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HomeMy WebLinkAboutS26-04 Recorded aizice],e+K 1 .40z4-5-7 SANDY WEGMAN RECORDER KANE COUNTY, IL State of Illinois ) RECORDED ON 10/27/2004 02:51PM County of Kane) ss REC FEE: 35.00 City of Elgin ) PAGES: 14 CERTIFICATE OF CITY CLERK I, Dolonna Mecum, DO HEREBY CERTIFY that I am the duly qualified City Clerk of the City of Elgin, in the Counties of Kane and Cook in the State of Illinois, and that as such City Clerk I am the keeper and custodian of the files and records of said City of Elgin and the seal thereof. I DO FURTHER CERTIFY that the attached is a full, true, and correct copy of: ORDINANCE NO. S26-04 AN ORDINANCE APPROVING THE ELGIN ROUTE 20 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AND PLAN passed by the Elgin City Council at its legally convened meeting held on September 22, 2004. In Witness Whereof, I have hereunto set my hand and affixed the corporate seal of the City of Elgin at the said City in the County and State aforesaid this October 7, 2004. City lerk (SEAL) This instrument prepared by: Return to: William A. Cogley Dolonna Mecum Corporation Counsel Elgin City Clerk icacc— &err City of Elgin 150 Dexter Court / 150 Dexter Court Elgin, IL 60120 'A), Elgin, IL 60120 Ordinance No. S26-04 AN ORDINANCE APPROVING THE ELGIN ROUTE 20 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AND PLAN WHEREAS, the City of Elgin, Illinois (hereinafter referred to as "City") has heretofore determined that the stable economic and physical development of the City is endangered by the presence of blighting and conservation factors,with a resulting decline of the City which impairs the value of private investments and threatens the sound growth and the tax base of the City and the taxing districts having the power to tax real property in the City (the "Taxing Districts") and threatens the health, safety, morals and welfare of the public; and WHEREAS, the City has heretofore determined that in order to promote and protect the health, safety, morals and welfare of the public, blighting and conservation conditions in the City must be eradicated and that redevelopment of the City be undertaken; and that to remove and alleviate adverse conditions in the City it is necessary to encourage private investment and restore and enhance the tax base of the City and the Taxing Districts by such redevelopment; and WHEREAS, it is desirable and in the best interests of the City for the City to implement tax increment allocation financing("Tax Increment Allocation Financing")pursuant to the Illinois Tax Increment Allocation Redevelopment Act,65 ILCS 5/11-74.4-1 et seq.,as amended(the"Act"),for a proposed redevelopment project area to be known as the Elgin Route 20 Redevelopment Project Area(the"Area")described in Section 2 of this ordinance,to be redeveloped pursuant to a proposed redevelopment project and plan attached hereto as Exhibit A (the "Project and Plan"); and WHEREAS,by authority of the Mayor and the City Council of the City of Elgin(referred to herein collectively with the City Manager as the"City Council")and pursuant to Section 5/11-74.4- 5(a)of the Act,the City established an interested parties registry and,on July 9, 2004,published in a newspaper of general circulation within the City, a notice that interested persons may register in order to receive information on the proposed designation of the Area or the approval of the Project and Plan; and WHEREAS, the Project and Plan(including the related eligibility report attached thereto as an exhibit)was made available for public inspection and review pursuant to Section 5/11-74.4-5(a) of the Act since July 2, 2004, being a date not less than 10 days before the meeting of the City Council at which the City Council adopted Ordinance Number S21-04 on July 14, 2004, fixing the time and place for a public hearing ("Hearing"), at City Hall of the City of Elgin; and WHEREAS,pursuant to Section 11-74.4-5 the Act,the City has heretofore called the Hearing relative to the Project and Plan and the designation of the proposed Area as a redevelopment project area under the Act, and fixed the time and place for such Hearing, being the 8`h day of September, 2004, at 7:00 p.m. at the City of Elgin, City Hall, 150 Dexter Court, Elgin, Illinois; and 2- WHEREAS, pursuant to Section 5/11-74.4-5(a) of the Act, notice of the availability of the Project and Plan (including the related eligibility report attached thereto as an exhibit) was sent within a reasonable time after the adoption by the City Council of Ordinance Number S21-04 in the manner and to the persons, entities and parties as required by the Act; and WHEREAS,due notice of the Hearing was given pursuant to Section 5/11-74.4-6 of the Act in the manner and to the persons, entities and parties as required by the Act; and WHEREAS,the City has heretofore convened a joint review board as required by and in all respect in compliance with the provisions of the Act; and WHEREAS, a meeting of the joint review board established pursuant to Section 5/11-74.4- 5(b) of the Act (the "Board") was convened upon the provision of due notice on August 4, at 3:30 p.m. to review the matters properly coming before the Board and to allow it to provide its advisory recommendation regarding the approval of the Project and Plan,designation of the Area as a redevelopment project area pursuant to the Act and adoption of Tax Increment Allocation Financing within the Area, and other matters, if any, properly before it; and WHEREAS, the Board has forwarded to the Corporate Authorities a copy of its report attached hereto as Exhibit B,adopted on August 4,2004,recommending to the Corporate Authorities approval of the Project and Plan, among other related matters; and WHEREAS, the Hearing was conducted and adjourned on September 8, 2004; and WHEREAS, at the Hearing any interested person or affected taxing district was permitted to file with the City Clerk written objections and was heard orally in respect to any issues embodied in the notice of said Hearing, and the City heard and determined all protests and objections at the Hearing; and WHEREAS, the City has made an assessment of any financial impact of the Proposed Area on or any increased demand for services from any taxing district affected by the Project and Plan and any program to address such financial impact or increased demand; and WHEREAS, the City Council has reviewed the Project and Plan (including the related eligibility report attached thereto as an exhibit), testimony from the Hearing, if any, the recommendation of the Board, if any, and such other matters or studies as the City Council has deemed necessary or appropriate to make the findings set forth herein,and are generally informed of the conditions existing in the Area. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS: Section 1. Recitals. The above recitals are incorporated herein and made a part hereof. Section 2. The Area. The Area is legally described in Exhibit C attached hereto and incorporated herein. The street location (as near as practicable) for the Area is described in Exhibit D attached hereto and incorporated herein. The map of the Area is depicted on Exhibit E attached hereto and incorporated herein. Section 3. Findings. The City Council hereby makes the following findings as required pursuant to Section 5/11-74.4-3(n) of the Act: (a) The Area on the whole has not been subject to growth and development through investment by private enterprise and would not reasonably be anticipated to be developed without the adoption of the Project and Plan; (b) The Project and Plan conforms to the comprehensive plan for the development of the City as a whole; (c) The Project and Plan meets all of the requirements of a redevelopment plan as defined in the Act, and as set forth in the Project and Plan the Project and Plan establishes the estimated dates of completion of the redevelopment project and retirement of obligations issued to finance redevelopment project costs and those dates are not later than December 31 of the year in which payment to the municipal treasurer as provided in Subsection (b)of Section 11-74.4-8 of the Act is to be made with respect to ad valorem taxes levied in the twenty-third calendar year after the year in which the ordinance approving the redevelopment project area is adopted,and,as required pursuant to Section 5/11-74.4-7 of the Act, no such obligation shall have a maturity date greater than 20 years. Section 4. Approval of the Project and Plan. The Project and Plan which was the subject matter of the public hearing held on the 8th day of September,2004 is hereby adopted and approved pursuant to Section 5/11-74.4-4 of the Act. A copy of the Project and Plan entitled"Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan"dated September 15,2004,prepared by URS•TPAP, is set forth in Exhibit A attached hereto and incorporated herein as if set out in full by this reference. Section 5. Invalidity of Any Section. If any provision o f this ordinance shall be held to be invalid or unenforceable for any reason,the invalidity or unenforceability of such provision shall not affect any of the remaining provisions of this ordinance. Section 6. Superseder. All ordinances or parts of ordinances in conflict with the provisions of this ordinance be and are hereby repealed. Section 7. Effective Date. This ordinance shall be in full force and effect immediately upon its passage in the manner provided by law. s/Ed Schock Ed Schock, Mayor Presented: September 22, 2004 Passed: September 22, 2004 Omnibus Vote: Yeas: 6 Nays: 0 Recorded: September 23, 2004 Published: Attest: s/Dolonna Mecum Dolonna Mecum, City Clerk EXHIBIT A ELGIN ROUTE 20 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AND PLAN City of Elgin, Illinois September 15, 2004 Prepared by: URS•TPAP EXHIBIT B REPORT OF THE ELGIN ROUTE 20 JOINT REVIEW BOARD /24/C4- .c17(V-4L RCL}22 1 j jiA)--tati P-t-- toik,jiR ('/ j IT ( f '7 EXHIBIT C LEGAL DESCRIPTION OF PROJECT AREA 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 PLOTTED 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 S 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 RECORDERS 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 RECORDERS 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 WIT LIAM 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 16) 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 D STREET DESCRIPTION The Project Area is irregularly shaped. East of the Fox River, the area is generally bounded by US Route 20 on the north, portions of St. Charles Street and Elizabeth Street on the east, and the Metra rail right-of-way and the westerly extension of Hammond Avenue on the south. West of the Fox River, the 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. 19 EXHIBIT E MAP OF REDEVELOPMENT PROJECT AREA • • SEMI II NM II NM11 NM II aim II 11 IMM.RIme11 mom 11....... I oft muff oWI Soustec Ave Eut Rd NEIflN' Ct,ele0 I •.. )31-006 I �► I 3 _.._......... .....—Klrkl.ne Rs ti l. vs*4 / % -11 Il_II_a-.0�II 1M 111 11 11 c .00.010 ® \"" T = us Ree m 435 t7 oa II _ �1e i ou 11 .. o,o enol o'- ' ® Bluff i e �/I 1 -off • ,.. .......... Ifim h 000 00)2453 '476 • n /ir- oo, L 45 ,V.0:11'. �+ `I / .. mo 502 °°) :ntonAve 4 � '!•�s B�T / 41) 114 X' 611/ #013 . 1 --._--;-, lidw 151003 _ 454 1 1 oes..� / i 00`' .456/MOel Ca A o Cr) / I j `. on oo, ,! r o.377 i/ .`� ; ,00-00 j% // ® o,a-e,+ 1� , i '• l /// /�0No Imo II MO IIS IIS II�U 11 CU A I •'�•�"-•`-Avc faktedar.gr i ..: •%/S / ./ 71. CD aW Ie_ ._..__`'Dana T • `, / 'rt 0 8-p ....11. .II.... Project Boundary I I Block Number �� 040 Parcel Number M G. � 6 H ;, ` Z "3-040 Block Number-Parcel Number ifus / //: Vacant Area * These two parcels must be subdivided to match the proposed TIF Boundary. Figure 1 Project Area Boundary ROUTE 20 TIF ELGIN, IL Tax Increment Financing Redevelopment Area URS•TPA P KANE COUNTY CLERK TAX EXTENSION DEPARTMENT FILING RECEIPT 630/232-5965 DATE: q- 39-0L1 UNIT OF GOVERNMENT: (5-"° PERSON FILING: (92'2,4, (geaunfi._ - Receipt of the following named item(s) is hereby acknowledged: kc,0 oitc - 0(--( By: iictie( 411^%. DE UTY CLERK ICA-NE COUNTY C ' 50,‘,b%-k- ts • • 2210 1 4-04-6.01 SANDY WEGMAN RECORDER KANE COUNTY, IL RECORDED ON 10/27/2004 02:51PM REC PAGES: 83104.00 ELGIN ROUTE 20 4.1 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AND PLAN City of Elgin, Illinois a- This Redevelopment Plan is subject to review and comment and may be revised after comment and hearing. Q� September 15, 2004 Prepared by: URS•TPAP m —2 ?eseiept la LA-e),t,i A 6VORAJ`r in c,prJ giRmAJ 5't tic-rt‹. i (° ce) ��9 ,A) 1 to O I • • TABLE OF CONTENTS I. INTRODUCTION 1 A. Tax Increment Financing 3 B. