEAST CORNER OF A PARCEL OF LAND DESCRIBED IN QUIT CLAIM DEED PER DOCUMENT NO. 1304553 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY, ILLINOIS; THENCE WESTERLY ALONG THE NORTHERLY LINE OF SAID PARCEL OF LAND PER DOCUMENT NO. 1304553 TO THE SOUTHEAST CORNER OF A PARCEL OF LAND DESCRIBED IN A QUIT CLAIM DEED PER DOCUMENT NO.93K26876 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY, ILLINOIS; THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL OF LAND, TO THE SOUTHWEST CORNER OF SAID PARCEL OF LAND;THENCE NORTHEASTERLY ALONG THE NORTHWESTERLY LINE OF SAID PARCEL OF LAND TO THE NORTHWEST CORNER OF SAID PARCEL OF LAND; THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID QUIT CLAIM DEED TO THE NORTHEAST CORNER OF SAID DEED; THENCE NORTHERLY TO A POINT ON THE SOUTHERLY LINE OF A PARCEL OF LAND DESCRIBED IN A QUIT CLAIM DEED PER DOCUMENT NO. 1591075 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY, ILLINOIS SAID POINT BEING 521.10 FEET EASTERLY OF(AS MEASURED ALONG SAID SOUTHERLY LINE)THE EASTERLY LINE OF AFORESAID STATE ROUTE 31;THENCE WESTERLY,ALONG SAID SOUTHERLY LINE PER QUIT CLAIM DEED DOCUMENT NO. 1591075 TO THE EASTERLY RIGHT OF WAY LINE OF STATE ROUTE 31; THENCE SOUTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE, TO THE INTERSECTION WITH THE SOUTHERLY LINE OF THE ILLINOIS STATE MENTAL HEALTH PROPERTY THAT IS 983.40 FEET SOUTH AS MEASURED PERPENDICULAR TO SAID SOUTHERLY LINE OF THE NORTH LINE OF AFORESAID SECTION 26; THENCE WESTERLY ALONG SAID SOUTHERLY LINE, TO A POINT ON SAID SOUTHERLY LINE THAT IS 740.00 FEET WEST OF THE EAST LINE OF THE NORTHWEST QUARTER OF AFORESAID SECTION 26;THENCE NORTHERLY PARALLEL TO SAID EAST LINE OF THE NORTHWEST QUARTER TO THE NORTH LINE OF SAID NORTHWEST QUARTER;THENCE NORTHERLY PARALLEL TO THE EAST LINE OF THE SOUTHWEST QUARTER OF SECTION 23, A DISTANCE OF 816.60 FEET; THENCE EASTERLY PARALLEL TO THE SOUTHERLY LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 23 TO THE EASTERLY LINE OF SAID SOUTHWEST QUARTER;THENCE NORTHERLY ALONG SAID EASTERLY LINE OF THE SOUTHWEST QUARTER TO THE POINT OF BEGINNING, SITUATED IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS. EXHIBIT A-2 NOTICE OF PUBLIC HEARING CITY OF ELGIN, KANE COUNTY, ILLINOIS ELGIN ROUTE 20 REDEVELOPMENT PROJECT AREA Notice is hereby given that on September 8, 2004 at 7:00 p.m. at the City Hall, 150 Dexter Court,Elgin,Illinois,a public hearing will be held to consider the approval of a redevelopment plan (Redevelopment Plan)and project(Project)for the"Elgin Route 20 Redevelopment Project Area". The Redevelopment Project Area consists of the territory legally described as follows: THAT PART OF SECTIONS 23,24,25 AND 26,ALL IN TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 23; THENCE NORTH ALONG THE WEST LINE OF SAID NORTHEAST QUARTER TO THE NORTH LINE OF STATE ROUTE 20 BY-PASS,ALSO BEING THE SOUTH LINE OF GEORGE L. KIRK'S SUBDIVISION, ELGIN, KANE COUNTY, ILLINOIS, BEING A SUBDIVISION OF PART OF AFORESAID 23; THENCE EAST ALONG SAID NORTH LINE OF STATE ROUTE 20 BY-PASS, TO THE INTERSECTION WITH THE WESTERLY LINE OF STATE ROUTE 31; THENCE EASTERLY TO THE INTERSECTION WITH THE EASTERLY LINE OF SAID STATE ROUTE 31 AND THE NORTHERLY LINE OF AFORESAID STATE ROUTE 20; THENCE SOUTHEASTERLY ALONG SAID NORTHERLY LINE, TO THE INTERSECTION WITH THE SOUTHERLY LINE OF SOUSTER AVENUE AS PLOTED IN W.H.HINTZE'S SUBDIVISION,BEING A SUBDIVISION OF PART OF AFORESAID SECTIONS 23 AND 24; THENCE EASTERLY ALONG SAID SOUTHERLY LINE OF SOUSTER AVENUE TO THE INTERSECTION WITH THE WESTERLY RIGHT OF WAY LINE OF THE RAIL DIVISION OF THE REGIONAL TRANSPORTATION AUTHORITY(FORMERLY THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY PER DOCUMENT NO. 1866552 AS RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY , ILLINOIS,ALSO BEING THE EASTERLY RIGHT OF WAY LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY;THENCE SOUTHERLY ALONG SAID WESTERLY LINE TO THE INTERSECTION WITH THE SOUTHERLY RIGHT OF WAY LINE OF AFORESAID STATE ROUTE 20 BY-PASS;THENCE EASTERLY ALONG SAID SOUTHERLY RIGHT OF WAY LINE TO THE EASTERLY LINE OF THE KANE COUNTY FOREST PRESERVE DISTRICT PROPERTY PER QUIT CLAIM DEED,DOCUMENT NO. 1879636,RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY;THENCE SOUTHERLY ALONG SAID EASTERLY LINE, TO THE SOUTHERLY LINE OF LOT CCCL1 (351)OF THE COUNTY CLERK'S SUBDIVISION; THENCE EASTERLY ALONG SAID SOUTHERLY LINE TO THE SOUTHEAST CORNER OF SAID LOT 351;THENCE EASTERLY TO THE SOUTHWEST CORNER OF LOT 1 IN BLOCK 5 OF SOUTH PARK ADDITION TO ELGIN, KANE CO., ILL, BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24;THENCE NORTHERLY ALONG THE WESTERLY LINE OF SAID LOT 1 ALSO BEING THE EASTERLY LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY PROPERTY TO THE NORTHWEST CORNER OF SAID LOT 1; THENCE NORTHERLY ALONG SAID EASTERLY LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY PROPERTY TO THE NORTHWEST CORNER OF LOT 12,BLOCK 3 IN AFORESAID SOUTH PARK ADDITION TO ELGIN, KANE COUNTY,ILL.,SAID CORNER BEING ON THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY-PASS; THENCE EASTERLY, ALONG SAID NORTHERLY LINE TO THE NORTHEAST CORNER OF LOT 9, BLOCK 3 IN SAID SOUTH PARK ADDITION; THENCE NORTHERLY ALONG THE WESTERLY LINE OF LOT 6,BLOCK 3 IN SAID SOUTH PARK ADDITION TO THE NORTHWEST CORNER OF SAID LOT 6; THENCE EASTERLY ALONG THE NORTHERLY LINE OF LOT 6,ALSO BEING THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY-PASS,TO THE NORTHEAST CORNER OF LOT 2, BLOCK 4 IN AFORESAID SOUTH PARK ADDITION;THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOT 2 TO THE SOUTHEAST CORNER OF SAID LOT 2, BLOCK 4; THENCE EASTERLY ALONG THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY-PASS TO THE NORTHWEST CORNER OF THE PROPERTY DESCRIBED IN DOCUMENT 2003K193747,RECORDED IN THE RECORDER'S OFFICE OF KANE COUNTY; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID PROPERTY TO THE SOUTHWEST CORNER AS DESCRIBED IN SAID DOCUMENT; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID PROPERTY, ALSO BEING THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY-PASS, TO THE SOUTHEAST CORNER OF THE PROPERTY DESCRIBED IN DOCUMENT 99K079899 AS RECORDED IN THE RECORDER'S OFFICE OF KANE COUNTY;THENCE SOUTHERLY TO THE NORTHEAST CORNER OF LOT 4 BLOCK 1 IN WM.REDEKER'S THIRD ADDITION TO ELGIN,ILLINOIS, BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24; THENCE SOUTH ALONG THE EAST LINE OF SAID LOT 4 AND THE EAST LINE OF LOT 5 IN SAID WM.REDEKER'S THIRD ADDITION TO ELGIN,ILLINOIS TO THE SOUTHEAST CORNER OF SAID LOT 5; THENCE WEST ALONG THE SOUTH LINE OF SAID LOT 5 TO THE NORTHWEST CORNER OF PARCEL ONE AS DESCRIBED IN WARRANTY DEED DOCUMENT NO.95K006877 AS RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY,IL;THENCE SOUTH ALONG THE WEST LINE AS DESCRIBED IN SAID WARRANTY DEED DOCUMENT NO. 95K006877 TO THE SOUTH LINE OF AFORESAID BLOCK 1 IN SAID WILLIAM REDEKER'S THIRD ADDITION TO ELGIN, ILLINOIS; THENCE EASTERLY ALONG SAID SOUTH LINE TO THE INTERSECTION WITH THE EASTERLY LINE EXTENDED NORTHERLY OF LOT 16 IN BLOCK 4 IN WINZLAR ADDITION TO ELGIN,ILLINOIS BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24; THENCE SOUTHERLY ALONG SAID NORTHERLY EXTENSION AND SAID EASTERLY LINE TO THE SOUTHEAST CORNER OF SAID LOT 16 THENCE WESTERLY ALONG THE SOUTH LINE AND ALONG WESTERLY EXTENSION OF THE SOUTH LINE OF SAID LOT 16, BLOCK 4 TO THE EASTERLY LINE OF BLOCK 4 IN PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO.,ILLS.BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24;THENCE NORTHERLY ALONG SAID EASTERLY LINE OF BLOCK 4 TO THE NORTHEAST CORNER OF SAID BLOCK 4; THENCE WESTERLY ALONG THE NORTHERLY LINE OF SAID BLOCK 4 TO THE NORTHEAST CORNER OF LOT 12 IN SAID BLOCK 4; THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOT 12 ,BLOCK 4 TO THE SOUTHEAST CORNER OF SAID LOT 12;THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 12 TO THE WESTERLY LINE OF AFORESAID BLOCK 4 IN PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE COUNTY, ILLINOIS; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID BLOCK 4 TO THE INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTHERLY LINE OF LOT 4, BLOCK 3 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO.,ILLS.;THENCE WESTERLY ALONG SAID EASTERLY EXTENSION AND SAID SOUTHERLY LINE OF LOT 4 AND THE SOUTHERLY LINE OF LOT 9,BLOCK 3 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS., TO THE SOUTHWEST CORNER OF SAID LOT 9, SAID CORNER BEING ON THE WEST LINE OF SAID BLOCK 3; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID BLOCK 3 TO THE SOUTHWEST CORNER OF SAID BLOCK 3; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID BLOCK 3 TO THE SOUTHEAST CORNER OF SAID BLOCK 3;THENCE EASTERLY TO THE SOUTHWEST CORNER OF AFORESAID BLOCK 4 IN THE PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO., ILLS.; THENCE SOUTHERLY TO THE NORTHWEST CORNER OF BLOCK 5 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS.; THENCE SOUTHERLY, ALONG THE WESTERLY LINE OF SAID BLOCK 5 TO THE INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTHERLY LINE OF LOT 1,BLOCK 6 IN AFORESAID PLAT OF WILLIAM REDEKERS SECOND ADDITION TO ELGIN KANE CO., ILLS.; THENCE WESTERLY ALONG SAID EASTERLY EXTENSION AND SOUTHERLY LINE OF AFORESAID LOT 1, BLOCK 6 TO THE SOUTHWEST CORNER OF SAID LOT 1;THENCE SOUTHERLY,ALONG THE WESTERLY LINE OF LOT 2, BLOCK 6 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO.,ILLS.,TO THE SOUTHWEST CORNER OF LOT 2; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 2 AND THE EASTERLY EXTENSION OF SAID SOUTHERLY LINE TO THE INTERSECTION WITH AFORESAID WESTERLY LINE OF BLOCK 5 IN PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS., THENCE SOUTHERLY, ALONG • SAID WESTERLY LINE OF BLOCK 5 TO THE INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTHERLY LINE OF LOT 4 IN AFORESAID BLOCK 6 IN PLAT OF WILLIAM REDEKER'S ADDITION TO ELGIN, KANE CO., ILLS; THENCE WESTERLY ALONG SAID EASTERLY EXTENSION AND ALONG THE SOUTHERLY LINE OF LOT 4 TO THE SOUTHWEST CORNER OF SAID LOT 4;THENCE SOUTHERLY ALONG THE WESTERLY LINE OF LOTS 5 AND 6 IN SAID BLOCK 6 AND THE SOUTHERLY EXTENSION OF THE WESTERLY LINE OF SAID LOT 6 TO THE NORTHERLY LINE OF BLOCK 7 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS.; THENCE WESTERLY ALONG SAID NORTHERLY LINE OF SAID BLOCK 7, TO THE NORTHWEST CORNER OF SAID BLOCK 7;THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID BLOCK 7 TO THE NORTHWEST CORNER OF LOT 11 IN SAID BLOCK 7; THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID LOT 11 TO THE NORTHEAST CORNER OF SAID LOT 11;THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOT 11 TO THE SOUTHWEST CORNER OF LOT 2 IN AFORESAID BLOCK 7; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 2 AND THE EASTERLY EXTENSION OF SAID SOUTHERLY LINE TO THE INTERSECTION WITH THE WESTERLY LINE OF BLOCK 8 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO., ILLS.; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF BLOCK 8 TO THE NORTHWEST CORNER OF LOT 8 IN SAID BLOCK 8 ; THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID LOT 8 TO THE NORTHEAST CORNER OF SAID LOT 8;THENCE SOUTHERLY ALONG THE EASTERLY LINE OF LOTS 8 AND 7 IN SAID BLOCK 8 TO THE SOUTHEAST CORNER OF SAID LOT 7; THENCE SOUTHERLY TO THE NORTHWEST CORNER OF THE PROPERTY DESCRIBED IN THE EXECUTOR'S DEED DOCUMENT NO. 1505014 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY, IL; THENCE SOUTHERLY ALONG THE WEST LINE OF PROPERTY ACCORDING TO EXECUTOR'S DEED TO THE SOUTHWEST CORNER OF SAID EXECUTOR'S PROPERTY DEED; THENCE EASTERLY ALONG THE SOUTH LINE OF SAID EXECUTOR'S PROPERTY DEED AND THE EASTERLY EXTENSION OF SAID SOUTH LINE TO THE INTERSECTION WITH THE EASTERLY RIGHT OF WAY LINE OF STATE ROUTE 25, ALSO KNOWN AS ST. CHARLES STREET; THENCE SOUTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE TO THE NORTHEASTERLY RIGHT OF WAY LINE OF AFORESAID RAIL DIVISION OF THE REGIONAL TRANSPORTATION AUTHORITY (FORMERLY THE CHICAGO,MILWAUKEE,ST.PAUL AND PACIFIC RAILROAD COMPANY); THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY RIGHT OF WAY LINE TO THE NORTH LINE OF AFORESAID SECTION 25; THENCE WESTERLY ALONG SAID NORTHERLY LINE OF SECTION 25 TO THE WESTERLY BANK OF THE FOX RIVER; THENCE SOUTHERLY ALONG SAID WESTERLY BANK OF THE FOX RIVER, TO THE NORTHEAST CORNER OF A PARCEL OF LAND DESCRIBED IN QUIT CLAIM DEED PER DOCUMENT NO. 1304553 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY,ILLINOIS;THENCE WESTERLY ALONG THE NORTHERLY LINE OF SAID PARCEL OF LAND PER DOCUMENT NO. 1304553 TO THE SOUTHEAST CORNER OF A PARCEL OF LAND DESCRIBED IN A QUIT CLAIM DEED PER DOCUMENT NO. 93K26876 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY, ILLINOIS;THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL OF LAND, TO THE SOUTHWEST CORNER OF SAID PARCEL OF LAND; THENCE NORTHEASTERLY ALONG THE NORTHWESTERLY LINE OF SAID PARCEL OF LAND TO THE NORTHWEST CORNER OF SAID PARCEL OF LAND; THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID QUIT CLAIM DEED TO THE NORTHEAST CORNER OF SAID DEED; THENCE NORTHERLY TO A POINT ON THE SOUTHERLY LINE OF A PARCEL OF LAND DESCRIBED IN A QUIT CLAIM DEED PER DOCUMENT NO. 1591075 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY, ILLINOIS SAID POINT BEING 521.10 FEET EASTERLY OF (AS MEASURED ALONG SAID SOUTHERLY LINE) THE EASTERLY LINE