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan 4 II. LEGAL DESCRIPTION 6 III. PROJECT AREA ELIGIBILITY CONDITIONS 9 A. Surveys and Analyses Conducted 9 B. Summary of Findings 10 IV. REDEVELOPMENT GOALS AND POLICIES 12 A. General Goals 12 B. Redevelopment Objectives 12 V. REDEVELOPMENT PROJECT 14 A. Overall Redevelopment Concept 14 B. Generalized Land Use Plan 15 C. Development and Design Objectives 17 D. Redevelopment Improvements and Activities 18 E. Redevelopment Project Costs 20 F. Sources of Funds to Pay Redevelopment Project Costs 24 G. Issuance of Obligations 25 H. Valuation of the Project Area 26 VI. LACK OF GROWTH AND DEVELOPMENT THROUGH INVESTMENT BY PRIVATE ENTERPRISE 28 VII. FINANCIAL IMPACT 29 VHI. DEMAND ON TAXING DISTRICT SERVICES 30 IX. CONFORMITY OF THE REDEVELOPMENT PLAN AND PROGRAM TO THE COMPREHENSIVE PLAN FOR THE DEVELOPMENT OF THE CITY AS A WHOLE 31 X. PHASING AND SCHEDULING 32 XL PROVISIONS FOR AMENDING THE REDEVELOPMENT PLAN 33 XII. COMMITMENT TO FAIR EMPLOYMENT PRACTICES AND AFFIRMATIVE ACTION PLAN 34 XIII. IMPACT ON INHABITED RESIDENTIAL UNITS 35 2, • TABLES, FIGURES, EXHIBITS TABLE 1: 2003 EAV BY TAX PARCEL 27 FIGURE 1: PROJECT AREA BOUNDARY 7 FIGURE 2: AERIAL 8 FIGURE 2: LAND-USE PLAN 16 EXHIBIT I PROJECT AREA LEGAL DESCRIPTION EXHIBIT H REDEVELOPMENT PROJECT COSTS EXHIBIT III ELGIN ROUTE 20 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AREA ELIGIBILITY STUDY i a I. INTRODUCTION This document, entitled Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan, is to serve as a redevelopment plan(the "Redevelopment Plan") for an area in the southeastern part of the City of Elgin (the "City") and includes all or portions of 23 tax blocks located primarily along the south right-of-way of US Route 20. East of the Fox River, the area is generally bounded by US Route 20 on the north,portions of St. Charles Street and Elizabeth Street on the east,and the Metra rail right-of-way and the westerly extension of Hammond Avenue on the south. West of the Fox River, the 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 area is subsequently referred to in this document as the Elgin Route 20 Tax Increment Financing Redevelopment Project Area (the "Project Area"). The Project Area is illustrated in Figures 1 (Project Area Boundary) and 2 (Aerial), and legally described in Section II of this Redevelopment Plan and in Exhibit Ito this Redevelopment Plan. The City of Elgin The City of Elgin is a community of approximately 95,000 persons located along the Fox River in eastern Kane County (a small area of Elgin is located within Cook County), approximately 38 miles northwest of Chicago. Interstate 90 provides access to the City's north side with three full interchanges that link to the Chicago metropolitan expressway systems. Regional access to the Fox Valley and northwest suburban area is provided by Randall Road and US 20, Illinois 25, 31, 19, and 58, as well as commuter service via Metra's Milwaukee District West Line (three commuter stations are located in Elgin). Elgin was first settled as a small agricultural community and was incorporated as a city in 1854. The City has a rich history of industrial development due to its location along what was a major east-west stagecoach and railroad route between Chicago and Galena and the service of the Fox River as a transportation route and power source to drive heavy machinery of industrial uses. Historically, important industries have included watches/timepieces (the Elgin National Watch Company opened in 1867 and was known as the largest watch factory in the world before it closed in the 1960s), dairy, automobile factories, and businesses that produced bicycles, pianos, coffee mills, sweepers, caskets, and other products. Today, Elgin is an important city of the region with a traditional and revitalizing downtown area, a range of historic and new housing choices, the Grand Victoria Riverboat casino (consistently one of the top riverboat revenue generators in Illinois),large employers,good schools,strong municipal services and many community amenities including distinctive recreation areas, the Fox River, historic districts, museums, a symphony orchestra, a performing arts center and many arts/culture/entertainment activities. Elgin has a diverse employment base with two large health care providers and many manufacturing and distribution companies located primarily within the City's industrial, corporate and business park areas. Retaining and attracting large employers and manufacturers is an important economic Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 1 Elgin,Illinois September 15,2004 i l development strategy of the City. Addressing the complex land use and site development issues associated with manufacturing and light industrial businesses (past, existing and future) is a critical aspect of this economic development strategy. Dealing with redevelopment and revitalization of older industrial areas that contain obsolete, inefficient, environmentally problematic and underutilized buildings developed in a parcel-by-parcel manner (rather than the contemporary business/industrial park approach) is especially challenging given the competition of nearby "greenfield" sites in outlying areas of the region. Tax increment financing is one of an array of economic development tools that the City has employed to overcome these and other barriers to investment by the private market. Including its initiative to adopt an updated comprehensive plan in 2004, the City has undertaken strategic planning efforts to guide growth, development and changes in a comprehensive and coordinated manner throughout the City. The City's proposed updates to its comprehensive plan establish an overall framework for land use and development, including goals and policies for the expansion of industrial and commercial activities, the reuse and redevelopment of underutilized and obsolete industrial sites, reinforcement of recreation and open space uses, and effective planning for community, public and institutional facilities. These goals form the basis for many of the recommendations presented in this Redevelopment Plan. Elgin Route 20 Tax Increment Financing Redevelopment Project Area As part of its strategy to create jobs, strengthen the local economy, address vacant, underutilized and deteriorating properties, and stimulate private investment for office and business park uses,the City engaged URS•TPAP to investigate whether the 447-acre Project Area qualifies as a "conservation area," a "blighted area," or a combination thereof, under the Illinois Tax Increment Allocation Redevelopment Act(the"Act"). URS•TPAP surveyed the area identified by the City and referred to as the Project Area to document any blighted area or conservation area factors that may exist within the Project Area. URS•TPAP documented these factors in a study entitled,`Elgin Route 20 Tax Increment Financing Redevelopment Project Area Eligibility Study" (the "Eligibility Study"), which is included as Exhibit III to this report. The Project Area and its existing conditions are briefly described below. The Project Area is approximately 447 acres in size and includes properties with buildings and site improvements (the "Improved Area") as well as vacant properties (the "Vacant Area"). The Improved Area includes various land uses and activity areas including: the large Elgin Mental Health Center campus, the IDOT facility, an Illinois Department of Human Services building, a portion of the Fox River Water Reclamation District water treatment facility, and a mixed industrial/commercial area (with a limited number of residential lots) east of the Fox River. The Improved Area represents approximately 78 percent of the land area of the Project Area (approximately 350 acres). The balance of the Project Area consists of the Vacant Area (approximately 39 acres) and streets, rail rights-of-way, and the Fox River (approximately 58 acres). 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 Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 2 Elgin,Illinois September 15, 2004 environmentally contaminated buildings/sites of the "phased out" portion of the EMHC. The EMHC opened in 1872 and currently continues to care for both civilian patients and maximum- security forensic (criminally insane) patients. The peak number of patients held at this facility was almost 7,000 in the 1940s and 1950s, but the current patient load is less than 400. The majority of the current patients are forensic patients, and the patient count is anticipated to remain steady or very gradually decline from the current level. All EMHC facility operations have been reorganized and relocated several times over the years as the patient load has declined, with all patient wards and administrative offices now located in the southern portion of the approximately 210-acre site. There are no known plans to shut down the currently operating buildings or move patients to another location. The northern portion of the campus (approximately 40 to 50 percent of the campus) is no longer utilized; several buildings have been demolished and many others are vacant, boarded and restricted due to environmental hazards. Other conditions of concern throughout the Project Area 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. Overall, the Project Area has not been subject to growth and development through investment by private enterprise and is not reasonably anticipated to be developed without the efforts and leadership of the City. The Redevelopment Plan summarizes the analyses and findings of URS•TPAP's work, which, unless otherwise noted, is the responsibility of URS•TPAP. The City is entitled to rely on the findings and conclusions of this Redevelopment Plan in designating the Project Area as a redevelopment project area under the Act. URS•TPAP has prepared this Redevelopment Plan and the Eligibility Study with the understanding that the City would rely: 1) on the findings and conclusions of the Redevelopment Plan and the related Eligibility Study in proceeding with the designation of the Project Area and the adoption and implementation of the Redevelopment Plan, and 2) on the fact that URS•TPAP has obtained the necessary information so that the Redevelopment Plan and the related Eligibility Study will comply with the Act. A. Tax Increment Financing In January 1977, TIF was made possible by the Illinois General Assembly through passage of the Tax Increment Allocation Redevelopment Act. The Act is found in Illinois Compiled Statutes, Chapter 65, Act 5, Section 11-74.4-1 et seq., as amended. The Act provides a means for municipalities, after the approval of a redevelopment plan and project, to redevelop blighted, conservation, or industrial park conservation areas and to finance redevelopment project costs (sometimes referred to as "Project Costs" or "Redevelopment Project Costs") with incremental property tax revenues. "Incremental Property Tax" or "Incremental Property Taxes" are derived from the increase in the current equalized assessed valuation ("EAV") of real property within the Project Area over and above the "Certified Initial EAV" of the real property. Any increase in EAV is then multiplied by the current tax rate which results in Incremental Property Taxes. A decline in current EAV does not result in a negative Incremental Property Tax. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 3 Elgin,Illinois September 15, 2004 To finance Project Costs, a municipality may issue obligations secured by estimated Incremental Property Taxes to be generated within the Project Area. In addition, a municipality may pledge towards payment of such obligations any part or any combination of the following: (a)net revenues of all or part of any redevelopment project; (b) taxes levied and collected on any or all property in the municipality; (c)the full faith and credit of the municipality; (d) a mortgage on part or all of the redevelopment project; or (e) any other taxes or anticipated receipts that the municipality may lawfully pledge. Tax increment financing does not generate tax revenues by increasing tax rates. This financing mechanism allows the municipality to capture, for a certain number of years, the new tax revenues produced by the enhanced valuation of properties resulting from the municipality's redevelopment program, improvements and activities, various redevelopment projects, and the assessment and reassessment of properties. All taxing districts continue to receive property taxes levied on the initial valuation of properties within the redevelopment project area. Additionally, taxing districts can receive distributions of excess Incremental Property Taxes when annual Incremental Property Taxes received exceed principal and interest obligations for that year and redevelopment project costs necessary to implement the redevelopment plan have been paid and such excess amounts are not otherwise pledged, earmarked or designated for future usage on other redevelopment projects. Taxing districts also benefit from the increased property tax base after redevelopment project costs and obligations are paid and the project area's term has expired or has been terminated. B. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan As evidenced in Section VI, the Project Area as a whole has not been subject to growth and development through private investment. Furthermore, it is not reasonable to expect that the Project Area will be redeveloped without the use of TIF. This Redevelopment Plan has been prepared in accordance with the provisions of the Act and is intended to guide improvements and activities within the Project Area in order to stimulate private investment. The goal of the City, through the implementation of this Redevelopment Plan, is that the entire Project Area be revitalized on a comprehensive and planned development basis in order to ensure that private investment in rehabilitation and new development occurs: 1. On a coordinated rather than piecemeal basis to ensure that the land use, pedestrian access, vehicular circulation, parking, service and urban design systems are functionally integrated and meet present-day principles and standards; 2. On a reasonable, comprehensive and integrated basis to ensure that conservation area factors and blighted area factors are prevented or eliminated; 3. Within a reasonable and defined time period so that the area may contribute productively to the economic vitality of the City; and The Redevelopment Plan sets forth the overall Redevelopment Project to be undertaken to accomplish the above-stated goal. During the implementation of the Redevelopment Project, the City may, from time to time, (i) undertake or cause to be undertaken public improvements and Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 4 Elgin,Illinois September 15,2004 activities as described in Section V of this Redevelopment Plan and (ii) enter into redevelopment agreements with private entities to construct, rehabilitate,renovate or restore private improvements on one or several parcels(collectively referred to as"Redevelopment Project"). This Redevelopment Plan specifically describes the Project Area and sets forth the conservation and blight factors that qualify the Project Area for designation as a combination conservation and blighted area as defined in the Act. Section II of the Redevelopment Plan contains the Project Area description and map depicting the boundaries of the Project Area. Successful implementation of this Redevelopment Plan requires that the City utilize Incremental Property Taxes and other resources in accordance with the Act to stimulate the comprehensive and coordinated development of the Project Area. Only through the utilization of TIF will the Project Area develop on a comprehensive and coordinated basis, thereby eliminating the conservation and blighted area factors,which have precluded development of the Project Area by the private sector. The use of Incremental Property Taxes will permit the City to direct, implement, and coordinate public improvements and activities to stimulate private investment within the Project Area. These improvements, activities and investments will benefit the City, its residents, and all taxing districts having jurisdiction over the Project Area. The anticipated benefits include: • An increased property tax base arising from new private development; • An increase in employment arising from new industrial and office development; • Elimination of problem conditions in the Project Area as well as general physical improvement and upgrading of properties; • Land use, vehicular circulation, parking, service area, pedestrian access and urban design systems that are functionally integrated and meet present-day principles and standards; • Improved appearance and vitality of the Project Area; • Redevelopment of the vacant and underutilized portion of the Elgin Mental Health Center Campus for an integrated light industrial,warehouse and office use; • Improvements to street infrastructure serving this important industrial and community facility location of the community; and • Improvements to community facilities including parks, open space and Fox River amenities. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 5 Elgin,Illinois September 15,2004 �/ H. LEGAL DESCRIPTION The boundaries of the Project Area have been carefully drawn to include only those contiguous parcels of real property and improvements substantially benefited by the proposed Redevelopment Project to be undertaken as part of this Redevelopment Plan. The boundaries are shown in Figure 1, Project Area Boundary,and are generally described below: The Project Area is irregularly shaped. East of the Fox River, the area is generally bounded by US Route 20 on the north,portions of St. Charles Street and Elizabeth Street on the east, and the Metra rail right-of-way and the westerly extension of Hammond Avenue on the south. West of the Fox River, the 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 legal description of the Project Area boundary is attached to this Redevelopment Plan as Exhibit I. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 6 Elgin,Illinois September 15, 2004 S_ll aam II mu II MI II 11 II—II MI II as 11 I a` x'.1141 Souster Ave IEast Rd t�/rte, I �'4a. 351-0063 II351-006 Ia - \ �II aaal 11......ll aa.11 anal II-ii�II Il aaa111 \•_0 T _ US Rte20 /.' 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I* 6. • , T. ,♦- ter' r. ..-Ai "A. r �• r' R •s J ~ • y r 1 r.- . p y *" , `,, : 1. ,Iii___ -• .-.._ aH r �t M1. / 1H 1 �^ 7101,/,„7,21P-74f-,. ..,, •*1 *...z s" /,-T ✓. •t. r4yep . }r', `? . ' ROUTE 20 TIF ELGIN, IL Tax Increment Financing Redevelopment�- U RS•T PA P III. PROJECT AREA ELIGIBILITY CONDITIONS The conditions summarized in this section are described in detail in a separate report, entitled Elgin Route 20 Tax Increment Financing Redevelopment Project Area Eligibility Study (the "Eligibility Study"). The Eligibility Study, prepared by URS•TPAP, presents the definition, application and extent of the conservation area factors and blighted area factors in the Project Area. The Eligibility Study is attached as Exhibit III to this Redevelopment Plan. The Project Area conditions documented in this section are based on surveys and analyses conducted for the City by URS•TPAP. Based on the definitions set forth in the Act, the Project Area is found to be eligible for (i) classification as an improved "conservation area" and a vacant "blighted area"(ii) designation as a redevelopment project area. A. Surveys and Analyses Conducted The summary of findings for the Project Area is based upon surveys and analyses conducted by URS•TPAP.The surveys and analyses conducted include: 1. Exterior survey of the condition and use of each building; 2. Field survey of environmental conditions covering streets, sidewalks, lighting, traffic, parking facilities, landscaping, fences and walls, and general property maintenance; 3. Analysis of existing uses and their relationships to the surroundings; 4. Comparison of current land use to the current zoning ordinance and the current zoning map; 5. Comparison of surveyed buildings to existing codes of the City; 6. Analysis of original and current platting and building size and layout; 7. Analysis of vacant portions of sites and buildings; 8. Review of the City's water and storm system maps; 9. Analysis of original and current platting, air photos and building size and layout; 10. Review of the City's building permit records; 11. Review of previously prepared plans, studies and data; 12. Review of a Phase 1 Environmental Assessment (prepared by Terracon Consulting Engineers and Scientists,4/13/04) 13. Review of Kane County Assessor records for assessed valuations and equalization factors for tax parcels in the Project Area for assessment years 1997 to 2003. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 9 Elgin,Illinois September 15,2004 1 2 B. Summary of Findings The Improved Area To meet the requirements under the Act for designation as a "conservation area," the improved portion of the Project Area must meet the prerequisite that 50 percent or more of the structures in the area are 35 years of age or more. In addition, a minimum of three factors from a total of 13 conservation area factors must be present in the area. Based on surveys, inspections and analyses of the Project Area as identified above, the improved portion of the Project Area qualifies as a conservation area. The conservation area findings are summarized as follows: • 85% 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 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, overcrowding of community facilities/excessive land coverage, declining or lagging equalized assessed valuation, and lack of community planning. • An additional four factors (dilapidation, excessive vacancies, deleterious land use/layout, and environmental remediation) are present to a more limited extent but support the overall finding of eligibility as a conservation area. • The Improved Area includes only real property and improvements thereon substantially benefited by the proposed redevelopment projectactivities and improvements. The Vacant Area To meet the requirements under the Act for designation as a "blighted area," the vacant area must qualify under either of two sets of criteria identified in Section 11-74.4-3(a)(2) and 11-74.4-3(a)(3) of the Act. The vacant portion of the Project Area is eligible as a blighted area under the first set of criteria set forth in the Act. Based on surveys, inspections and analyses of the Project Area as identified above, the vacant portion of the Project Area qualifies as a blighted area. The blighted area findings are summarized as follows: • The Vacant Area has not been used for commercial agricultural purposes in the past five years and has been subdivided; • Four 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 Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 10 Elgin,Illinois September 15, 2004 15 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. A detailed description concerning the definition, application and extent of the blighted area and conservation area factors in the Project Area is contained in the Eligibility Study. The Eligibility Study is attached as Exhibit III to this Redevelopment Plan. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 11 Elgin, Illinois September 15, 2004 114 IV. REDEVELOPMENT GOALS AND POLICIES Comprehensive and coordinated area-wide investment in new public and private improvements and facilities is essential for the successful redevelopment of the Project Area and the elimination of conditions that have impeded redevelopment of the Project Area in the past. Redevelopment of the Project Area will benefit the City through improvements in the physical environment, an increased tax base, new industrial and commercial opportunities, new jobs and job training opportunities and an increase in the vitality of the Project Area. This section identifies the general goals and objectives for redevelopment of the Project Area. Section V of this Redevelopment Plan presents more specific objectives for development and design within the Project Area, and describes the redevelopment activities the City intends to undertake to achieve the redevelopment goals and objectives presented in this Section. A. General Goals Listed below are the general goals for redevelopment of the Project Area. These goals provide overall focus and direction for this Redevelopment Plan. 1. An environment within the Project Area that will contribute more positively to the health, safety and general welfare of the City, and preserve or enhance the value of properties within and adjacent to the Project Area. 2. Elimination of the factors that qualified the Project Area as a conservation area and a blighted area. 3. An increased real estate tax base for the City and other taxing districts having jurisdiction over the Project Area. 4. Assembly of land into parcels of sufficient shape and size for disposition and redevelopment in accordance with the Redevelopment Plan, the Comprehensive Plan and contemporary development needs and standards. 