OF AFORESAID STATE ROUTE 31; THENCE WESTERLY, ALONG SAID SOUTHERLY LINE PER QUIT CLAIM DEED DOCUMENT NO. 1591075 TO THE EASTERLY.RIGHT OF WAY LINE OF STATE ROUTE 31; THENCE SOUTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE, TO THE INTERSECTION WITH THE SOUTHERLY LINE OF THE ILLINOIS STATE MENTAL HEALTH PROPERTY THAT IS 983.40 FEET SOUTH AS MEASURED PERPENDICULAR TO SAID SOUTHERLY LINE OF THE NORTH LINE OF AFORESAID SECTION 26; THENCE WESTERLY ALONG SAID SOUTHERLY LINE, TO A POINT ON SAID SOUTHERLY LINE THAT IS 740.00 FEET WEST OF THE EAST LINE OF THE NORTHWEST QUARTER OF AFORESAID SECTION 26; THENCE NORTHERLY PARALLEL TO SAID EAST LINE OF THE NORTHWEST QUARTER TO THE NORTH LINE OF SAID NORTHWEST QUARTER; THENCE NORTHERLY PARALLEL TO THE EAST LINE OF THE SOUTHWEST QUARTER OF SECTION 23, A DISTANCE OF 816.60 FEET; THENCE EASTERLY PARALLEL TO THE SOUTHERLY LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 23 TO THE EASTERLY LINE OF SAID SOUTHWEST QUARTER; THENCE NORTHERLY ALONG SAID EASTERLY LINE OF THE SOUTHWEST QUARTER TO THE POINT OF BEGINNING,SITUATED IN THE CITY OF ELGIN,KANE COUNTY,ILLINOIS. SAID PROPERTY COMMONLY KNOWN AS THE ELGIN ROUTE 20 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AREA, ALL LOCATED IN KANE COUNTY, ELGIN TOWNSHIP, CITY OF ELGIN, ILLINOIS. The approximate street location and description of the Redevelopment Plan and Project for the Redevelopment Project Area is as follows: The proposed US Route 20 Redevelopment Project Area is located in the southeastern part of the City of Elgin primarily along the south right-of-way of US Route 20 on both sides of the Fox River. On the east side of the Fox River, the Redevelopment Project Area is generally bounded by Route 20 on the north,portions of St. Charles Street and Elizabeth Street on the east,the METRA railroad right-of- way and the westerly extension of Hammond Avenue on the south: and the Fox River on the west. On the west side of the Fox River, the Redevelopment Project Area generally encompasses the properties associated with various public uses,including, but not limited to,the Elgin Mental Health Center campus,the Illinois Department of Transportation facility, the Illinois Department of Human Services office building, the Continental Little League/Elgin Shores Forest Preserve and several publicly owned vacant parcels situated east of Route 31. There will be considered at the hearing the Redevelopment Plan and Project for the Redevelopment Project Area. The Redevelopment Plan as proposed is on file and available for public inspection at the Office of the City Clerk, at 150 Dexter Court, Elgin, Illinois. The proposed Redevelopment Plan and Project include the acquisition and reconveyance of land in the Redevelopment Project Area, demolition, clearance, and related site preparation activities, the construction,acquisition, and installation of certain public works and improvements, including but not limited to streets,storm sewers,water mains,sanitary sewers,traffic signalization,curbs,gutters, landscaping, and parking facilities, and related costs and expenses, all as provided in the Tax Increment Allocation Redevelopment Act, as supplemented and amended. The Illinois Department of Commerce and Community Affairs and each taxing district of which taxable property is included in the Redevelopment Project Area, Project or Redevelopment Plan are also invited to submit comments to the city to the attention of the City Clerk, 150 Dexter Court, Elgin, Illinois 60120, concerning the subject matter of the hearing prior to the hearing date. There is hereby convened a joint review board to consider the proposed approval of the Redevelopment Plan and Project for the Redevelopment Project Area and adoption of tax increment allocation financing therefor. The joint review board shall consist of a representative selected by each affected taxing district that has authority to directly levy taxes on the property within the Redevelopment Project Area, a representative selected by the city, and a public member. The first meeting of said joint review board shall be held at 3:30 p.m. on the 4th day of August, 2004, at 150 Dexter Court, Elgin, Illinois. At the hearing, all interested persons or affected taxing districts may file written objections with the City Clerk and may be heard orally with respect to any issues regarding the approval of the Redevelopment Plan and Project and the adoption of tax increment allocation financing therefor. The hearing may be adjourned by the Mayor and City Council of the City of Elgin without further . • notice other than a motion to be entered upon the minutes of the hearing fixing the time and place of the subsequent hearing. By Dolonna Mecum, City Clerk City of Elgin Kane County, Illinois City of Elgin ov, Agenda Item No. -;,, ir , -- b., ; / .. E 4.--, .11 L .i 00, G - I 10 July 9, 2004 iI ' I N 1: 1: Oi po FINANCIALLY STABLE CITY GCNEFIN MENT EFFICIENT SERVICES, TO: Mayor and Members of the City Council ANO 01./ALIT Y INFRASTRLIC IVRE FROM: David M. Dorgan, City Manager Raymond H. Moller, Director of E onomic Development SUBJECT: Proposing the Route 20 TIF District, Setting Public Hearing and Joint Review Board Meeting Dates, and Appointing a City Representative PURPOSE The purpose of this memorandum is to provide the Mayor and members of the City Council with information to officially propose the Route 20 Tax Increment Financing (TIF) District, establish public hearing and Joint Review Board meeting dates, and appointing a City representative. row RECOMMENDATION It is recommended that the City Council adopt the attached ordinance that will set dates for the Route 20 TIF District public hearing and joint review board meeting and appoint members to the Joint Review board. BACKGROUND On February 11, 2004, the City Council adopted an ordinance that officially proposed development of the Route 20 TIF District. The proposed US Route 20 Redevelopment Project Area is located in the southeastern part of the City of Elgin primarily along the south right of way of US 20 on both sides of the Fox River. On the east side of the Fox River, the redevelopment Project Area is generally bounded by Route 20 on the north; portions of St. Charles Street and Elizabeth Street on the east, the METRA railroad right of way and the westerly extension of Hammond Avenue on the south: and the Fox River on the west. On the west side of the Fox River, the Redevelopment Project Area generally encompasses the properties associated with the various public uses, including, but not limited to, the Elgin Mental Health Center Campus, the Illinois Department of Transportation Facility, the Illinois Department of Human Services office building, the Continental Little League/Elgin Shores Forest Preserve and several publicly owned vacant parcels situated east of Route 31. elm' Route 20 TIF District July 9, 2004 Page 2 of 2 The attached ordinance proposes the Route 20 TIF District (see attached exhibits). This ordinance also sets September 8, 2004 as the official public hearing date August 4, 2004 as the date for the Joint Review Board meeting(consisting of taxing district representatives). The City Council should also appoint a City representative and recommend to the Joint Review Board an individual to serve as the Board's "public member". In the past, the Chamber of Commerce Executive Director has served in the capacity of"public member". A representative from the city's economic development staff has served as the City representative. COMMUNITY GROUPS/INTERESTED PERSONS CONTACTED A notice will be published inviting various organizations to be listed on an Interested Parties Registry. FINANCIAL IMPACT None LJEGAL IMPACT ONone. ALTERNATIVES 1. Adopt the ordinance establishing September 8, 2004 as the official public hearing date and August 4, 2004 as the date for the Joint Review Board Meeting. Appoint Economic Development Director Raymond Moller as the City Representative. Recommend to the Joint Review Board that Leo Nelson, Chamber of Commerce Executive Director, be retained as the Board's "public member." 2. Do not set a public hearing date nor follow through on other actions at this time. Respectfully submitted for Council consideration. RFH Attachments XI n. K, 0 k 00 0 c —_ Cl. .w as \_ 41 4t . \ 1."; :::ir 4.. I Ctlf?; IT �•���ta�� µ ‘iii, irn:ki' 14 g . lit.34-7..:67,7_____i lai'i — 1111111111111 7 III LJIi4i I . �;� ___ ..3;%; Bock Number m Parcel Number .so., Block Number-Parcel Number 777771 Vacant Area * These two parcels must be subSsCed to notch the proposed TIF Bouday. Figure 1 rhProjectAreaBoundary Tex Irwr.nert Fnanng Reolevdapnerr area U RSO T PAP I 'D' N Co CD X v 0 E 1 1 w ri- C I «fes` 0 • M W _ —17. ,� i L _ t Crfln,, t9rI 'AI � cecc� /./j,. :1' Li /4): 10.4, _ a .. ." ai, ..,, ...., ,...„._ „..........., ., ,:., Id7d7ricdani-# 1111 ig ...? Ilkiiiiit ' .0...., // . pit.,1 ._.ri =or ^� "mi.,61 lie IIIIIIlirii�%/H� .s „� mmef �� ir ___ . Prclect Boundary 0:, Block Number as Parcel Number aso• Black Nunber-Parcel Number V///4 Vacar*Are * These taro parcels nest be sutavima to notch the proposal TIF Boundary. ® Figure Project Area Boundary tar Increment Fineran9 Redevdaprert Area U RS❑T PAP • a .0 NOTICE OF PUBLIC HEARING CITY OF ELGIN, KANE COUNTY, ILLINOIS ELGIN ROUTE 20 REDEVELOPMENT PROJECT AREA Notice is hereby given that on September 8, 2004 at 7:00 p.m. at the City Hall, 150 Dexter Court,Elgin,Illinois,a public hearing will be held to consider the approval of a redevelopment plan (Redevelopment Plan)and project(Project)for the"Elgin Route 20 Redevelopment Project Area". The Redevelopment Project Area consists of the territory legally described as follows: THAT PART OF SECTIONS 23,24,25 AND 26,ALL IN TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF THE NORTHEAST QUARTER OF SAID SECTION 23; THENCE NORTH ALONG THE WEST LINE OF SAID NORTHEAST QUARTER TO THE NORTH LINE OF STATE ROUTE 20 BY-PASS,ALSO BEING THE SOUTH LINE OF GEORGE L. KIRK'S SUBDIVISION, ELGIN, KANE COUNTY, ILLINOIS, BEING A SUBDIVISION OF PART OF AFORESAID 23; THENCE EAST ALONG SAID NORTH LINE OF STATE ROUTE 20 BY-PASS, TO THE INTERSECTION WITH THE WESTERLY LINE OF STATE ROUTE 31; THENCE EASTERLY TO THE INTERSECTION WITH THE EASTERLY LINE OF SAID STATE ROUTE 31 AND THE NORTHERLY LINE OF AFORESAID STATE ROUTE 20; THENCE SOUTHEASTERLY ALONG SAID NORTHERLY LINE, TO THE INTERSECTION WITH THE SOUTHERLY LINE OF SOUSTER AVENUE AS PLOTED IN W.H.HINTZE'S SUBDIVISION,BEING A SUBDIVISION OF PART OF AFORESAID SECTIONS 23 AND 24; THENCE EASTERLY ALONG SAID SOUTHERLY LINE OF SOUSTER AVENUE TO THE INTERSECTION WITH THE WESTERLY RIGHT OF WAY LINE OF THE RAIL DIVISION OF THE REGIONAL TRANSPORTATION AUTHORITY(FORMERLY THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY PER DOCUMENT NO. 1866552 AS RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY,ILLINOIS,ALSO BEING THE EASTERLY RIGHT OF WAY LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY;THENCE SOUTHERLY ALONG SAID WESTERLY LINE TO THE INTERSECTION WITH THE SOUTHERLY RIGHT OF WAY LINE OF AFORESAID STATE ROUTE 20 BY-PASS;THENCE EASTERLY ALONG SAID SOUTHERLY RIGHT OF WAY LINE TO THE EASTERLY LINE OF THE KANE COUNTY FOREST PRESERVE DISTRICT PROPERTY PER QUIT CLAIM DEED,DOCUMENT NO. 1879636,RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY;THENCE SOUTHERLY ALONG SAID EASTERLY LINE, TO THE SOUTHERLY LINE OF LOT CCCL1 (351)OF THE COUNTY CLERK'S SUBDIVISION; THENCE EASTERLY ALONG SAID SOUTHERLY LINE TO THE SOUTHEAST CORNER OF SAID LOT 351;THENCE EASTERLY TO THE SOUTHWEST CORNER OF LOT 1 IN BLOCK 5 OF SOUTH PARK ADDITION TO ELGIN, KANE CO., ILL, BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24;THENCE NORTHERLY ALONG THE WESTERLY LINE OF SAID LOT 1 ALSO BEING THE EASTERLY LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY PROPERTY TO THE NORTHWEST CORNER OF SAID LOT 1; THENCE NORTHERLY ALONG SAID EASTERLY LINE OF THE CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY PROPERTY TO THE NORTHWEST CORNER OF LOT 12,BLOCK 3 IN AFORESAID SOUTH PARK ADDITION TO ELGIN, KANE COUNTY,ILL.,SAID CORNER BEING ON THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY-PASS; THENCE EASTERLY, ALONG SAID NORTHERLY LINE TO THE NORTHEAST CORNER OF LOT 9, BLOCK 3 IN SAID SOUTH PARK ADDITION; THENCE NORTHERLY ALONG THE WESTERLY LINE OF LOT 6,BLOCK 3 IN SAID SOUTH PARK ADDITION TO THE NORTHWEST CORNER OF SAID LOT 6;THENCE EASTERLY ALONG THE NORTHERLY LINE OF LOT 6,ALSO BEING THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY-PASS,TO THE NORTHEAST CORNER OF LOT 2, BLOCK 4 IN AFORESAID SOUTH PARK ADDITION;THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOT 2 TO THE SOUTHEAST CORNER OF SAID LOT 2, BLOCK 4; THENCE EASTERLY ALONG THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY-PASS TO THE NORTHWEST CORNER OF THE PROPERTY DESCRIBED IN DOCUMENT 2003K193747,RECORDED IN THE RECORDER'S OFFICE OF KANE COUNTY; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID PROPERTY TO THE SOUTHWEST CORNER AS DESCRIBED IN SAID DOCUMENT; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID PROPERTY, ALSO BEING THE NORTHERLY LINE OF AFORESAID ROUTE 20 BY-PASS, TO THE SOUTHEAST CORNER OF THE PROPERTY DESCRIBED IN DOCUMENT 99K079899 AS RECORDED IN THE RECORDER'S OFFICE OF KANE COUNTY;THENCE SOUTHERLY TO THE NORTHEAST CORNER OF LOT 4 BLOCK 1 IN WM.REDEKER'S THIRD ADDITION TO ELGIN,ILLINOIS, BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24; THENCE SOUTH ALONG THE EAST LINE OF SAID LOT 4 AND THE EAST LINE OF LOT 5 IN SAID WM.REDEKER'S THIRD ADDITION TO ELGIN,ILLINOIS TO THE SOUTHEAST CORNER OF SAID LOT 5; THENCE WEST ALONG THE SOUTH LINE OF SAID LOT 5 TO THE NORTHWEST CORNER OF PARCEL ONE AS DESCRIBED IN WARRANTY DEED DOCUMENT NO.95K006877 AS RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY,IL;THENCE SOUTH ALONG THE WEST LINE AS DESCRIBED IN SAID WARRANTY DEED DOCUMENT NO. 95K006877 TO THE SOUTH LINE OF AFORESAID BLOCK 1 IN SAID WILLIAM REDEKER'S THIRD ADDITION TO ELGIN, ILLINOIS; THENCE EASTERLY ALONG SAID SOUTH LINE TO THE INTERSECTION WITH THE EASTERLY LINE EXTENDED NORTHERLY OF LOT 16 IN BLOCK 4 IN WINZLAR ADDITION TO ELGIN,ILLINOIS BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24; THENCE SOUTHERLY ALONG SAID NORTHERLY EXTENSION AND SAID EASTERLY LINE TO THE SOUTHEAST CORNER OF SAID LOT 16 THENCE WESTERLY ALONG THE SOUTH LINE AND ALONG WESTERLY EXTENSION OF THE SOUTH LINE OF SAID LOT 16, BLOCK 4 TO THE EASTERLY LINE OF BLOCK 4 IN PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO.,ILLS.BEING A SUBDIVISION OF PART OF AFORESAID SECTION 24;THENCE NORTHERLY ALONG SAID EASTERLY LINE OF BLOCK 4 TO THE NORTHEAST CORNER OF SAID BLOCK 4; THENCE WESTERLY ALONG THE NORTHERLY LINE OF SAID BLOCK 4 TO THE NORTHEAST CORNER OF LOT 12 IN SAID BLOCK 4; THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOT 12,BLOCK 4 TO THE SOUTHEAST CORNER OF SAID LOT 12;THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 12 TO THE WESTERLY LINE OF AFORESAID BLOCK 4 IN PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE COUNTY, ILLINOIS; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID BLOCK 4 TO THE INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTHERLY LINE OF LOT 4, BLOCK 3 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO.,ILLS.;THENCE WESTERLY ALONG SAID EASTERLY EXTENSION AND SAID SOUTHERLY LINE OF LOT 4 AND THE SOUTHERLY LINE OF LOT 9,BLOCK 3 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS., TO THE SOUTHWEST CORNER OF SAID LOT 9, SAID CORNER BEING ON THE WEST LINE OF SAID BLOCK 3; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID BLOCK 3 TO THE SOUTHWEST CORNER OF SAID BLOCK 3; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID BLOCK 3 TO THE SOUTHEAST CORNER OF SAID BLOCK 3;THENCE EASTERLY TO THE SOUTHWEST CORNER OF AFORESAID BLOCK 4 IN THE PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO., ILLS.; THENCE SOUTHERLY TO THE NORTHWEST CORNER OF BLOCK 5 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS.; THENCE SOUTHERLY, ALONG THE WESTERLY LINE OF SAID BLOCK 5 TO THE INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTHERLY LINE OF LOT 1,BLOCK 6 IN AFORESAID PLAT OF WILLIAM REDEKERS SECOND ADDITION TO ELGIN KANE CO., ILLS.; THENCE WESTERLY ALONG SAID EASTERLY EXTENSION AND SOUTHERLY LINE OF AFORESAID LOT 1, BLOCK 6 TO THE SOUTHWEST CORNER OF SAID LOT 1;THENCE SOUTHERLY,ALONG THE WESTERLY LINE OF LOT 2, BLOCK 6 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO.,ILLS.,TO THE SOUTHWEST CORNER OF LOT 2; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 2 AND THE EASTERLY EXTENSION OF SAID SOUTHERLY LINE TO THE INTERSECTION WITH AFORESAID WESTERLY LINE OF BLOCK 5 IN PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS., THENCE SOUTHERLY, ALONG SAID WESTERLY LINE OF BLOCK 5 TO THE INTERSECTION WITH THE EASTERLY EXTENSION OF THE SOUTHERLY LINE OF LOT 4 IN AFORESAID BLOCK 6 IN PLAT OF WILLIAM REDEKER'S ADDITION TO ELGIN, KANE CO., ILLS; THENCE WESTERLY ALONG SAID EASTERLY EXTENSION AND ALONG THE SOUTHERLY LINE OF LOT 4 TO THE SOUTHWEST CORNER OF SAID LOT 4;THENCE SOUTHERLY ALONG THE WESTERLY LINE OF LOTS 5 AND 6 IN SAID BLOCK 6 AND THE SOUTHERLY EXTENSION OF THE WESTERLY LINE OF SAID LOT 6 TO THE NORTHERLY LINE OF BLOCK 7 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN, KANE CO., ILLS.; THENCE WESTERLY ALONG SAID NORTHERLY LINE OF SAID BLOCK 7, TO THE NORTHWEST CORNER OF SAID BLOCK 7;THENCE SOUTHERLY ALONG THE WESTERLY LINE OF SAID BLOCK 7 TO THE NORTHWEST CORNER OF LOT 11 IN SAID BLOCK 7; THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID LOT 11 TO THE NORTHEAST CORNER OF SAID LOT 11;THENCE SOUTHERLY ALONG THE EASTERLY LINE OF SAID LOT 11 TO THE SOUTHWEST CORNER OF LOT 2 IN AFORESAID BLOCK 7; THENCE EASTERLY ALONG THE SOUTHERLY LINE OF SAID LOT 2 AND THE EASTERLY EXTENSION OF SAID SOUTHERLY LINE TO THE INTERSECTION WITH THE WESTERLY LINE OF BLOCK 8 IN AFORESAID PLAT OF WILLIAM REDEKER'S SECOND ADDITION TO ELGIN,KANE CO., ILLS.; THENCE SOUTHERLY ALONG THE WESTERLY LINE OF BLOCK 8 TO THE NORTHWEST CORNER OF LOT 8 IN SAID BLOCK 8 ; THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID LOT 8 TO THE NORTHEAST CORNER OF SAID LOT 8;THENCE SOUTHERLY ALONG THE EASTERLY LINE OF LOTS 8 AND 7 IN SAID BLOCK 8 TO THE SOUTHEAST CORNER OF SAID LOT 7; THENCE SOUTHERLY TO THE NORTHWEST CORNER OF THE PROPERTY DESCRIBED IN THE EXECUTOR'S DEED DOCUMENT NO. 1505014 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY, IL; THENCE SOUTHERLY ALONG THE WEST LINE OF PROPERTY ACCORDING TO EXECUTOR'S DEED TO THE SOUTHWEST CORNER OF SAID EXECUTOR'S PROPERTY DEED; THENCE EASTERLY ALONG THE SOUTH LINE OF SAID EXECUTOR'S PROPERTY DEED AND THE EASTERLY EXTENSION OF SAID SOUTH LINE TO THE INTERSECTION WITH THE EASTERLY RIGHT OF WAY LINE OF STATE ROUTE 25, ALSO KNOWN AS ST. CHARLES STREET; THENCE SOUTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE TO THE NORTHEASTERLY RIGHT OF WAY LINE OF AFORESAID RAIL DIVISION OF THE REGIONAL TRANSPORTATION AUTHORITY (FORMERLY THE CHICAGO,MILWAUKEE,ST.PAUL AND PACIFIC RAILROAD COMPANY); THENCE NORTHWESTERLY ALONG SAID NORTHEASTERLY RIGHT OF WAY LINE TO THE NORTH LINE OF AFORESAID SECTION 25; THENCE WESTERLY ALONG SAID NORTHERLY LINE OF SECTION 25 TO THE WESTERLY BANK OF THE FOX RIVER; THENCE SOUTHERLY ALONG SAID WESTERLY BANK OF THE FOX RIVER, TO THE NORTHEAST CORNER OF A PARCEL OF LAND DESCRIBED IN QUIT CLAIM DEED PER DOCUMENT NO. 1304553 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY,ILLINOIS;THENCE WESTERLY ALONG THE NORTHERLY LINE OF SAID PARCEL OF LAND PER DOCUMENT NO. 1304553 TO THE SOUTHEAST CORNER OF A PARCEL OF LAND DESCRIBED IN A QUIT CLAIM DEED PER DOCUMENT NO. 93K26876 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY,ILLINOIS;THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL OF LAND, TO THE SOUTHWEST CORNER OF SAID PARCEL OF LAND; THENCE NORTHEASTERLY ALONG THE NORTHWESTERLY LINE OF SAID PARCEL OF LAND TO THE NORTHWEST CORNER OF SAID PARCEL OF LAND; THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID QUIT CLAIM DEED TO THE NORTHEAST CORNER OF SAID DEED; THENCE NORTHERLY TO A POINT ON THE SOUTHERLY LINE OF A PARCEL OF LAND DESCRIBED IN A QUIT CLAIM DEED PER DOCUMENT NO. 1591075 RECORDED IN THE RECORDERS OFFICE OF KANE COUNTY, ILLINOIS SAID POINT BEING 521.10 FEET EASTERLY OF (AS MEASURED ALONG SAID SOUTHERLY LINE) THE EASTERLY LINE OF AFORESAID STATE ROUTE 31; THENCE WESTERLY, ALONG SAID SOUTHERLY LINE PER QUIT CLAIM DEED DOCUMENT NO. 1591075 TO THE EASTERLY RIGHT OF WAY LINE OF STATE ROUTE 31; THENCE SOUTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE, TO THE INTERSECTION WITH THE SOUTHERLY LINE OF THE ILLINOIS STATE MENTAL HEALTH PROPERTY THAT IS 983.40 FEET SOUTH AS MEASURED PERPENDICULAR TO SAID SOUTHERLY LINE OF THE NORTH LINE OF AFORESAID SECTION 26; THENCE WESTERLY ALONG SAID SOUTHERLY LINE, TO A POINT ON SAID SOUTHERLY LINE THAT IS 740.00 FEET WEST OF THE EAST LINE OF THE NORTHWEST QUARTER OF AFORESAID SECTION 26; THENCE NORTHERLY PARALLEL TO SAID EAST LINE OF THE NORTHWEST QUARTER TO THE NORTH LINE OF SAID NORTHWEST QUARTER; THENCE NORTHERLY PARALLEL TO THE EAST LINE OF THE SOUTHWEST QUARTER OF SECTION 23, A DISTANCE OF 816.60 FEET; THENCE EASTERLY PARALLEL TO THE SOUTHERLY LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 23 TO THE EASTERLY LINE OF SAID SOUTHWEST QUARTER; THENCE NORTHERLY ALONG SAID EASTERLY LINE OF THE SOUTHWEST QUARTER TO THE POINT OF BEGINNING,SITUATED IN THE CITY OF ELGIN,KANE COUNTY,ILLINOIS. SAID PROPERTY COMMONLY KNOWN AS THE ELGIN ROUTE 20 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AREA, ALL LOCATED IN KANE COUNTY, ELGIN TOWNSHIP, CITY OF ELGIN, ILLINOIS. The approximate street location and description of the Redevelopment Plan and Project for the Redevelopment Project Area is as follows: The proposed US Route 20 Redevelopment Project Area is located in the southeastern part of the City of Elgin primarily along the south right-of-way of US Route 20 on both sides of the Fox River. On the east side of the Fox River, the Redevelopment Project Area is generally bounded by Route 20 on the north,portions of St. Charles Street and Elizabeth Street on the east, the METRA railroad right-of- way and the westerly extension of Hammond Avenue on the south: and the Fox River on the west. On the west side of the Fox River, the Redevelopment Project Area generally encompasses the properties associated with various public uses,including, but not limited to,the Elgin Mental Health Center campus,the Illinois Department of Transportation facility, the Illinois Department of Human Services office building, the Continental Little League/Elgin Shores Forest Preserve and several publicly owned vacant parcels situated east of Route 31. There will be considered at the hearing the Redevelopment Plan and Project for the Redevelopment Project Area. The Redevelopment Plan as proposed is on file and available for public inspection at the Office of the City Clerk, at 150 Dexter Court, Elgin, Illinois. The proposed Redevelopment Plan and Project include the acquisition and reconveyance of land in the Redevelopment Project Area, demolition, clearance, and related site preparation activities, the construction, acquisition, and installation of certain public works and improvements, including but not limited to streets, storm sewers, water mains, sanitary sewers,traffic signalization,curbs,gutters, landscaping, and parking facilities, and related costs and expenses, all as provided in the Tax Increment Allocation Redevelopment Act, as supplemented and amended. The Illinois Department of Commerce and Economic Opportunity and each taxing district of which taxable property is included in the Redevelopment Project Area, Project or Redevelopment Plan are also invited to submit comments to the city to the attention of the City Clerk, 150 Dexter Court, Elgin, Illinois 60120, concerning the subject matter of the hearing prior to the hearing date. There was convened a joint review board to consider the proposed approval of the Redevelopment Plan and Project for the Redevelopment Project Area and adoption of tax increment allocation financing therefor. The joint review board shall consist of a representative selected by each affected taxing district that has authority to directly levy taxes on the property within the Redevelopment Project Area, a representative selected by the city, and a public member. The first meeting of said joint review board was held at 3:30 p.m. on the 4th day of August, 2004, at 150 Dexter Court, Elgin, Illinois. At the hearing, all interested persons or affected taxing districts may file written objections with the City Clerk and may be heard orally with respect to any issues regarding the approval ofthe Redevelopment Plan and Project and the adoption of tax increment allocation financing therefor. The hearing may be adjourned by the Mayor and City Council of the City of Elgin without further notice other than a motion to be entered upon the minutes of the hearing fixing the time and place of the subsequent hearing. By Dolonna Mecum Dolonna Mecum, City Clerk City of Elgin Kane County, Illinois TRANSMISSION VERIFICATION REPORT TIME : 08/13/2004 15:51 DATE,TIME 08/13 15:45 FAX NO. /NAME 918478887714 DURATION 00: 06: 19 PAGES) 0 8 RESULT OK MODE STANDARD 1 TRANSMISSION VERIFICATION REPORT TIME / 08/I9/2804 15: 27 DATE'TIME. 08/19 15:26 FAX NO: /NAME 918478887714 DURATION 00:01: 25 PAGE(S) 02 RESULT OK MODE STANDARD | / | | TRANSMISSION VERIFICATION REPORT TIME : 09/19/2004 15: 17 DATE,TIME 08/19 15: 17 FAX NO. /NAME 918478887714 DURATION 00: 00: 00 PAGE(S) 00 RESULT BUSY MODE STANDARD BUS'': BUSY/HO RESPONSE oF F t. FAX COVER SHEET JJ p CITY OF ELGIN N City Clerk's Department �q��;ti� 150 Dexter Court 150 YEARS Pi°R4 ti�` Elgin, IL 60120 rse O. Fax: (847) 931-6027 Phone: (847) 931-5660 TO: Name: Karen Keyster Organization: Courier News Fax Number: 847-888-7714 Phone: 847-289-7914 FROM: Date: 8/19/04 Name: Jennifer Quinton Phone: 847-931-5661 Subject: Updated page 6 for Elgin Route 20 Pages: 2 (Including cover sheet) COMMENTS: Elgin, It 's Happening Here! of" .. FAX COVER SHEET CITY OF ELGIN City Clerk's Department 150 Dexter Court ::"� ..,.... �(, 150 YEARS j0o tip; Elgin, IL 60120 Fax: (847) 931-6027 Phone: (847) 931-5660 TO: Name: Karen Keyster Organization: Courier News Fax Number: 847-888-7714 Phone: 847-289-7914 FROM: Date: August 13, 2004 Name: Jennifer Quinton Phone: 847-931-5660 Subject: Public Hearing Notice Pages: 8 (Including cover sheet) COMMENTS: 0 Pckca-¢d Karen - This notice has to be published once during the week of August 16, 2004 and once