5. New industrial and commercial development or redevelopment to expand the employment base of the City. B. Redevelopment Objectives Listed below are the redevelopment objectives which will guide planning decisions regarding redevelopment within the Project Area. 1. To reduce or eliminate the conditions which qualify the Project Area as a conservation area and a vacant blighted area and eliminate the influences and manifestations of physical and economic deterioration and obsolescence. 2. Create an environment and provide incentives that stimulate private investment in building rehabilitation and new construction. 3. Encourage a high-quality appearance of public and private buildings, rights-of-way, and open spaces and encourage high standards of design. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 12 Elgin,Illinois September 15, 2004 4. Encourage coordinated development of parcels and structures in order to achieve efficient building design and unified off-street parking and service facilities. 5. Where appropriate, provide adequate screening and buffering improvements between different land uses. 6. Ensure that industrial development is concentrated in areas of compatible use with minimal impacts on neighboring areas. 7. Reuse or redevelop underutilized and obsolete sites. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 13 Elgin,Illinois September 15,2004 1 V. REDEVELOPMENT PROJECT This section presents the Redevelopment Project anticipated to be undertaken by the City and by private entities in furtherance of this Redevelopment Plan. The Redevelopment Project described in this Redevelopment Plan and pursuant to the Act includes: • the overall redevelopment concept; • the land use plan; • development and design objectives; • a description of redevelopment improvements and activities; • estimated redevelopment project costs; • a description of sources of funds to pay estimated redevelopment project costs; • a description of obligations that may be issued; and • identification of the most recent EAV of properties in the Project Area and an estimate of future EAV. A. Overall Redevelopment Concept The Project Area's prime location along US Route 20 and IL Routes 25 and 31 is appropriate for industrial, employment, commercial and public uses. The redevelopment should have a coherent overall design and character that is consistent with adjacent commercial, industrial, and public uses and complementary to neighboring residential areas and the design character of the City as a whole. The redevelopment and revitalization of the Project Area should include redevelopment of vacant and underutilized properties. The northern portion of the EMHC campus should be redeveloped for a large light industrial/warehouse/office or business park use to take advantage of existing site assets that allow for an integrated site plan approach. Improvement projects should focus on new construction; street and public infrastructure improvements; open space and site amenities to include signage, landscaping and other appearance enhancements; and the provision of amenities that business owners, employers and visitors expect to find in a contemporary industrial, employment, and commercial area. Projects that conserve and enhance park and open space uses along the Fox River should be coordinated with City and regional approaches for park and open space planning, conservation and improvements. Redevelopment within the Project Area should have an overall design character that is visually distinctive to communicate the vitality of the area. The Project Area should have good accessibility and should be served by sufficient parking and a street system that provides safe and convenient access to and circulation within various land use subareas of the Project Area. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 14 Elgin,Illinois September 15, 2004 r7 B. Generalized Land Use Plan Figure 3, Land Use Plan, identifies the land uses to be in effect upon adoption of this Redevelopment Plan. This Redevelopment Plan and the redevelopment project described herein conform to the land-use development policies and standards for the City as set forth in the City's Comprehensive Plan and the proposed updates set forth in the 2003 Comprehensive Plan update draft. As indicated in this figure,the Project Area should be designated for a mix of uses consistent with this established public facility and industrial location with good regional accessibility for trucks and commercial vehicles. The land use plan for the Project Area includes: • Light Industrial, Warehouse/Distribution, Office. The northern portion of the EMHC campus should be redeveloped to accommodate light industrial/warehouse/office facility uses. • Public/Institutional Facilities. The southern portion of the EMHC campus should be maintained for public, institutional and community facilities. The properties generally along the eastern frontage of IL Route 31 and a portion of the southern frontage of Route 20 also should be retained or developed for public, institutional and community facility uses to complement the existing cluster of public uses. The Fox River Water Reclamation District water treatment facility should be retained as a public/institutional use. • Parks and Open Space. The parcels along the west side of the Fox River, should be retained or enhanced for park and open space uses. A greenway along the eastern banks of the Fox River should also be established or retained. • General Industrial. Most of the properties on the east side of the Fox River should be retained or redeveloped for general industrial uses. • Mixed Use Center. The parcels clustered at the intersection of US Route 20 and St. Charles Street should be developed for a mix of commercial uses (the properties east of Elizabeth Street and the area north of Bluff City Boulevard and east of Grace Street). The land uses should be arranged and located so that there is a sensitive transition between industrial and commercial uses in order to minimize conflicts between different land uses. 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Project Boundary E s••• 0 .•.•.•.•.• Public/Institutional Facilities 3)m c ty 7k. Light Industrial, Warehouse/Distribution, Office .--.v z m 3 awsss General Industrial co v, gr Mixed Use Center A Parks/Open Space Figure 3 Land Use Plan ,........ -s› ROUTE 20 TIF ELGIN, IL Tax Increment Financing Redevelopment Area URS•TPAP C. Development and Design Objectives Listed below are the specific development and design objectives that will assist the City in directing and coordinating public and private improvement and investment within the Project Area in order to achieve the general goals and objectives identified in Section IV of this Redevelopment Plan. Land Use and Site Development • Enhance the City's tax base by returning vacant, underutilized and publicly owned properties to the tax rolls. • Promote quality new industrial, light industrial, office, and commercial developments in the Project Area. • Encourage land use arrangements that buffer adjacent residential neighborhoods from more intensive uses,traffic patterns and other impacts. Site Development • Encourage parcel consolidation in order to achieve sufficient landmass to permit efficient building design and unified off-street parking and service facilities. • Promote the use of architectural treatments and landscaping around all sides of new buildings to add visual interest. • Ensure that all commercial parking areas are paved, striped, lighted, well maintained and properly drained. • Ensure that private development and redevelopment improvements to sites and streetscapes are consistent with public improvement goals and plans. Urban Design • Promote the use of landscaping and attractive fencing to screen dumpsters, waste collection areas, loading and service areas, and the perimeter of parking lots and other vehicular use areas. • Provide adequate screening and buffering between different land uses. • Ensure high quality and harmonious architectural and landscape design throughout the Project Area. Transportation and Infrastructure • Upgrade public utilities and infrastructure, as required. • As appropriate, install improvements related to traffic engineering and controls, including improvements related to access, ingress, egress,movement,parking and signalization. • Where feasible and appropriate, improve street surface conditions, sidewalks, curbs and gutters, and street lighting. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 17 Elgin,Illinois September 15,2004 D. Redevelopment Improvements and Activities The City proposes to achieve its redevelopment goals and objectives for the Project Area through the use of public financing techniques including, but not limited to, tax increment financing, to undertake some or all of the activities and improvements authorized under the Act, including the activities and improvements described below. The City also maintains the flexibility to undertake additional activities and improvements authorized under the Act, if the need for activities or improvements changes as redevelopment occurs in the Project Area. The City may enter into redevelopment agreements with public or private entities for the furtherance of this Redevelopment Plan. Such redevelopment agreements may be for the assemblage of land; the construction, rehabilitation, renovation or restoration of improvements or facilities; the provision of services; or any other lawful purpose. Redevelopment agreements may contain terms and provisions, which are more specific than the general principles set forth in this Redevelopment Plan. 1. Analysis,Administration, Studies, Surveys, Legal,Marketing,etc. The City may undertake or engage professional consultants, engineers, architects, attorneys, etc. to conduct various analyses, studies, surveys, administration or legal services to establish, implement and manage the Redevelopment Plan. The City may also undertake the cost of marketing sites within the Project Area to prospective businesses, developers and investors. 2. Property Assembly,Site Preparation and Environmental Remediation Property acquisition and land assembly by the private sector in accordance with this Redevelopment Plan will be encouraged by the City. To meet the goals and objectives of this Redevelopment Plan, the City may acquire and assemble any and all property within the Project Area. Land assemblage by the City may be by purchase, exchange, donation, lease, or eminent domain and may be for the purpose of: (a) sale, lease or conveyance to private developers or other public bodies; or(b) sale, lease, conveyance or dedication for the construction of public improvements or facilities. Furthermore, the City may require written redevelopment agreements with developers before acquiring any properties. As appropriate, the City may devote acquired property to temporary uses until such property is scheduled for disposition and development. Property assembly may also include demolition of buildings, site preparation, and site improvements that serve as an engineered barrier to ground level or below ground level environmental contamination. 3. Provision of Public Works or Improvements The City may provide public improvements and facilities that are necessary to service the Project Area in accordance with the Redevelopment Plan and the Comprehensive Plan. Public improvements and facilities may include,but are not limited to,the following: Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 18 Elgin,Illinois September 15, 2004 • a) Streets,Sidewalks and Utilities It is anticipated that public infrastructure and utility improvements may be necessary to adequately serve the Project Area and potential new development. b) Open Space and Parks Improvements to existing parks, natural areas and open spaces may be undertaken to enhance access, amenities or conservation efforts. c) Landscaping Landscape/buffer improvements, streetscape improvements and general beautification improvements may be provided. 