during the week of August 23, 2004. I am still trying to get an email/scan copy of the notice to send to you. If you could please let me know when this document is to be published during the upcoming weeks I would appreciate it. My direct phone number is 847-931-5661 or you can email me at quintonj@cityofelgin.org. Thank you for your help. Elgin, It 's Happening Here! US ROUTE 20 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AREA ELIGIBILITY STUDY City of Elgin, Illinois This Eligibility Study is subject to change based on the review and comment by the City and may be revised before a final Eligibility Study is issued by the City for purposes of the public hearing. Prepared by URS•TPAP June 7,2004 Li JUN 1 1 2004 11' TABLE OF CONTENTS I. EXECUTIVE SUMMARY 1 II. BASIS FOR REDEVELOPMENT 5 III. THE PROJECT AREA 9 IV. ELIGIBILITY SURVEY AND ANALYSIS 12 A. Building Conditions Analysis 12 B. Presence of Conservation Factors in Improved Area 15 1. Dilapidation 16 2. Obsolescence 17 3. Deterioration 18 4. Illegal Use of Individual Structures 20 5. Structures Below Minimum Code Standards 20 6. Excessive Vacancies 21 7. Excessive Land Coverage and Overcrowding of Structures and Community Facilities 21 8. Lack of Ventilation,Light, or Sanitary Facilities 22 9. Inadequate Utilities 22 10. Deleterious Land-Use or Layout 22 11. Lack of Community Planning 23 12. Environmental Remediation 23 13. Declining or Lagging Equalized Assessed Valuation 24 C. Presence of Vacant Area Blighting Factors 25 1. Obsolete Platting 25 2. Diversity of Ownership 25 3. Deterioration of Adjacent Structures or Site Improvements 25 4. Declining or Lagging Equalized Assessed Valuation 26 V. ELIGIBILITY CONCLUSIONS 27 LIST OF FIGURES Figure 1: Project Area Boundary 2 Figure 2: Existing Generalized Land-Use 11 Figure 3: Exterior Survey Form 13 Figure 4: Distribution of Conservation and Blight Factors 29 LIST OF TABLES Table 1: Summary of Building Conditions 19 Table 2: Growth in EAV of Improved Area vs. City of Elgin 24 Table 3: Distribution of Conservation and Blight Factors 30 I. EXECUTIVE SUMMARY The purposes of this report entitled US Route 20 Tax Increment Financing Redevelopment Project Area Eligibility Study (the "Eligibility Study") are to: (i) document the blighting or conservation factors that are present within the US Route 20 Redevelopment Project Area(the "Project Area") in the City of Elgin (the "City"), within Kane County, Illinois and (ii) conclude whether the Project Area qualifies for designation as a conservation area, blighted area, or combination of conservation and blighted areas within the definitions set forth in the Illinois Tax Increment Allocation Redevelopment Act (the "Act"). The Act is found in Illinois Compiled Statutes, Chapter 65, Act 5, Section 11-74.4-1 et. seq., as amended. The findings and conclusions contained in this Eligibility Study are based on surveys, documentation, and analyses of physical conditions of buildings and sites within the Project Area as well as research of current and historical property tax valuation records. These surveys, research and analyses were conducted by URS•TPAP during March, April and May 2004. The City is entitled to rely on the findings and conclusions of this Eligibility Study in designating the Project Area as a redevelopment project area under the Act. URS•TPAP has prepared this Eligibility Study and the related US Route 20 Tax Increment Financing Redevelopment Project and Plan (the "Redevelopment Plan") with the understanding that the City would rely on (i) the findings and conclusions of this Eligibility Study and the related Redevelopment Plan in proceeding with the designation of the Project Area as a redevelopment project area under the Act, and (ii) the fact that URS•TPAP has obtained the necessary information so that the Eligibility Study and the related Redevelopment Plan will comply with the Act. The determination of whether the Project Area qualifies for designation as a conservation area or a blighted area, or a combination of both, pursuant to the Act is made by the City after careful review and consideration of the conclusions contained in this Eligibility Study. Project Area The Project Area encompasses properties located along and primarily south of US Route 20 on both sides of the Fox River. The Project Area is irregularly shaped and encompasses all or portions of 21 tax blocks. East of the Fox River, the Project Area is generally bounded by US Route 20 on the north, portions of St. Charles Street and Elizabeth Street on the east, and the Soo Rail Line, Hammond Avenue and a portion of the Fox River Water Reclamation District on the south. West of the Fox River, the Project Area generally includes (i) the Illinois Department of Transportation ("IDOT") property along US Route 20, the City's Grohlich Park, the Continental Little League Park/Elgin Shores Forest Preserve and several vacant properties east of Route 31; and (ii) the campus of the Elgin Mental Health Center ("EMHC") and the IL Department of Human Services office building west of Route 31. The boundary of the Project Area is shown on Figure 1, Project Area Boundary Map. The Project Area is approximately 421 acres in size and includes properties with buildings and site improvements (the"Improved Area")as well as vacant properties(the"Vacant Area"). The US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 1 Elgin,Illinois June 7, 2004 • J NMI II MI II MN Il asst 11 NM Il asst 11 MN Il sus 11 l♦II111111. I i -... ...—�.. n Booster Ave "maiir a East Rd ++�++�- 351-006 46 I r ./......._____—IKfrkland-Rdhl if R� 0 I - `n I+ a ars. I a / ® ms US Rte 20 l �ypF't 8®,f ®c I A I al \ Al �+:848;.oDs i d ou or:7 / I n I \ 010 �8O8 -oat�� I ` / / _ ® Bluff Cl Blvd m MIL -= '' 011 400 joo, a°33o3 l # ' '�„ °° m oo, :li452 N�' i / e,a / / "�„ 502' i / 00: a ' oo, Ixon vs ,,oos ; o,3 /� % 454 . �' _..Middle-Rd-- •loos ... �� oosMIMI l l / / P. � ooi1456 EI•In Ave �� • 377�� en 457'a /j 4 rolaY ' �_ I 100-009j j 003 011 01, \ 7,0„. • ' G / 031015 Ott 1 r� / I ^Hammond Ave __. iVaat Rd 201 fi/ CO _AP,/P, oz5 otcEal as 200 003 w7'a 9 .. . . . + -HAM u.A Dana D r \ .q 11—IIS Project Boundary Block Number 040 Parcel Number 203-040 Block Number-Parcel Number %/. Vacant Area * These two parcels must be subdivided to match the proposed TIF Boundary. Figure 1 Project Area Boundary ROUTE 20 TIF ELGIN, IL U RS•TPAP Tax Increment Financing Redevelopment Area Improved Area includes various land uses and activity areas including: the large EMHS campus, the IDOT facility, a portion of the Fox River Water Reclamation District facility, and a mixed industriallcommercial area (with a limited number of residential lots) east of the Fox River. The Improved Area represents approximately 80 percent of the land area of the Project Area (approximately 335 acres). The Vacant Area represents approximately 9 percent of the land area of the Project Area(39 acres) and includes nine tax parcels in four tax blocks. Approximately 11 percent of the Project Area (47 acres) is dedicated to streets, bike path rail line rights-of-way and the Fox River. While several buildings and properties within portions of the Project Area are well-maintained and in sound condition, the combination and presence of other significant factors negatively impact the Project Area as a whole. Most significantly are the vacant, dilapidated, deteriorated and environmentally contaminated buildings/sites of the "phased out" portion of the EMHC. Other issues relate to the Project Area as a whole and include deteriorated buildings, irregularly platted parcels, vacant and underutilized parcels, incompatible relationships between residential, commercial and industrial activity in the blocks east of the Fox River, obsolete buildings, overcrowded sites and unsightly premises of open storage areas and gravel sites. These conditions, combined with the general lack of private investment in the area led the City to initiate the Eligibility Study. The City engaged URS•IPAP to analyze conditions in the Project Area and determine whether the Project Area qualifies for designation as a "redevelopment project area" based on criteria for a "conservation area" and a "blighted area"contained in the Act. Eligibility Evaluation The approach taken to evaluate the presence of eligibility factors within the Project Area is listed below. • Survey the Project Area and surrounding properties to document the physical conditions of buildings, site improvements and vacant areas. • Document and analyze existing land uses and their relationships with one another, and the size,configuration and layout of buildings and parcels. • Review supporting secondary and previously prepared plans and documents, including the zoning ordinance. • Delineate improved and vacant portions of the Project Area. • Tabulate and map the extent and distribution of blighted and conservation factors that exist within the improved and vacant portions of the Project Area. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 3 Elgin,Illinois June 7, 2004 • Evaluate the extent and distribution of eligibility factors within the vacant and improved portions of the Project Area, and conclude whether the extent and distribution of the factors are sufficient to qualify the areas for designation as a redevelopment project area. Summary Conclusions Based on the definitions set forth in the Act, the Project Area is found to be eligible for (i) classification as a combination of a "conservation area" and a vacant "blighted area" and (ii) designation as a redevelopment project area. Specifically, • The Project Area is over I 1/2 acres; • 90% of the structures within the Improved Area are 35 years of age or older (50% is the threshold required for a conservation area); • Six of the thirteen factors (three are required) set forth in the Act for a conservation area are present to a meaningful extent and reasonably distributed in the Improved Area, including "obsolescence," "deterioration," "structures below minimum code standards," "excessive land coverage and overcrowding of community facilities," "declining or lagging equalized assessed valuation," and "lack of community planning." An additional four factors ("dilapidation," "excessive vacancies," "deleterious land use or layout" and "environmental remediation") are present to a more limited extent but support the overall finding of eligibility as a conservation area. • The Vacant Area includes properties that have been subdivided. • Four of the of the six factors (two are required) set forth in the Act under the first group of qualifying criteria for vacant blighted areas are present to a meaningful extent and reasonably distributed in the Vacant Area and include "obsolete platting," "diversity of ownership," "deterioration of structures or site improvements adjacent to the vacant land" and "declining or lagging equalized assessed valuation." • It should be noted that while the Improved Area qualifies as a "conservation area," several blocks or subareas have been documented as blighted (including much of the EMI-IC campus and blocks of the mixed industrial area east of the Fox River) since they contain a meaningful presence and reasonable distribution of five or more eligibility factors listed in the Act. These conclusions are made on the basis that conservation and blighted area factors are, with respect to both the Improved Area and Vacant Area, (i) present to a meaningful extent and (ii) reasonably distributed throughout the Project Area. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 4 Elgin, Illinois June 7, 2004 II. BASIS FOR REDEVELOPMENT A. Introduction The Illinois General Assembly made two key findings in adopting the Act: • That blighted and conservation areas exist in many municipalities within the State of Illinois; and • That the eradication of blighted areas and the treatment and improvement of conservation areas by redevelopment projects are essential to the public interest. These conclusions were made on the basis that the presence of blight or conditions which lead to blight are detrimental to the safety,health,welfare and morals of the public. To ensure that the exercise of these powers is proper and in the public interest, the Act also specifies certain requirements that must be met before a municipality can proceed with im- plementing a redevelopment project. One of these requirements is that the municipality must demonstrate that a prospective redevelopment project area qualifies either as a "blighted area" or as a "conservation area," or a combination of both, within the definitions for each set forth in the Act (in Section 11-74.4-3). The definitions for a blighted area and a conservation area are described below. As set forth in the Act, a "redevelopment project area" means an area designated by the municipality which is not less in the aggregate than 1 V2 acres, and in respect to which the municipality has made a finding that there exist conditions which cause the area to be classified as an industrial park conservation area or a blighted area or a conservation area, or a combination of both blighted and conservation areas. The Project Area exceeds the minimum acreage requirements of the Act. B. Eligibility of a Conservation Area A conservation area is an improved area in which 50 percent or more of the structures in the area have an age of 35 years or more and there is a presence of a combination of three or more of the thirteen factors defined in the Act and listed below. Such an area is not yet a blighted area, but because of a combination of three or more of these factors, the area may become a blighted area. • Dilapidation • Obsolescence • Deterioration • Illegal use of individual structures US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 5 Elgin, Illinois June 7, 2004 • Presence of structures below minimum code standards • Excessive vacancies • Lack of ventilation, light,or sanitary facilities • Inadequate utilities • Excessive land coverage and overcrowding of structures and community facilities • Deleterious land-use or layout • Lack of community planning • Environmental remediation costs have been incurred or are required • Declining or lagging rate of growth of total equalized assessed valuation For conservation areas,the Act does not describe what constitutes the extent of presence necessary to make a finding that a factor exists. However, in preparing this Eligibility Study,URS•TPAP has applied the following principles: • The minimum number of factors must be present to a meaningful extent and the presence of each must be documented; • For a factor to be found present, it should be present to a meaningful extent so that a local governing body may reasonably find that the factor is clearly present within the intent of the Act; and • The factors should be reasonably distributed throughout the redevelopment project area. It is also important to note that the test of eligibility is based on the conditions of the area as a whole; it is not required that eligibility be established for each and every property in the Project Area. Vacant Areas According to the Act, "vacant land" means any parcel or combination of parcels of real property without industrial, commercial, and residential buildings which has not been used for commercial agricultural purposes within 5 years prior to the designation of the redevelopment project area, unless the parcel is included in an industrial park conservation area or the parcel has been subdivided; provided that if the parcel was part of a larger tract that has been divided into 3 or more smaller tracts that were accepted for recording during the period from 1950 to 1990, then the parcel is deemed to have been subdivided, and all proceedings and actions of the municipality taken in that connection with respect to any previously approved or designated redevelopment project area or amended redevelopment project area are considered to be legally sufficient for all purposes of the Act. For the purposes of this definition of vacant land within the Act and only for land subject to the subdivision requirements of the Illinois Plat Act, land is subdivided when the original plat of the proposed redevelopment project area or relevant portion thereof has been properly certified, acknowledged, approved, and recorded or filed in accordance with the Illinois Plat Act and a preliminary plat, if any, for any subsequent phases of the US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 6 Elgin,Illinois June 7, 2004 proposed redevelopment project area or relevant portion thereof has been properly approved and filed in accordance with the applicable ordinance of the municipality. If the area is vacant, it may be found to be eligible as a blighted area based on the finding that the• sound growth of the redevelopment project area is impaired by one of the following criteria: 1. A combination of 2 or more of the following factors, each of which is (i) present, with that presence documented, to a meaningful extent so that a municipality may reasonably find that the factor is clearly present within the intent of the Act and (ii) reasonably distributed throughout the vacant part of the redevelopment project area: • Obsolete platting of the vacant land; • Diversity of ownership of such land; • Tax and special assessment delinquencies on such land; • Deterioration of structures or site improvements in neighboring areas adjacent to the vacant land; • The area has incurred or is in need of significant environmental remediation costs; and • The total equalized assessed valuation has declined or lagged behind the balance of the municipality. 2. The presence of one of the following factors, each of which is (i) present, with that presence documented,to a meaningful extent so that a municipality may reasonably find that the factor is clearly present within the intent of the Act and (ii)reasonably distributed throughout the vacant part of the redevelopment project area: • The area consists of an unused quarry or unused quarries; • The area consists of unused rail yards, rail tracks or railroad rights-of-way; • The area, prior to the area's designation, is subject to (i) chronic flooding that adversely impacts on real property in the area as certified by a registered professional engineer or appropriate regulatory agency or (ii) surface water that discharges from all or a part of the area and contributes to flooding within the same watershed, but only if the redevelopment project provides for facilities or improvements to contribute to the alleviation of all or part of the flooding; • The area consists of an unused or illegal disposal site, containing earth, stone, building debris or similar material, that were removed from construction, demolition, excavation or dredge sites; • Prior to November 1, 1999, the area is not less than 50 nor more than 100 acres and 75%of which is vacant, notwithstanding the fact that such area has been used for commercial US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 7 Elgin,Illinois June 7, 2004 agricultural purposes within 5 years prior to the designation of the redevelopment project area,and which area meets certain other qualifying criteria; and • The area, immediately prior to becoming vacant, qualified as a blighted improved area, unless there has been substantial private investment in the immediately surrounding area. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 8 Elgin, Illinois June 7, 2004 III. THE PROJECT AREA The Project Area is approximately 421 acres in size and is located in the southern part of the City. The Project Area includes all or portions of 21 tax blocks(blocks are generally designated based on tax parcel assignments, rights-of-way and/or other significant physical boundaries)that are situated along and primarily south of US Route 20 (Grohlich Park is the only portion of the Project Area north of US Route 20) on both the east and west sides of the Fox River. The Project Area is irregularly shaped. East of the Fox River, the Project Area is generally bounded by US Route 20 on the north, portions of St. Charles Street and Elizabeth Street on the east, and the Soo Rail Line, Hammond Avenue and a portion of the Fox River Water Reclamation District on the south. West of the Fox River, the Project Area generally includes (i) the Illinois Department of Transportation("IDOT")property along US Route 20,the Continental Little League Park/Elgin Shores Forest Preserve and several vacant properties east of Route 31; and (ii) the campus of the Elgin Mental Health Center ("EMI-IC") and the IL Department of Human Services office building west of Route 31. The boundary of the Project Area is shown on Figure 1, Project Area Boundary Map. The Project Area contains properties that have been developed with buildings and site improvements ("the Improved Area") as well as undeveloped properties (the "Vacant Area"). While the Project Area encompasses all or portions of 21 tax blocks, three such blocks are associated with rights-of-way. The Improved Area encompasses a mix of industrial, commercial arid some residential land uses in the blocks east of the Fox River. This area contains one of the City's few areas designated for general industrial and manufacturing uses. All remaining activity in the Improved Area consists of public uses including a portion of the Fox River Water Reclamation District property, an DOT office building, the City's Grohlich Park, Continental Little League Park, the IL Department of Human Services office building, and the Elgin Mental Health Center ("EMHC") campus. The Improved Area represents approximately 80 percent of the land area of the Project Area (approximately 335 acres). The Vacant Area is concentrated along the east side of Route 31, south of the IDOT property and represents approximately 9 percent of the land area of the Project Area (39 acres). The Vacant Area includes nine tax parcels in four tax blocks. Approximately 11 percent of the Project Area (47 acres) is dedicated to streets, bike path rail line rights-of-way and the Fox River. While several properties within the Project Area are well-maintained and in sound condition, there is a meaningful presence of conditions that negatively impact the Project Area as a whole. The EMHC campus encompasses nearly 210 acres and dominates the western portion of the Project Area. Over the past couple of decades, use of the buildings of the northern portion of the US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 9 Elgin, Illinois June 7, 2004 site have been phased out and have been vacant for many years. While some of the conditions of the EMI-IC site are attributed to downsizing, the site as a whole contains widespread deterioration of buildings and site improvements, as well as vacant and dilapidated buildings, and requires extensive environmental remediation. The Project Area is also characterized by a mix of incompatible uses and sites that include old industrial uses, including underutilized storage yards, a limited amount of commercial, and several residential properties mixed in with the non-residential uses. The Project Area also contains many obsolete building types, including a variety of metal and frame storage buildings, old industrial buildings and residential buildings converted to commercial uses. Additionally the area contains deteriorated industrial buildings and sites, interior land-locked vacant parcels, an inconsistent pattern of small and large irregularly-shaped lots and unsightly premises of open storage areas and gravel sites. A number of sites contain excessive land coverage by large buildings taking up most of the parcel upon which they are located and parcels with multiple buildings. These features reflect a site-by-site development pattern as opposed to a more comprehensive approach to community land use, planning and development for this important southern entry into the community. Figure 2, Existing Generalized Land Use, identifies existing land uses within the Project Area. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 10 Elgin, Illinois June 7, 2004 1 Gaal II Mil II MI II I=II a1 II NMI II=,II NM II anal Il_ll fir'-- • ` II a a I • Souster Ave • a'• •a• •••••••• .' • • •• • Z0 11 ILII_. •••i• •••••t.• . •••,.•.//a. X i us Rte 20 • LTI r- _ • s� ••• ••):•••••• .1.•.•.•.•.l. • 7•••••••♦. Bluff Cl Blvd " ^I `1 •••.7.• ••• ••/• •/' f %• • • ••,•• • ‘••••••p••• i♦♦••N•p•4 1 ••••-� MMINI ,••'• •i. a }..Y ii 1••••♦♦•,n 1•♦••O♦••� A •�••••' ' NW =PM • • '•.5t' • ,: ♦•• ••••• 1 111 .• s ���. ' •msµ' •♦••4 g ♦1.44.0 ixon v .r. • ,,•,,o4•.,•' a ♦1.. •.�1•♦♦ wail • ANIO •,�•:r;aieNrRa•,f• .. • a fr. i••••••4 •;,40.1"" �t .•'•'''•'•.•,• �• 754,imm MUNI N4VMM■►4 1•p�i•♦0 Igin Ave •• •:• '• A�.1 • •L • • • p•• , &....n•..* .. ammond Ave • • • • • • • l • ... �• ••••••••••••70 .oaf• .4. •�••••••••• � •••� ♦••••••••••; ►fViaDt .•.••••• • ' •••••••♦♦••♦•••♦•` • . • .••.•. • • • e>,9t�lc� •••• •• . • •40,•••' • •• '� : .. • . yp••4a• A1• ►♦ : r Sord:rsla-.• • • . • • . . . . • . . . . . • • • Dana D r !� 1 5/' 04/ woonamu Project Boundary . . . . . Public/Institutional Facilities / /4 Park/Open Space !i!i!i!i!i!i Industrial Commercial Residential • Vacant Area Figure 2 Existing Generalized Land-Use ROUTE 20 TIF ELGIN, IL Tax Increment Financing Redevelopment Area U RS•TPAP IV. ELIGIBILITY SURVEY AND ANALYSIS FINDINGS An analysis was completed for each of the conservation and blight factors listed in the Act based on existing conditions in the Project Area to determine whether any of the factors are present, and if so,to what extent and in what locations. Surveys and analyses included: • Exterior survey of the condition and use of each building; • A detailed site survey of the Elgin Mental Health Center buildings and site assisted by EMHC staff and data collection regarding the current status of buildings and services. • Field survey of environmental conditions covering roadway and access infrastructure, landscaping,fences and walls,and general property maintenance; • Analysis of existing uses and their relationships; • Comparison of surveyed buildings to local codes of the City; • Analysis of original and current platting and building size and layout; • Analysis of vacant sites; • Analysis of the total equalized assessed valuation of the City and properties within the Project Area over the past five years; • Review of the City's Zoning Ordinance;and • Review of previously prepared plans, studies and data. A. Building Condition Analysis In March 2004,URS•TPAP documented Project Area conditions by means of an exterior survey of all buildings and properties. Noted during the inspections were land use, occupancy, and structural deficiencies of individual buildings and related environmental deficiencies in the Project Area. Summarized below is the process used for assessing building conditions in the Project Area, the standards and criteria used for evaluation, and the findings as to theexistence of dilapidation or deterioration of structures. A copy of URS•TPAP 's Building Condition Survey Manual: Methods and Criteria for Evaluating Structures, which details the methodology used when completing the field survey work, will be provided to the City and filed with the official document. Figure 3, Exterior Survey Form, illustrates the building condition survey form used to record building conditions and identify eligibility factors. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit 111,page 12 Elgin,Illinois June 7, 2004 EXTERIOR BUILDING SURVEY PROJECT BLOCK# PERSONNEL DATE G TP BYib,/Cwa a '+tlw Factors 4, 9 I.rhbgdenoa i c' 2. �G ��� 3 D<laioaohon Q rrn (^l &NegY Uaeotl mtn wcouca O O .J�, O�,� O 4 O� O 7' y S.PR. ors,,,�ne.�Below Minimum cmc s�wa T. n` C p G C ?� J O 4 �+ 4 r o low . Inni,Lr Al 1j n C' A3 '+ F �L� 2 Fa Con Land Grvvn 7 o crtrnoa ng orsm mn s GN Go �iI s� G°i t �' /G c' ���� G� mer om8. Lea of a,I,k oo.Frames 9 9 9.buSo1011o UWRio amen or Sammy Fr�h�ba U a r' O A� J,O / pniuiu walwImolai. a Cl lack orcum,ywbnoog� Ctri 12.E0Yuonn wohd 3Lv,cdimon 13.Decluung or treeing FNoaltuA Meed valuation PARCEL 1BLDG ACTIVITY COMMENTS I. Codes A. Land.Use B. Height C. Construction D. Decade R Residential 1 Jl story 1 Masonry 0 Before 1900 6 1950-1960 C Commercial 'I 11/2story 2 Concrete 1 1900-1910 7,1960-1970 ' I Industrial 2 2 stories 3 Wood_ 2 1910-1920 8 1970-1980 P Public 2 2lastories 4 Metal 3 1920-1930 9 1980-1990 S Semi-Public 3 3 stories 4 1930-1940 10 1990-2000 T Transit 4 4 stories 5 1940-1950 11 2000-2010 h:Wlltpaptbuildingsurveytemplate.xls Figure 3 Exterior Building Survey Form ROUTE 20 TIF ELGIN, IL Tax Increment Financing Redevelopment Area U RS•TPAP Building Components Evaluated During the field survey, each component of a subject building was examined to determine whether it was in sound condition or had minor, major or critical defects. Building components examined were of two types: • Primary Structural: These include the basic elements of any building, including foundation walls, load-bearing walls and columns, floors, roof and roof structure. • Secondary Components: These are components generally added to the primary structural components and are necessary parts of the building, including exterior and interior stairs, windows and window units, doors and door units, interior walls, chimneys, and gutters and downspouts. • Criteria for Classifying Defects for Building Components: Each primary and secondary component was evaluated separately as a basis for determining the overall condition of individual buildings. This evaluation considered the relative importance of specific components within a building and the effect that deficiencies in components will have on the remainder of the building. Building Component Classifications The four categories used in classifying building components and systems and the criteria used in evaluating structural deficiencies are described below. • Sound: Building components that contain no defects, are adequately maintained, and require no treatment outside of normal ongoing maintenance. • Deficient - Requiring Minor Repair: Building components containing defects (loose or missing material or holes and cracks over a limited area) which often may be corrected through the course of normal maintenance. Minor defects have no real effect on either primary or secondary components and the correction of such defects may be accomplished by the owner or occupants, such as pointing masonry joints over a limited area or replacement of less complicated components. Minor defects are not considered in rating a building as structurally substandard. • Deficient-Requiring Major Repair: Building components which contain major defects over a widespread area and would be difficult to correct through normal maintenance. Buildings in the major deficient category would require replacement or rebuilding of components by people skilled in the building trades. • Critical: Building components that contain major defects (bowing, sagging, or settling to any or all exterior components causing the structure to be out-of-plumb, or broken, loose or missing material and deterioration over a widespread area) so extensive that the cost of repair would be excessive. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 14 Elgin,Illinois June 7, 2004 Final Building Rating After completion of the exterior building condition survey, each structure was placed in one of four categories based on the combination of defects found in various primary and secondary building components. Each final rating is described below. • Sound: Sound buildings can be kept in a standard condition with normal maintenance. Buildings so classified have no minor defects. • Deficient: Deficient buildings contain defects that collectively are not easily correctable and cannot be accomplished in the course of normal maintenance. The classification of major or minor reflects the degree or extent of defects found during the survey of the building. Minor: Buildings classified as "deficient - requiring minor repairs" have one or more minor defect, but no major defect. Major: Buildings classified as "deficient - requiring major repairs" have at least one major defect in one of the primary components or in the combined secondary components,but no critical defect. • Substandard: Structurally substandard buildings contain defects that are so serious and so extensive that the building must be removed. Buildings classified as structurally substandard have two or more major defects. "Minor deficient" and "major deficient" buildings are considered to be the same as "deteriorating" buildings as referenced in the Act; "substandard" buildings are the same as "dilapidated" buildings. The words "building" and "structure" are presumed to be interchangeable. B. Presence of Conservation Factors in Improved Area Summarized below are the conclusions of the surveys and analyses completed for each conservation factor based on existing conditions within the Improved Area. The conclusions indicate whether the factor is found to be present within the Improved Area, and the relative extent to which the factor is present. A factor noted as "not present" indicates either that no information was available or that no evidence could be documented as part of the various surveys and analyses which would indicate its presence. A factor noted as "present to a limited extent" indicates that the factor is present, but the distribution or impact of the factor is limited. Finally, a factor noted as "present to a meaningful extent" indicates that the factor is present throughout major portions of the Improved Area, and that the presence of such conditions has a major adverse impact or influence on adjacent and nearby development. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 15 Elgin,Illinois June 7, 2004 Age Age is a primary and prerequisite factor in determining an area's qualification for designation as a conservation area. Age presumes the existence of problems or limiting conditions resulting from normal and continuous use of structures over a period of years. Since building deterioration and related structural problems can be a function of time, level of maintenance and climate, structures which are 35 years or older typically exhibit more problems and require greater maintenance than more recently constructed buildings. The Improved Area contains 109 buildings consisting mostly of the Elgin Mental Health Center buildings, a limited number of older residential and commercial buildings and a several old industrial buildings and related storage buildings. A number of newer commercial buildings and some of the EMHC buildings are less than 35 years in age. Of the total 109 buildings, 98 (90 percent) are 35 years of age or older. Conclusion: Fifty percent or more of the buildings in the Improved Area are 35 years of age or older; therefore, the Improved Area meets the prerequisite test for designation as a "conservation area". 1. Dilapidation As defined in the Act, "dilapidation" refers to an advanced state of disrepair or neglect of necessary repairs to the primary structural components of buildings or improvements in such a combination that a documented building condition analysis determines that major repair is required or the defects are so serious and so extensive that the buildings must be removed. The condition of all buildings was determined based on findings of an exterior survey of each building within the Project Area, as described earlier in this Eligibility Study. Of the 109 buildings, 19 (17 percent) were found to be in a dilapidated condition. Except for three buildings located in the area east of the Fox River,this substandard condition applied to the vacant dorm buildings on the northern portion of the EMHC campus. Conclusion: The factor of dilapidation is present to a major extent primarily within the EMHC campus of the Improved Area, impacting nearly half of the buildings on the EMHC site. Throughout the Improved Area, the factor of Dilapidation is present to a limited extent. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 16 Elgin,Illinois June 7, 2004 2. Obsolescence As defined in the Act, "obsolescence" refers to the condition or process of falling into disuse. Structures have become ill suited for the original use. In making findings with respect to buildings, it is important to distinguish between functional obsolescence,which relates to the physical utility of a structure, and economic obsolescence,which relates to a property's ability to compete in the market place. Functional Obsolescence Structures historically have been built for specific uses or purposes. The design, location, height and space arrangement are intended for a specific occupancy at a given time. Buildings become obsolescent when they contain characteristics or deficiencies which limit the use and marketability of such buildings. The characteristics may include loss in value to a property resulting from an inherent deficiency existing from poor design or layout, improper orientation of a building on site, etc.,which detracts from the overall usefulness or desirability of a property. Economic Obsolescence Economic obsolescence is normally a result of adverse conditions which cause some degree of market rejection and, hence, depreciation in market values. Typically, buildings classified as dilapidated and buildings which contain vacant space are characterized by problem conditions which may not be economically curable, resulting in net rental losses and/or depreciation in market value. Site improvements, including sewer and water lines, public utility lines (gas, electric and telephone), roadways,parking areas, parking structures, sidewalks, curbs and gutters, lighting,etc., may also evidence obsolescence in terms of their relationship to contemporary development standards for such improvements. Factors of this obsolescence may include inadequate utility capacities,outdated designs,etc. Obsolete buildings contain characteristics or deficiencies which limit their long-term sound use or re-use. Obsolescence in such buildings is typically difficult and expensive to correct. Obsolete building types have an adverse effect on nearby and surrounding development and detract from the physical,functional and economic vitality of the area. Obsolescence, as a factor, should be based upon the documented presence and reasonable distribution of buildings and site improvements evidencing such obsolescence. Obsolescence is present in 51 of the 109 buildings (or 47 percent) of the Improved Area. These buildings include large and small metal industrial and commercial buildings that are of single- purpose design and construction and cannot easily be converted to other commercial or industrial use. While these types of buildings may serve a purpose for economically constructed commercial storage use, they are of single-purpose design, lack the typical components such as windows for adequate light and ventilation, contain limited mechanical equipment, lack energy efficient construction and cannot be easily or feasibly converted to accommodate other uses. Additionally, a US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 17 Elgin,Illinois June 7, 2004 number of buildings consist of older residential buildings converted to office or other commercial uses, compromising the original design and intent for which structures were initially built. The area contains a number of large and small older industrial buildings that have exceeded their economic life in terms of design and utility. A number of accessory and maintenance buildings of the EMHC campus are of limited design and lack long-term utility. Conclusion: Obsolete buildings are present to a meaningful extent in ten blocks and to a limited extent in two blocks of the Improved Area. Overall, the factor of obsolescence is present to a meaningful extent throughout the Improved Area. 3. Deterioration As defined in the Act, "deterioration"refers to, with respect to buildings, defects including, but not limited to, major defects in the secondary building components such as doors, windows, porches, gutters and downspouts, and fascia. With respect to surface improvements, the condition of roadways, alleys, curbs, gutters, sidewalks, off-street parking, and surface storage areas evidence deterioration, including, but not limited to, surface cracking, crumbling, potholes, depressions, loose paving material, and weeds protruding through paved surfaces. Based on the definition given by the Act, • Deterioration may be evident in basically sound buildings containing minor defects, such as lack of paint, loose or missing materials,or holes and cracks over limited areas. • Deterioration that is not easily correctable and cannot be accomplished in the course of normal maintenance may also be evident in buildings. Such buildings may be classified as minor deficient or major deficient buildings, depending upon the degree or extent of defects. This would include buildings with defects in the secondary building components (e.g., doors, windows, porches, gutters and downspouts, fascia materials, interior walls, ceilings, stairs etc.), and defects in primary building components (e.g., foundations, frames, roofs, floors, load-bearing walls or building systems,etc.),respectively. • All buildings and site improvements classified as dilapidated are also deteriorated. The analysis of building deterioration is based on the survey methodology and criteria described in the preceding section entitled "Building Condition Analysis." Of the total 109 buildings, 58 (or 53 percent) are classified as deteriorating. As noted in the following summary, building and structure deterioration exists within the Improved Area. Table 1, Summary of Building Conditions, summarizes the condition of all structures. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 18 Elgin,Illinois June 7, 2004 Table 1: Summary of Building Conditions Total Minor Major Substandard Percent Block Structures Sound j Deficient , Deficient j Dilapidated Deteriorated 06-23-300,* 41 17 1 2 6 16 58 06-23-400,* 06-26-101,* 06-26-201* 06-24-331 4 - 1 I 3 - 100 06-24-351 8 5 3 - - 37 06-24-376 1 1 - - - - 06-24-377 3 2 1. 1 - - 33 06-24-407 1 - - 1 - 100 06-24-408 7 151.............1 - 86 06-24-435 5 4 I 1 _ _ - - 20 _ 06-24-451 6 _...._.___..___ -.......__._....2 }--.._........__.1..._. _.___ `_ ....._... ..._-__ __! 1 67 2 - I 1 33 024-452 3 _{_._._.__......__._......._._......_._._. --._.....__..__._.....___.____i - 06-24-454 5 I 2 I 2 I 1 1 - 60 06-24-456 7 4 1 2 1 - 43 06-24-457 2 - - - 2 100 06-25-200 16 • 11 3 2 . 31 Total 109 51 21 18 19 Percent 100 47 1 20 I 16 17 53 *Elgin Mental Health Center Campus note: Tax block 06-25-101 does not have any buildings; tax blocks 06-24-126, 06-24-153, and 06-25-500 do not have buildings and are associated with rights-of-way. The conditions of the buildings within the Improved Area were determined based on observable components and the degree and distribution of minor and major defects. Components of each building found in deteriorating conditions are noted on the field survey forms previously referenced in the report and will be made available to the City. Of the total 112 buildings: • 51 buildings were classified as structurally sound; • 21 buildings were classified as minor deficient(deteriorating); • 18 buildings were classified as major deficient(deteriorating); and • 19 buildings were classified as substandard(dilapidated). In addition to building deterioration, surface areas and parking lots within industrial and commercial sites in several blocks of the Improved Area consist of poor pavement including gravel US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 19 Elgin,Illinois June 7, 2004 surfaces with pot holes and weeds. Most of the interior roads and parking areas within the EMHC campus exhibit deteriorated and broken pavement conditions. Conclusion: Deterioration as a factor is present to a major extent in 9 blocks and to a limited extent in 5 blocks. Overall, the factor of deterioration is present to meaningful extent and reasonably distributed throughout the Improved Area. 4. Illegal Use of Individual Structures As defined in the Act, "illegal use of individual structures" refers to the use of structures in violation of applicable federal, State, or local laws, exclusive of those applicable to the presence of structures below minimum code standards. No illegal uses were identified as a result of discussions with the City or as a result of the exterior field survey completed by URS•TPAP. Conclusion: The results of the analysis indicate that the factor of illegal uses of individual structures is not present in the Project Area. 5. Structures Below Minimum Code Standards As defined in the Act, the 'presence of structures below minimum code standards"refers to all structures that do not meet the standards of zoning, subdivision, building, fire, and other governmental codes applicable to property, but not including housing and property maintenance codes. As referenced in the definition above,the principal purposes of governmental codes applicable to properties are to require buildings to be constructed in such a way as to sustain safety of loads expected from the type of occupancy; to be safe for occupancy against fire and similar hazards; and/or to establish minimum standards essential for safe and sanitary habitation. Structures below minimum code standards are characterized by defects or deficiencies that threaten health and safety. Of the 109 structures in the Improved Area, 37 contain visible defects over major portions of the various building components, including advanced defects that are below the current building code and ordinance standards for existing buildings. Twenty-two of these buildings with advanced defects below local codes are located within the EMHC campus. Seven blocks contain buildings below minimum code standards to a major extent and an additional three blocks contain buildings below minimum code standards to a limited extent of the Improved Area. Conclusion: The factor of structures below minimum code standards is present to a meaningful extent and reasonably distributed throughout the Improved Area. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 20 Elgin,Illinois June 7, 2004 6. Excessive Vacancies As defined in the Act, "excessive vacancies" refers to the presence of buildings that are unoccupied or under-utilized and that represent an adverse influence on the area because of the frequency, extent, or duration of the vacancies. Vacancies are present to a major extent impacting sixteen buildings situated on the northern portion of the EMHC. In addition, vacancies are present in several industrial and commercial buildings in the area east of the Fox River. Three blocks contain excessive vacancies to a major extent and one block to a limited extent. Conclusion: The factor of "excessive vacancies" is present to limited extent in degree and distribution within the Improved Area. 7. Excessive Land Coverage and Overcrowding of Structures and Community Facilities As defined in the Act, "excessive land coverage and overcrowding of structures and community facilities" refers to the over-intensive use of property and the crowding of buildings and accessory facilities onto a site. Examples of problem conditions warranting the designation of an area as one exhibiting excessive land coverage are: the presence of buildings either improperly situated on parcels or located on parcels of inadequate size and shape in relation to present-day standards of development for health and safety and the presence of multiple buildings on a single parcel. For there to be a finding of excessive land coverage, these parcels must exhibit one or more of the following conditions: insufficient provision for light and air within or around buildings, increased threat of spread of fire due to the close proximity of buildings, lack of adequate or proper access to a public right-of-way, lack of reasonable required off-street parking, or inadequate provision for loading and service. Examples of excessive land coverage within the Improved Area include properties with buildings that are situated on most or all of the lot, which allows for no or only minimal space for off-street parking, loading and service. Excessive land coverage as a factor is present in the blocks on the east side of the Fox River and include industrial and commercial properties. Six blocks contain excessive land coverage to a major extent and one to a limited extent. Conclusion: Excessive land coverage and overcrowding of structures and community facilities as a factor is present to a meaningful extent in the east side blocks which contain the greatest number of buildings in the Improved area and, therefore, the factor is present to a meaningful extent in the Improved Area. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 21 Elgin,Illinois June 7, 2004 8. Lack of Ventilation,Light,or Sanitary Facilities As defined in the Act, lack of ventilation, light, or sanitary facilities refers to the absence of adequate ventilation for light or air circulation in spaces or rooms without windows, or that require the removal of dust, odor, gas, smoke, or other noxious airborne materials. Inadequate natural light and ventilation means the absence or inadequacy of skylights or windows for interior spaces or rooms and improper window sizes and amounts by room area to window area ratios. Inadequate sanitary facilities refers to the absence or inadequacy of garbage storage and enclosure, bathroom facilities, hot water and kitchens, and structural inadequacies preventing ingress and egress to and from all rooms and units within a building. Conclusion: The exterior survey could not properly document interior conditions of ventilation, light or sanitary facilities to determine the presence of this factor within the Improved Area. 9. Inadequate Utilities As defined in the Act, "inadequate utilities"refers to underground and overhead utilities such as storm sewers and storm drainage, sanitary sewers, water lines, and gas, telephone, and electrical services that are shown to be inadequate. Inadequate utilities are those that are: (i) of insufficient capacity to serve the uses in the redevelopment project area, (ii) deteriorated, antiquated, obsolete, or in disrepair, or (iii) lacking within the redevelopment project area. Based on the utility information provided by the City Engineering Department, gas, electric, water and sanitary sewer lines appear to adequately serve the area. The EMHC campus, however, does not contain storm sewers within the property and storm water run off is by natural drainage. Sections of the Improved Area, east of the Fox River contain combined sanitary and storm sewers. Based on the information provided, no significant problems have been identified to document the presence of inadequate utilities. However, improvements and or extensions of the existing utility system may be necessary for any new development. Conclusion: Inadequate utilities as a factor, based on data received, cannot be documented as being present in the Improved Area. 10. Deleterious Land-Use or Layout As defined in the Act, "deleterious land-use or layout" refers to the existence of incompatible land-use relationships, buildings occupied by inappropriate mixed-uses, or uses considered to be noxious, offensive, or unsuitable for the surrounding area. Deleterious layout includes evidence of improper or obsolete platting of the land, inadequate street layout, and parcels of inadequate size or shape to meet contemporary development standards. It also includes evidence of improper layout of buildings on parcels and in relation to other buildings. Examples of deleterious land uses include all instances of incompatible land-use US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 22 Elgin,Illinois June 7, 2004 relationships, single-purpose buildings converted to accommodate other activity, or occupied by inappropriate mixed-uses; or uses which may be considered noxious, offensive, or environmentally unsuitable. The Improved Area contains conflicts of isolated residential properties adjacent to and located on one block that is predominantly commercial. One block contains an industrial use and is the only non-residential use in the block. Conclusion: Overall, deleterious land-use or layout is present to a limited extent in the Improved Area. 11. Lack of Community Planning As defined in the Act, "lack of community planning" means that the proposed redevelopment project area was developed prior to or without the benefit or guidance of a community plan. This means that the development occurred prior to the adoption by the municipality of a comprehensive or other community plan or that the plan was not followed at the time of the area's development. This factor must be documented by evidence of adverse or incompatible land-use relationships, inadequate street layout, improper subdivision, parcels of inadequate shape and size to meet contemporary development standards, or other evidence demonstrating an absence of effective community