4. Relocation In the event that residents, active businesses or other occupants are displaced by the public acquisition of property, they may be relocated and may be provided with fmancial assistance and advisory services. Relocation services in conjunction with property acquisition will be provided in accordance with City policy. 5. Job Training and Related Educational Programs Programs designed to increase the skills of the labor force that would take advantage of the employment opportunities within the Project Area may be implemented. 6. Building Rehabilitation The City may reimburse all or a portion of the costs incurred by property or business owners that undertake building rehabilitation projects in furtherance of the objectives of this Redevelopment Plan. 7. Interest Subsidies Funds may be provided to redevelopers for a portion of interest costs incurred by a redeveloper related to the construction, renovation or rehabilitation of a redevelopment project provided that: (a) such costs are to be paid directly from the special tax allocation fund established pursuant to the Act; (b) such payments in any one year may not exceed 30 percent of the annual interest costs incurred by the redeveloper with respect to the redevelopment project during that year; (c) if there are not sufficient funds available in the special tax allocation fund to make an interest payment, then the amounts so due shall accrue and be payable when sufficient funds are available in the special tax allocation fund; (d) the total of such interest payments paid pursuant to the Act may not exceed 30 percent of the total (i) cost paid or incurred by a redeveloper for a redevelopment project plus (ii) redevelopment project costs excluding any property assembly costs and any relocation costs incurred by the City pursuant to the Act; and Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 19 Elgin,Illinois September 15, 2004 (e) the cost limits set forth in this paragraph in subparagraphs (b) and (d) above shall be modified to permit payment of up to 75 percent of interest costs incurred by a redeveloper for the financing of rehabilitated or new housing units for low-income households and very low-income households, as defined in Section 3 of the Illinois Affordable Housing Act. E. Redevelopment Project Costs The various redevelopment expenditures which are eligible for payment or reimbursement under the Act are reviewed below. Following this review is a list of estimated redevelopment project costs that are deemed necessary to implement this Redevelopment Plan (the "Redevelopment Project Costs"). Eligible Redevelopment Project Costs Redevelopment project costs include the sum total of all reasonable or necessary costs incurred, estimated to be incurred, and any costs incidental to this Redevelopment Plan pursuant to the Act. Such costs may include,without limitation,the following: (1) Costs of studies, surveys, development of plans and specifications, implementation and administration of the redevelopment plan including but not limited to, staff and professional service costs for architectural, engineering, legal, financial, planning or other services, provided that no charges for professional services are based on a percentage of the tax increment collected except that on and after November 1, 1999, no contracts for professional services, excluding architectural and engineering services, may be entered into if the terms of the contract extend beyond a period of 3 years. In addition, "redevelopment project costs" shall not include lobbying expenses; (2) The cost of marketing sites within the redevelopment project area to prospective businesses,developers,and investors; (3) Property assembly costs, including but not limited to, acquisition of land and other property, real or personal, or rights or interests therein, demolition of buildings, site preparation, site improvements that serve as an engineered barrier addressing ground level or below ground environmental contamination, including, but not limited to parking lots and other concrete or asphalt barriers, and the clearing and grading of land; (4) Costs of rehabilitation, reconstruction or repair or remodeling of existing public or private buildings, fixtures, and leasehold improvements; and the cost of replacing an existing public building if pursuant to the implementation of a redevelopment project the existing public building is to be demolished to use the site for private investment or devoted to a different use requiring private investment; (5) Costs of the construction of public works or improvements; except that on and after November 1, 1999, redevelopment project costs shall not include the cost of constructing a new municipal public building principally used to provide offices, storage space, or conference facilities or vehicle storage, maintenance, or repair for administrative, public safety, or public works personnel and that is not Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 20 Elgin,Illinois September 15, 2004 `3 intended to replace an existing public building as provided under paragraph(3) of subsection (g) of Section 11-74.4-3 unless either (i) the construction of the new municipal building implements a redevelopment project that was included in a redevelopment plan that was adopted by the municipality prior to November 1, 1999 or (ii) the municipality makes a reasonable determination in the redevelopment plan supported by information that provides the basis for that determination, that the new municipal building is required to meet an increase in the need for public safety purposes anticipated to result from the implementation of the redevelopment plan; (6) Costs of job training and retraining projects, including the cost of "welfare to work" programs implemented by businesses located within the redevelopment project area; (7) Financing costs including, but not limited to, all necessary and incidental expenses related to the issuance of obligations and which may include payment of interest on any obligations issued hereunder including interest accruing during the estimated period of construction of any redevelopment project for which such obligations are issued and for a period not exceeding 36 months following completion and including reasonable reserves related thereto; (8) To the extent the municipality by written agreement accepts and approves the same, all or a portion of a taxing district's capital costs resulting from a redevelopment project necessarily incurred or to be incurred in furtherance of the objectives of the redevelopment plan and project; (9) Relocation costs to the extent that a municipality determines that relocation costs shall be paid or is required to make payment of relocation costs by federal or state law; (10) Payment in lieu of taxes as defined in the Act; (11) Costs of job training, retraining, advanced vocational education or career education, including but not limited to courses in occupational, semi-technical or technical fields leading directly to employment, incurred by one or more taxing districts, provided that such costs (i) are related to the establishment and maintenance of additional job training, advanced vocational education or career education programs for persons employed or to be employed by employers located in a redevelopment project area; and (ii) when incurred by a taxing district or taxing districts other than the municipality, are set forth in a written agreement by or among the municipality and the taxing district or taxing districts, which agreement describes the program to be undertaken including but not limited to,the number of employees to be trained, a description of the training and services to be provided, the number and type of positions available or to be available, itemized costs of the program and sources of funds to pay for the same, and the term of the agreement. Such costs include, specifically, the payment by community college districts of costs pursuant to Sections 3-37, 3-38, 3-40, and 3-40.1 of the Public Community College Act (as cited in the Act) and by school districts of costs Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 21 Elgin,Illinois September 15, 2004 ,2-`1 pursuant to Sections 10-22.20a and 10-23.3a of the School Code (as cited in the Act); (12) Interest costs incurred by a redeveloper related to the construction, renovation or rehabilitation of a redevelopment project provided that: (A) such costs are to be paid directly from the special tax allocation fund established pursuant to this Act; (B) such payments in any one year may not exceed 30 percent of the annual interest costs incurred by the redeveloper with regard to the redevelopment project during that year; (C) if there are not sufficient funds available in the special tax allocation fund to make the payment pursuant to this provision, then the amount so due shall accrue and be payable when sufficient funds are available in the special tax allocation fund; (D) the total of such interest payments incurred pursuant to the Act may not exceed 30 percent of the total: (i)costs paid or incurred by the redeveloper for such redevelopment project plus (ii) redevelopment project costs excluding any property assembly costs and any relocation costs incurred by a municipality pursuant to the Act; (E) the cost limits set forth in subparagraphs (B) and (D) of paragraph (12) shall be modified for the financing of rehabilitated or new housing units for low-income households and very low-income households, as defined in Section 3 of the Illinois Affordable Housing Act. The percentage of 75% shall be substituted for 30% in subparagraphs (B) and (D) of paragraph(12). (F) Instead of the eligible costs provided by subparagraphs (B) and (D) of paragraph (12), as modified by this subparagraph, and notwithstanding any other provisions of this Act to the contrary, the municipality may pay from tax increment revenues up to 50% of the cost of construction of new housing units to be occupied by low-income households and very low- income households as defined in Section 3 of the Illinois Affordable Housing Act. The cost of construction of those units may be derived from the proceeds of bonds issued by the municipality under this Act or other constitutional or statutory authority or from other sources of municipal revenue that may be reimbursed from tax increment revenues or the proceeds of bonds issued to finance the construction of that housing. The eligible costs provided under this subparagraph (F) of paragraph (12) shall be an eligible cost for the construction, renovation,and rehabilitation of all low and very low-income housing units, as defined in Section 3 of the Illinois Affordable Housing Act, within the redevelopment project area. If the low and very low-income units are part of a residential redevelopment project that includes units not affordable to low and very low-income households, only the low and very low-income units shall be eligible for benefits under subparagraph (F) of paragraph (12). The Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 22 Elgin,Illinois September 15,2004 h �f� standards for maintaining the occupancy by low-income households and very low-income households, as defined in Section 3 of the Illinois Affordable Housing Act, of those units constructed with eligible costs made available under the provisions of this subparagraph (F) of paragraph (12) shall be established by guidelines adopted by the municipality. The responsibility for annually documenting the initial occupancy of the units by low-income households and very low-income households, as defined in Section 3 of the Illinois Affordable Housing Act, shall be that of the then current owner of the property. For ownership units, the guidelines will provide, at a minimum, for a reasonable recapture of funds, or other appropriate methods designed to preserve the original affordability of the ownership units. For rental units, the guidelines will provide, at a minimum, for the affordability of rent to low and very low-income households. As units become available, they shall be rented to income- eligible tenants. The municipality may modify these guidelines from time to time; the guidelines, however, shall be in effect for as long as tax increment revenue is being used to pay for costs associated with the units or for the retirement of bonds issued to finance the units or for the life of the redevelopment project area,whichever is later. (13) Unless explicitly provided in the Act, the cost of construction of new privately owned buildings shall not be an eligible redevelopment project cost. (14) After November 1, 1999, none of the redevelopment project costs enumerated in this subsection shall be eligible redevelopment project costs if those costs would provide direct financial support to a retail entity initiating operations in the redevelopment project area while terminating operations at another Illinois location within 10 miles of the redevelopment project area but outside the boundaries of the redevelopment project area municipality. For purposes of this paragraph,termination means a closing of a retail operation that is directly related to the opening of the same operation or like retail entity owned or operated by more than 50% of the original ownership in a redevelopment project area but it does not mean closing an operation for reasons beyond the control of the retail entity, as documented by the retail entity, subject to a reasonable finding by the municipality that the current location contained inadequate space, had become economically obsolete, or was no longer a viable location for the retailer or serviceman. If a special service area has been established pursuant to the Special Service Area Tax Act, [35 ILCS 235/0.01 et. seq.] then any tax increment revenues derived from the tax imposed pursuant to the Special Service Area Tax Act may be used within the redevelopment project area for the purposes permitted by the Special Service Area Tax Act as well as the purposes permitted by the Act. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 23 Elgin,Illinois September 15, 2004 714' Estimated Redevelopment Project Costs A range of redevelopment activities and improvements will be required to implement this Redevelopment Plan. The activities and improvements and their estimated costs are set forth in Exhibit II of this Redevelopment Plan. All estimates are based on 2004 dollars. Funds may be moved from one line item to another or to an eligible cost category described in this Redevelopment Plan at the City's discretion. To the extent that municipal obligations have been issued to pay for such Redevelopment Project Costs prior to, and in anticipation of, the adoption of TIF,the City shall be reimbursed from Incremental Property Taxes for such Project Costs. Redevelopment Project Costs described in this Redevelopment Plan are intended to provide an upper estimate of expenditures. Within this upper estimate, adjustments may be made in line items without amending this Redevelopment Plan. In the event the Act is amended by the General Assembly after the date of the approval of this Redevelopment Plan by the City to (a) include new eligible redevelopment project costs, or (b) expand the scope or increase the amount of existing eligible redevelopment project costs (such as, for example, by increasing the amount of incurred interest costs that may be paid under 65 ILCS 5/1-74.4-3(q)(11)), this Redevelopment Plan shall be deemed to incorporate such additional, expanded or increased eligible redevelopment project costs under the Redevelopment Plan to the extent permitted by the Act. In the event of such amendment(s) to the Act, the City may add any new eligible redevelopment project costs as a line item in Exhibit II or otherwise adjust the line items in Exhibit II without amendments to this Redevelopment Plan, to the extent permitted by the Act. Increases in estimated total Redevelopment Project Costs of more than five percent, after adjustment for inflation from the date of the Redevelopment Plan adoption, are subject to the Redevelopment Plan amendment procedures as provided under the Act. F. Sources of Funds to Pay Redevelopment Project Costs Funds necessary to pay for Redevelopment Project Costs and secure municipal obligations issued for such costs are to be derived primarily from Incremental Property Taxes. Other sources of funds which may be used to pay for Redevelopment Project Costs or secure municipal obligations are land disposition proceeds, state and federal grants, investment income, private financing and other legally permissible funds the City may deem appropriate. The City may incur Redevelopment Project Costs,which are paid for from funds of the City other than Incremental Property Taxes, and the City may then be reimbursed for such costs from Incremental Property Taxes. Also, the City may permit the utilization of guarantees, deposits and other forms of security made available by private sector developers. Additionally, the City may utilize revenues, other than State sales tax increment revenues, received under the Act from one redevelopment project area for eligible costs in another redevelopment project area that is either contiguous to, or is separated only by a public right-of-way from,the redevelopment project area from which the revenues are received. The Project Area is contiguous to the Elgin Central Area Tax Increment Financing Redevelopment Project Area and may, in the future, be contiguous to or separated by only a public right-of-way from other redevelopment project areas created under the Act. The City may utilize net Incremental Property Taxes received from the Project Area to pay eligible redevelopment project costs, or obligations issued to pay such costs, in other contiguous redevelopment project areas or Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 24 Elgin,Illinois September 15,2004 1 redevelopment project areas separated only by a public right-of-way, and vice versa. The amount of revenue from the Project Area,made available to support such contiguous redevelopment project areas, or those separated only by a public right-of-way, when added to all amounts used to pay eligible Redevelopment Project Costs within the Project Area, shall not at any time exceed the total Redevelopment Project Costs described in this Redevelopment Plan. The Project Area may become contiguous to, or be separated only by a public right-of-way from, redevelopment project areas created under the Industrial Jobs Recovery Law(65 ILCS 5/11-74.6-1, et seq.). If the City fmds that the goals, objectives and financial success of such contiguous redevelopment project areas or those separated only by a public right-of-way are interdependent with those of the Project Area, the City may determine that it is in the best interests of the City and in furtherance of the purposes of the Redevelopment Plan that net revenues from the Project Area be made available to support any such redevelopment project areas. The City therefore proposes to utilize net incremental revenues received from the Project Area to pay eligible redevelopment project costs (which are eligible under the Industrial Jobs Recovery Law referred to above) in any such areas and vice versa. Such revenues may be transferred or loaned between the Project Area and such areas. The amount of revenue from the Project Area so made available,when added to all amounts used to pay eligible Redevelopment Project Costs within the Project Area or other areas as described in the preceding paragraph, shall not at any time exceed the total Redevelopment Project Costs described in Exhibit II of this Redevelopment Plan. G. Issuance of Obligations The City may issue obligations secured by Incremental Property Taxes pursuant to Section 11- 74.4-7 of the Act. To enhance the security of a municipal obligation, the City may pledge its full faith and credit through the issuance of general obligation bonds. Additionally, the City may provide other legally permissible credit enhancements to any obligations issued pursuant to the Act. All obligations issued by the City pursuant to this Redevelopment Plan and the Act shall be retired within twenty (20) years of their date of issuance, and no later than December 31 of the year in which the payment to the municipal treasurer is to be paid with respect to ad valorem taxes levied in the twenty-third calendar year after the year in which the ordinance approving the Project Area and the Redevelopment Plan was adopted, such ultimate retirement date occurring on December 31,2028. In addition to paying Redevelopment Project Costs, Incremental Property Taxes may be used for the scheduled retirement of obligations, mandatory or optional redemptions, establishment of debt service reserves and bond sinking funds and any other lawful purpose. To the extent that Incremental Property Taxes are not needed for these purposes, any excess Incremental Property Taxes shall then become available for distribution annually to taxing districts having jurisdiction over the Project Area in the manner provided by the Act. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 25 Elgin,Illinois September 15, 2004 H. Valuation of the Project Area 1. Most Recent EAV of Properties in the Project Area The most recent EAV of all taxable parcels in the Project Area is estimated to total $4,618,227. This EAV is based on 2003 assessed valuations and is subject to verification by the County Clerk. After verification, the final figure shall be certified by the County Clerk of Kane County, Illinois. This certified amount shall become the Certified Initial EAV from which all Incremental Property Taxes in the Project Area will be calculated by Kane County. The 2003 EAV of the Project Area is summarized below by tax parcel in Table 1,2003 EAV by Tax Parcel. 2. Anticipated Equalized Assessed Valuation By the year 2027 (collection year 2028) and following the completion of at least one major redevelopment project, the EAV of the Project Area is estimated to total approximately $21 to $24 million. This estimate is based on several key assumptions, including: 1) redevelopment of the Project Area will occur in a timely manner; 2) construction of a 1,060,000 square foot industrial storage/processing facility on the northern half of the Elgin Mental Health Center Site, assumed to be constructed and occupied by late 2006; 3) the EAV of the Project Area will grow at the rate of 2.0 percent per annum; and 4) a state equalization factor of 1.0000 is used in all years to calculate estimated EAV. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 26 Elgin,Illinois September 15, 2004 Gj Table 1: 2003 EAV by Tax Parcel Count PIN 2003 Total EAV($) Count PIN 2003 Total EAV($) 1 6-23-300-006 0 45 6-24-435-011 30,240 2 6-23-400-002 0 46 6-24-435-012 3,042 3 6-23-400-007 0 47 6-24-451-001 45,746 4 6-23-400-009 0 48 6-24-451-002 222,830 5 6-23-400-010 0 49 6-24-451-004 393,143 6 6-24-126-006 0 50 6-24-451-005 59,752 7 6-24-153-004 0 51 6-24-451-006 1,542 8 6-24-331-001 7,107 52 6-24-452-001 64,635 9 6-24-331-002 3,336 53 6-24-452-002 49,314 10 6-24-331-003 3,246 54 6-24-452-003 43,916 11 6-24-331-004 3,246 55 6-24-453-001 98,183 12 6-24-331-005 3,246 56 6-24-454-001 101,597 13 6-24-331-006 348,102 57 6-24-454-004 108,409 14 6-24-351-005 0 58 6-24-454-005 9,809 15 6-24-351-006 0 59 6-24-454-006 86,933 16 6-24-351-007 0 60 6-24-454-009 92,250 17 6-24-351-008 0 61 6-24-454-013 368,255 18 6-24-376-001 0 62 6-24-456-002 50,531 19 6-24-376-002 0 63 6-24-456-009 54,827 20 6-24-377-001 0 64 6-24-456-010 79,183 21 6-24-377-002 0 65 6-24-456-011 9,716 22 6-24-377-004 0 66 6-24-456-012 88,312 23 6-24-377-005 114,136 67 6-24-456-013 79,757 24 6-24-377-006 109,297 68 6-24-456-014 69,120 25 6-24-407-010 223,691 69 6-24-456-015 64,502 26 6-24-408-002 4,830 70 6-24-457-005 59,298 27 6-24-408-003 5,850 71 6-24-476-001 24,422 28 6-24-408-004 5,850 72 6-24-502-002 0 29 6-24-408-005 56,342 73 6-24-502-007 0 30 6-24-408-006 41,580 74 6-24-502-008 0 31 6-24-408-007 40,644 75 6-24-502-011 0 32 6-24-408-008 44,888 76 6-25-101-008 0 33 6-24-408-009 54,462 77 6-25-101-011 0 34 6-24-408-010 40,703 78 6-25-200-005 6,169 35 6-24-408-011 19,881 79 6-25-200-006 7,232 36 6-24-408-012 154,465 80 6-25-200-007 91,415 37 6-24-408-013 22,748 81 6-25-200-023 241,576 38 6-24-408-016 19,355 82 6-25-200-024 114,063 39 6-24-408-017 30,717 83 6-25-200-025 277,188 40 6-24-408-018 18,752 84 6-25-200-028 25,878 41 6-24-435-001 45,429 85 6-26-101-003 0 42 6-24-435-002 38,618 86 