planning. Much of the Improved Area was developed prior to the adoption of comprehensive development controls or an area-wide community plan for the City. The present development on parcels of varying sizes for existing uses, interior parcels which are land locked, blocks platted to form parcels of irregular size and shape, and the admixture of residential, commercial and industrial uses indicates a lack of effective approaches to comprehensive land use planning at the time of development. Conclusion: Lack of community planning as a factor is present to a meaningful extent throughout the Improved Area. 12. Environmental Remediation As defined in the Act, "environmental remediation" means that the area has incurred Illinois Environmental Protection Agency or United States Environmental Protection Agency remediation costs for, or a study conducted by an independent consultant recognized as having expertise in environmental remediation has determined a need for, the clean-up of hazardous waste, hazardous substances, or underground storage tanks required by State or federal law, provided that the remediation costs constitute a material impediment to the development or redevelopment of the redevelopment project area. • US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 23 Elgin,Illinois June 7, 2004 Based on interviews with EMHC staff and the site surveys of the EMHC campus, all of the vacant phased out buildings at the north end of the site along with numerous vacant buildings in the central portion of the property require removal of hazardous materials prior to the demolition of these structures. Terracon Consulting Engineers and Scientist are conducting a three-phase assignment to include 1) Phase I Environmental Site Assessment, 2) Pre-Demolition Asbestos Survey and 3) Preliminary Geotechnical Evaluation. The Phase I assessment indicates the presence of underground storage tanks and chemical storage requiring additional research and remediation. Conclusion: The factor of environmental remediation is present to a major extent in the large MHC . • s•• . umented in the balance of the Improved Area The factor of environmental remediation, as a result, is present to a limited extent in the Improved Area. 13. Declining or Lagging Equalized Assessed Valuation As defined in the Act, a "declining or lagging equalized assessed valuation"means that the total EAV of the proposed redevelopment project area has declined for 3 of the last 5 calendar years for which information is available or is increasing at an annual rate that is less than the balance of the municipality for 3 of the last 5 calendar years for which information is available or is increasing at an annual rate that is less than the Consumer Price Index for All Urban Consumers published by the United States Department of Labor or successor agency for 3 of the last 5 calendar years for which information is available. For all five years over the period from 1997 to 2002,the growth rate of the total equalized assessed valuation of properties comprising the Improved Area has lagged behind the growth rate of the total equalized assessed valuation for the balance of the City (total EAV of the City less the total EAV for the Project Area). Refer to Table 2 below for the specific numbers. Table 2: Growth of the Project Area vs. the City of Elgin Proposed Route 20 TIF Redevelopment Project Area Year Total EAV of the City %change Total EAV of %change of Elgin(excluding the Project Project Area) Area 1997 1,095,734,000 3,318,762 1998 1,154,059,514 5.3% 3,417,806 3.0% 1999 1,215,319,959 5.3% 3,514,629 2.8% 2000 1,270,920,281 4.6% 3,591,820 2.2% 2001 1,391,647,928 9.5% 3,769,365 4.9% 2002 1,516,212,284 9.0% 4,092,289 8.6% 2003 Not yet available 4,430,905 8.3% Average annual growth: 1997 to 6.7% 4.3% 2002 US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 24 Elgin,Illinois June 7, 2004 Conclusion: The factor of declining or lagging EAV is present to a meaningful extent in the Improved Area. C. Presence of Blighting Factors in the Vacant Area Summarized below are the conclusions of the surveys and analyses completed for each blighting factor based on existing conditions within the Vacant Area. The conclusions indicate whether the factor is found to be present within the Project Area, and the relative extent to which the factor is present. 1. Obsolete platting This factor is defined in the Act as "obsolete platting" of vacant land that results in parcels of limited or narrow size or configurations of parcels of irregular size or shape that would be difficult to develop on a planned basis and in a manner compatible with contemporary standards and requirements, or platting that failed to create rights-of-ways for streets or alleys or that created inadequate right-of-way widths for streets, alleys, or other public rights-of-way or that omitted easements for public utilities. The vacant parcels include both large and small parcels of irregular size and dimension. Six of the nine parcels are interior land-locked parcels without access from the main road (Route 31). Conclusion: Obsolete platting is present to a major extent throughout the Vacant Area. 2. Diversity of ownership Diversity of ownership is defined as ownership of parcels of land sufficient in number to retard or impede the ability to assemble the land for development. As indicated by Kane County taxpayer records, there are as many as four (4) separate public ownerships of record for the nine vacant parcels in the Vacant Area. Conclusion: Diversity of ownership is present to a meaningful extent and reasonably distributed throughout the Vacant Area. 3. Deterioration of structures or site improvements in neighboring areas adjacent to the vacant land The Vacant Area is adjacent to the EMHC portion of the Improved Area, and as explained and documented in the section above (i.e. "B. Presence of Conservation Factors in the Improved Area"), the Improved Area contains a meaningful presence and reasonable distribution of deteriorated structures and site improvements. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 25 Elgin, Illinois June 7, 2004 Conclusion: Deterioration of structures or site improvements in neighboring areas is present to a meaningful extent and reasonably distributed throughout the Vacant Area. 4. Declining or Lagging Equalized Assessed Valuation This factor is defined in the Act as follows: the total equalized assessed value of the proposed redevelopment project area has declined for 3 of the last 5 calendar years prior to the year in which the redevelopment project area is designated or is increasing at an annual rate that is less than the balance of the municipality for 3 of the last 5 calendar years for which information is — ,— --available or is increasing-atam--annual-rate-rhayis-less-than-the-Consumer-Price-Index-for All Urban Consumers published by the United States Department of Labor or successor agency for 3 of the last 5 calendar years prior to the year in which the redevelopment project area is designated. The total EAV of the Vacant Area has been $0 for the past five years with no private development or investment by the public entities. As a result, for all five of the five years over the period from 1997 to 2002, the growth rate of the total equalized assessed valuation of properties comprising the Vacant Area lagged behind the growth rate in the total EAV of the balance of the City as a whole (total EAV of the City less total Project Area EAV). Conclusion: The factor of declining or lagging EAV is present to a meaningful extent in the Vacant Area. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 26 Elgin,Illinois June 7, 2004 V. ELIGIBILITY CONCLUSIONS Project Area The Project Area meets the requirements of the Act for designation as a redevelopment project area based on a combination of findings of eligibility for both a "conservation area" and a "vacant blighted area." A summary of conservation factors and vacant blighted factors present in the Project Area are presented below. Improved Area The Improved Area meets the requirements of the Act for designation as a "conservation area." There is a meaningful presence and a reasonable distribution of six of the thirteen factors listed in the Act.These include: • Obsolescence • Deterioration • Structures below minimum code standards • Overcrowding/excessive land coverage of structures and community facilities • Declining or lagging equalized assessed valuation • Lack of community planning An additional four conservation factors are present to a limited extent within the Improved Area. • Dilapidation • Excessive vacancies • Deleterious land use or layout • Environmental remediation Vacant Area The Vacant Area meets the requirements of the Act for designation as a "vacant blighted area". Within the Vacant Area, there is a meaningful presence and a reasonable distribution of four of the six "vacant blighted area"factors(two or more are required)as set forth in the Act, including: • Obsolete platting • Diversity of ownership; US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 27 Elgin,Illinois June 7, 2004 • Deterioration of structures or site improvement in neighboring areas adjacent to the vacant portion of the Project Area;and • Declining or lagging total equalized assessed valuation. The distributions of conservation and blight factors are illustrated in Figure 4 and summarized in Table 3. Conclusions The presence of conservation factors in the Improved Area and blighting factors in the Vacant Area indicates that the Project Area has not been subject to sound growth and development and is in need of revitalization and guided growth to ensure that it will contribute to the long-term physical, economic, and social well being of the City. The Project Area contains properties and buildings of various sizes and design that are advancing in obsolescence and deterioration. The existing incompatible mix of residential and industrial uses, inappropriate uses, and declining or lagging growth in property values, in addition to other conservation and blighting factors as identified above, indicate that the Project Area as a whole has not been subject to sound growth and development through investment by private enterprise, and would not reasonably be anticipated to be developed or redeveloped without public action and the adoption of the redevelopment plan. US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 28 Elgin,Illinois June 7, 2004 a ma 11wow n me II m u mi i a amE 0 a 1♦II m I I am p .r �a�n7aarn-rati,r` I -�__„ r�lfaalii Souster Ave East Rd '�, / ® 2,3,4, 5910 2*34* d lenuana-R• 2,3,4, ' ' X10' 2 3* }-_.._.. //// / S _. `n u_n 6r 9,10 7 9 9,10 = i US Rte 20 r- o / 1 t!" S 7 a V ! 407 �40 •`�� e435• �� 1st; 31 sluff cinr Blvd " _ / 2'3* � � 2,$4,5, 9,10 -'4.44** �r m 45, ii 6,9,10 v 12:0 1,2,3,4,5, 4 i ''ti NI 8,9,10 �*�, 5021 .. = p cm 400 / 454 9,10 _.._....... mg Middle-Rd..._....__- r / j1*2 N — r / t r_ 7"-' A B,C,D% / 3,4, �r456.�I In� 2,3,4 (i i W � 4,_:_ else/ ,,�� 2'3 4' li 5'6' 4A„ n, 6;9,10 pita % 6910 910 , , , 2. , ammond Ave '�.. j Erri'----'" kb 1,2,3,4, cafeteria-D_ri I i— ® j���/ --West-Rd 201 6,7,9,10 //� b j a•s -------_-..—Soldiers Rd_.. ._ G 1 • Dana Dr 4,,99,,11 0 1y/ Improved Area Conservation Factors: �'�"— Project Boundary �,+g 1. Dilapidation Block Number 2.3. Deterioration Obsolescence• // z. Vacant Area 4. Structures below min. code standards r"'",."7,..1 Improved Area 5. Excessive Vacancies 6. Overcrowding/Excessive land coverage 7. Deleterious land use/layout Vacant Area Blight Factors: 8. Environmental remediation A. Obsolete platting 9. Declining or Lagging EAV B. Diversity of ownership 10. Lack of community planning C.Adjacent to deteriorated area Figure 4 * Limited presence of factor D. Declining or Lagging EAV Distribution of Conservation and Blight Factors ROUTE 20 TIF ELGIN, IL Tax Increment Financing Redevelopment Area U RS•TPAP l Table 3. Distribution of Conservation and Blight Factors 300/ 351/ 101/ 331 351 376 377 407 408 435 451 452 454 456 457 200 201 191/ 201 400 Dilapidation • 0 • Obsolescence • • 0 • • 0 • • • • • • Deterioration • • - 0 0 • • 0 • 0 5 • • 0 0 Structures below • • • • O • • 0 0 • 0 minimum code Excessive • • • 0 1 vacancies Excessive land • • • • • 0 • coverage Deleterious land- • • • use or layout Environmental • remediation Lack of community • • • • • • • • • • • • I• • • planning* - Declining or • • • • • • • • • • • • • • • lagging EAV* Obsolete platting • Diversity of • ownership* _ - Adjacency to deteriorating • area* Declining or • lagging EAV* 0 Present to a limited extent •Present to a meaningful extent *Factor evaluated on an area-wide basis US Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 1 , Elgin,Illinois June 7, 2004 MEMORANDUM Community Development Group Elgin,Illinois July 9, 2004 TO: William A. Cogley, Corporation Counsel FROM: Jerry Deering, Community Development Director SUBJECT: TIF Interested Parties Registry This memorandum is written to advise you that I have designated Ray Moller, Economic Development Director, as that person who will be maintaining the TIF Interested Parties Registry. Should you require any additional information regarding this matter, please contact me. D • Ammo Je 4110 ering c: Ray Moller, Economic Development Director