6-26-201-016 0 43 6-24-435-003 8,541 87 6-26-201-024 0 44 6-24-435-004 26,380 88 6-26-201-027 0 89 6-26-201-031 0 Total $4,618,227 Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 27 Elgin,Illinois September 15, 2004 3 Q VI. LACK OF GROWTH AND DEVELOPMENT THROUGH INVESTMENT BY PRIVATE ENTERPRISE As described in Section III of this Redevelopment Plan, the Project Area as a whole is adversely impacted by the presence of numerous conservation area and vacant blighted area factors, which represent impediments to sound growth and development. The lack of private investment is evidenced by the following: • Of the 107 buildings in the Project Area, 85% are 35 years of age or older. • 57 of the 107 buildings (53%) within the Project Area are classified as exhibiting deterioration on some or all components (19 buildings indicate severe deterioration and are considered dilapidated). • In addition to "deterioration," five other conservation area factors are present to a meaningful extent and reasonably distributed in the Improved Area, including obsolescence, structures below minimum code standards, overcrowding of community facilities/excessive land coverage, declining or lagging equalized assessed valuation, and lack of community planning. • While the Improved Area qualifies as a"conservation area,"on the whole,several blocks or subareas have been documented as blighted (including much of the EMHC 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. • For four of the years over the period from 1997 to 2002, the annual growth rate of the total equalized assessed valuation of properties comprising the Improved Area has lagged behind the annual 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). • Between 1997 and 2002, the EAV of the Project Area increased at an average annual rate of 4.5% per year. Over the same period, the EAV for the balance of the City as a whole increased at an average annual rate of 6.7%--a rate nearly one and one-half times that of the Project Area. The Project Area on the whole has not been subject to growth and development through investment by private enterprise. The Project Area would not reasonably be anticipated to be developed without the efforts and leadership of the City, which includes the adoption of tax increment financing and this Redevelopment Plan. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 28 Elgin,Illinois September 15,2004 3 VII. FINANCIAL IMPACT Without the adoption of this Redevelopment Plan and TIF, the Project Area is not reasonably expected to be redeveloped by private enterprise. In the absence of City-sponsored redevelopment initiatives there is a prospect that conservation area conditions will continue to exist and spread, and the Project Area on the whole and adjacent properties will become less attractive for new development, redevelopment and rehabilitation of existing buildings. In the absence of City- sponsored redevelopment initiatives, erosion of the assessed valuation of property in and outside of the Project Area could lead to a reduction of real estate tax revenue to all taxing districts. Section V of this Redevelopment Plan describes the comprehensive Redevelopment Project proposed to be undertaken by the City to create an environment in which private investment can occur. The Redevelopment Project will be staged over a period of years consistent with local market conditions and available financial resources required to complete the various redevelopment improvements and activities as well as the Redevelopment Project set forth in this Redevelopment Plan. Successful implementation of this Redevelopment Plan is expected to result in new private investment in rehabilitation of viable existing buildings and new construction on a scale sufficient to eliminate deteriorating problem conditions and to return the area to a long-term sound condition. The Redevelopment Project is expected to have both short- and long-term positive financial impacts on the taxing districts affected by the Redevelopment Plan. In the short-term, the City's effective use of TIF can be expected to stabilize existing assessed values in the Project Area, thereby stabilizing the existing tax base for local taxing agencies. In the long-term, after the completion of all redevelopment improvements and activities, the Redevelopment Project and the payment of all Redevelopment Project Costs and municipal obligations, the taxing districts will benefit from an enhanced tax base, which results from the increase in EAV caused by the Redevelopment Project. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 29 Elgin,Illinois September 15, 2004 VIII.DEMAND ON TAXING DISTRICT SERVICES The Redevelopment Plan provides for mixed-use development activity within the Project Area. The exact number and type of new development is not known at this time. It is anticipated that redevelopment projects implemented as part of the Redevelopment Project and Plan may cause increased demand for services or capital improvements on some of the taxing districts. The Project Area is comprised of properties located within four tax codes. The taxing agencies that currently levy taxes against property in the Project Area are: Kane County,Elgin Township,City of Elgin, Elgin Community College 509, Fox River Water Reclamation District, Kane County Forest Preserve, Elgin Township Road District, Elgin School District U46, and the Gail Borden Library. It is expected that the replacement of vacant and underutilized properties with new commercial, industrial and public facility development will increase the demand for services such as police protection, park and open space maintenance, sanitary collection, sanitary and storm sewage treatment, etc. However, it is expected that any increase in demand for City and other impacted taxing districts'services can be adequately handled by existing services and facilities. Therefore,at this time, no special programs are proposed for potentially impacted taxing districts. Should demand increase so that it exceeds existing service and program capabilities, the City will work with the affected taxing district to determine what, if any,program is necessary to provide adequate services. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 30 Elgin,Illinois September 15, 2004 IX. CONFORMITY OF THE REDEVELOPMENT PLAN AND PROGRAM TO THE COMPREHENSIVE PLAN FOR THE DEVELOPMENT OF THE CITY AS A WHOLE This Redevelopment Plan and the Redevelopment Project described herein conform to the land uses of the City as set forth in the City's Comprehensive Plan and the proposed updates set forth in the 2003 Comprehensive Plan update draft. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 31 Elgin,Illinois September 15, 2004 z 3 X. PHASING AND SCHEDULING A phased implementation strategy will be utilized to achieve comprehensive and coordinated redevelopment of the Project Area. It is anticipated that City expenditures for Project Costs will be carefully staged on a reasonable and proportional basis to coincide with Redevelopment Project expenditures by private developers and the receipt of Incremental Property Taxes by the City. The estimated date for completion of the Redevelopment Project is no later than December 31 of the year in which the payment to the City treasurer as provided in the Act is to be made with respect to ad valorem taxes levied in the twenty-third calendar year following the year in which the ordinance approving the Project Area is adopted(i.e. assuming City Council approval of the Project Area and Redevelopment Plan in 2004,by December 31,2028). Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 32 Elgin,Illinois September 15,2004 XI. PROVISIONS FOR AMENDING THE REDEVELOPMENT PLAN This Redevelopment Plan may be amended pursuant to the Act. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 33 Elgin,Illinois September 15,2004 r^ • XII. COMMITMENT TO FAIR EMPLOYMENT PRACTICES AND AFFIRMATIVE ACTION PLAN The City is committed to and will affirmatively implement the following principles with respect to the Redevelopment Plan: A) The assurance of equal opportunity in all personnel and employment actions with respect to the Redevelopment Plan, including, but not limited to: hiring, training, transfer, promotion, discipline, fringe benefits, salary, employment working conditions, termination, etc., without regard to race, color, religion, sex, age, handicapped status, national origin, creed or ancestry. B) This commitment to affirmative actions will ensure that all members of the protected groups are sought out to compete for all job openings and promotional opportunities. In order to implement these principles for this Redevelopment Plan, the City shall require and promote equal employment practices and affirmative action on the part of itself and its contractors and vendors. In particular, parties engaged by the City shall be required to agree to the principles set forth in this section. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 34 Elgin,Illinois September 15, 2004 XIII.IMPACT ON INHABITED RESIDENTIAL UNITS As set forth in the Act, if the redevelopment plan for a redevelopment project area would result in the displacement of residents from 10 or more inhabited residential units, or if the redevelopment project area contains 75 or more inhabited residential units and a municipality is unable to certify that no displacement will occur, the municipality must prepare a housing impact study and incorporate the study in the redevelopment project plan. The Project Area contains 6 inhabited residential units. The Redevelopment Plan provides for the development or redevelopment of the Project Area in a manner that may result in the removal of residential units that are located in areas planned for industrial or commercial uses. Based on the analysis presented in the Eligibility Study, this could result in the displacement of residents from 6 residential units. Should any of the residential units that may be removed be occupied by low- income or very low-income persons, the City will provide relocation assistance not less than that which would be provided under the federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 and the regulations under that Act, including the eligibility criteria. Given that this Redevelopment Plan would not result in the displacement of residents from 10 or more inhabited residential units and the Project Area does not contain 75 or more inhabited residential units,the completion of a housing impact study is not required under the Act. Elgin Route 20 Tax Increment Financing Redevelopment Project and Plan page 35 Elgin,Illinois September 15,2004 3� EXHIBIT I: PROJECT AREA LEGAL DESCRIPTION 3i DOCUMENTS/2004 DOCUMENTS/JUNE 2004 04-868 ELGIN ROUTE 20 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AREA 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 Exhibit I,page 1 140 DOCUMENTS/2004 DOCUMENTS/JUNE 2004 04-868 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 CCCLI (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 Exhibit I,page 2 41 DOCUMENTS/2004 DOCUMENTS/JUNE 2004 04-868 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; Exhibit I,page 3 2- DOCUMENTS/2004 DOCUMENTS/JUNE 2004 04-868 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 Exhibit I,page 4 k_\ DOCUMENTS/2004 DOCUMENTS/JUNE 2004 04-868 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 Exhibit I,page 5 DOCUMENTS/2004 DOCUMENTS/JUNE 2004 04-868 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 Exhibit I,page 6 ( , 7 DOCUMENTS/2004 DOCUMENTS/JUNE 2004 04-868 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 Exhibit I,page 7 4 • DOCUMENTS/2004 DOCUMENTS/JUNE 2004 04-868 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 Exhibit I,page 8 1� DOCUMENTS/2004 DOCUMENTS/JUNE 2004 04-868 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 I,page 9 qi EXHIBIT II: Elgin Route 20 Tax Increment Financing Redevelopment Project Area Estimated Redevelopment Project Costs ELIGIBLE EXPENSE ESTIMATED COST Analysis,Administration, Studies, Surveys, Legal,Marketing etc. $500,000 Property Assembly including Acquisition, Site Prep and Demolition, Environmental Remediation $15,000,000 Public Works&Improvements,including streets and utilities and public facilitiestt1 $7,500,000 Rehabilitation of existing buildings, fixtures and leasehold improvements $1,000,000 Interest Subsidies $1,000,000 • Relocation Costs $1,000,000 Job Training and Vocational Education $500,000 TOTAL REDEVELOPMENT PROJECT COSTS $26,500,000 [2][31 in This category may also include paying for or reimbursing(i)an elementary,secondary or unit school district's increased costs attributed to assisted housing units, and (ii) capital costs of taxing districts impacted by the redevelopment of the Project Area. As permitted by the Act,to the extent the City by written agreement accepts and approves the same,the City may pay,or reimburse all,or a portion of a taxing district's capital costs resulting from a redevelopment project necessarily incurred or to be incurred within a taxing district in furtherance of the objectives of the Redevelopment Plan. [21 Total Redevelopment Project Costs exclude any additional fmancing costs, including any interest expense, capitalized interest and costs associated with optional redemptions. These costs are subject to prevailing market conditions and are in addition to Total Redevelopment Project Costs. [31 Increases in estimated total Redevelopment Project Costs of more than five percent,after adjustment for inflation from the date of the Redevelopment Plan adoption,are subject to the Redevelopment Plan amendment procedures as provided under the Act. The amount of the total Redevelopment Project Costs that can be incurred in the Project Area will be reduced by the amount of redevelopment project costs incurred in contiguous redevelopment project areas,or those separated from the Project Area only by a public right-of-way,that are permitted under the Act to be paid,and are paid,from Incremental Property Taxes generated in the Project Area,but will not be reduced by the amount of redevelopment project costs incurred in the Project Area which are paid from Incremental Property Taxes generated in contiguous redevelopment project areas or those separated from the Project Area only by a public right-of-way. Total Redevelopment Project Costs listed above are expected to be paid for with Incremental Property Taxes, however,additional funding from other sources such as federal,state,county,or local grant funds may be utilized to supplement the City's ability to finance Redevelopment Project Costs identified above. Exhibit H,page 1 , t1 EXHIBIT III: ELGIN ROUTE 20 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AREA ELIGIBILITY STUDY 30 ELGIN ROUTE 20 TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AREA ELIGIBILITY STUDY City of Elgin, Illinois Prepared by URS•TPAP September 15,2004 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 Elgin 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 Elgin 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 Elgin 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 23 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 Metra rail right-of- way and the westerly extension of Hammond Avenue 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 447 acres in size and includes properties with buildings and site improvements(the"Improved Area") as well as vacant properties(the"Vacant Area"). The Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 1 Elgin,Illinois �t j September 15, 2004 _I i—II—II l♦II—II—II—II—II NM 11 NM ll nimeJlaayiinolalneertTimorR'ai`11 ` ...�. ,_ East Rd -11 asu�ara1M-11 -11--+rl, 5 d i- ' I `U I ' --Ifirkynd-Rd � I _I >p, i i! / / I / o« SRIe? 0 \�_I � '......—u—.u—R —a— u—n— n —u I © «+ lgf94 �--,n 888'8 u i OS f r ,,, 1o gsn88�'ooiioc • mo e0160 1 / M ® Bluff Cit Blvd « WA001 �oox 452,- 453 / /.. 502 r oox 1e I mon ve lI` ® � � 9.°,-r.''' I ._ 351.005 _- _- I �� r454 ` T CC. i / 1 ! j% .�a' oox :m agi Ave 002 N 456 _.. _._.. 4 aa, °°z vax Ili 457 006 / : ...... __ i 01) 1 ;% /i� _ -/ aW 26- 01S 701x ' \ �/ a—u I—n—n—u—n—u • II ax.l a 1" Hammond Ave I /, j� /�j oa Cafeteria Dr I // 101 CO I025 �r \s 016 005 ;' 7' ' 0 1111 a • d —Seldiers-Rd..-- ....— c --4. 73 s' J Dana Dr 11 0 'g ‘1.„/ o Q -.,33 / —,,—Il— Project Boundary / Block Number C C' 040 Parcel Number cgw 2 a6 > 203 -040 Block Number-Parcel Number • ///f A Vacant Area • & * These two parcels must be subdivided to match the proposed TIF Boundary. Figure 1 Project Area Boundary `I\ ROUTE 20 TIF ELGIN, IL U RST PA P Tax Increment Financing Redevelopment Area Improved Area includes various land uses and activity areas including: the large EMHC campus, the IDOT facility, a portion of the Fox River Water Reclamation District facility, and a mixed industrial/commercial area (with a limited number of residential lots) east of the Fox River. The Improved Area represents approximately 78 percent of the land area of the Project Area (approximately 350 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 13 percent of the Project Area (58 acres) is dedicated to streets, bike path and rail line rights-of-way and the Fox River. While numerous 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•TPAP 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. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 3 Elgin,Illinois September 15, 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 1'/2 acres; • 85% 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 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;"and • 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 EMHC 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. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 4 Elgin,Illinois September 15, 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 11/2 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 Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 5 Elgin,Illinois September 15, 2004 S g • 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 Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 6 Elgin,Illinois September 15, 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 fmd 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 Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 7 Elgin,Illinois September 15, 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. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 8 Elgin,Illinois September 15, 2004 LO III. THE PROJECT AREA The Project Area is approximately 447 acres in size and is located in the southern part of the City. The Project Area includes all or portions of 23 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 Metra rail right-of-way and the westerly extension of Hammond Avenue 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 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 23 blocks, three such blocks are associated with rights-of-way. The Improved Area encompasses a mix of industrial, commercial and 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 most 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 EMHC campus. The Improved Area represents approximately 78 percent of the land area of the Project Area(approximately 350 acres). The Vacant Area is concentrated along the east side of Route 31, south of the DOT 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 13 percent of the Project Area (58 acres) is dedicated to streets, bike path rail line rights-of-way and the Fox River. While numerous 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 site have been phased out and have been vacant for many years. While some of the conditions of Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 9 Elgin,Illinois September 15, 2004 the EMHC 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, 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. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 10 Elgin,Illinois September 15, 2004 ( W • 2_II f•11MI II IND III11 EMI 11 III=11 Mal 11 f♦11 I ' �tr�fl�ll.11�ll • _ - --- `//`II mom 11mme So1Mer Ave .Easi RA. �.E.• --::=- w ;_,..., i* SRre? ..»°1'• :•g•. SII TT US Rte 20 -. rkt3; ►♦♦♦♦♦ ••♦♦♦♦...• • ��♦♦♦♦ Bluff Ci Blvd • ♦♦♦♦♦� • • • • . • • • • • • • • • . • . • • • • • • • • • • • • • • • • . • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • V•4•••••4 0 ••••••t 0;.;c1- "' • • p♦♦♦♦♦ 1♦♦♦♦' ►♦♦♦• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 4 $•••••.•.• 7.......1 � ' ♦♦♦ ,••••••••4 Axon ve • • . . . . . •• • • • al • i11 IlifiOnd A III 1M1 �u�u�nnil 0♦♦•♦♦♦�♦♦♦♦♦♦♦�♦•♦♦♦•♦♦♦•♦♦♦♦♦♦♦ ♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦•♦♦♦•• • • • • • • •. . . . . . . a •SolditrsRd. - c ( oko • . . . . • • • . • • . . • • • • -- Dana Dr / i I T il 1 I El y3' Via+ II11Project Boundary ,a C Public/Institutional Facilities c o�j %/////A Park/Open Space -dig y c•_;•_;•_;!;•_: Industrial w V Commercial - Residential Vacant Area Figure 2 Existing Generalized Land-Use S 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 whet er any of the factors are present, and if so,to what extent and in what locations. Surveys and analys s included: • Exterior survey of the condition and use of each building; • A detailed site survey of the EMHC buildings and sit assisted by EMHC staff and data collection regarding the current status of buildings and s rvices. • Field survey of environmental conditions covering oadway and access infrastructure, landscaping, fences and walls, and general property maint nance; • 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 ity 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 condit ons by means of an exterior survey of all buildings and properties. Noted during the inspections ware land use, occupancy, and structural deficiencies of individual buildings and related environme tal deficiencies in the Project Area. Summarized below is the process used for assessing buildi g conditions in the Project Area, the standards and criteria used for evaluation, and the findings as to the existence of dilapidation or deterioration of structures. A copy of URS•TPAP 's Buildin: Condition Survey Manual: Methods and Criteria for Evaluating Structures, which details the m,thodology used when completing the field survey work, will be provided to the City and filed ith the official document. Figure 3, Exterior Survey Form, illustrates the building condition •urvey form used to record building conditions and identify eligibility factors. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 12 Elgin,Illinois September 15, 2004 • , EXTERIOR BUILDING SURVEY PROJECT BLOCK it I . . : I PERSONNEL DATE .TIF Bligleceeareerestlem Freer* \ e 0 '°'e, ti I.1:91490•19.9. 1 Cersdercerrae 3.Dderieration 6, 0 .6 .t.'r ,''. 0 4.Metal Ure or IneenilSeree90re Tie 24%4'6 9.' "te.It %1'6 9-' .1.` 4, ',6 0/. . . 0 t;, '$•.3 5. Peewee e4Ser.oeres Rage 1.19,iman Code Sor.derds 7.arreelev Le04 Crrereore6909.0291949r90999.999 0 0 P.Lack cf.ostelliteme i.I er..re&Awl,19.-tlittes 0 -1, 10 Drlacnem•1ml-tar et 1..9099 I I.Lack r f.ronntenity repairs 'er. 4, I., 91,9p 12.Errarrinesetel Flevrederiret LI Pedal,er 1.4,9a.Eg,rhazd Asecte.9*ea PARCEL BLDG ACTIVITY COMMENTS ..._ r-- ..1. 111111111 _, Codes IA. Land Use B. Height C. Construction D. Decade R Residential 11 story 1 Masonry 0 Before 1900 6 1950-1960. I C Commercial 1 lin story 2 Concrete 1 1900-1910 7 1960-1970 I Industrial 2 2 stories 3 Wood 2 1910-1920 8 1970-1980 t: ' P Public 2 2iristories 4 Metal 3 1920-1930 9 1980-1990 I [ S Semi-Public 3 3 stories . [ ; 1 4 1930-1940 10 1990-2000 I ' . . T Transient 4 4 stories 5: 5 1940-1950 11 2000-2010 i I hMtttpap1buiklingsurveytemplateAs Figure 3 Exterior Building Survey Form . --- -c—' 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 component i 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 131fects 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 mas9nry 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 compowints 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 le out-of-plumb, or broken, loose or missing material and deterioration over a widespread arFa) so extensive that the cost of repair would be excessive. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 14 Elgin,Illinois September 15, 2004 (11 • - 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 foun in various primary and secondary building components. Each final rating is described below. l • Sound: Sound buildings can be kept in a standard Condition with normal maintenance. Buildings so classified have no minor defects. I • Deficient: Deficient buildings contain defects that colic i tively are not easily correctable and cannot be accomplished in the course of normal mainte ,ance. The classification of major or minor reflects the degree or extent of defects found dun g the survey of the building. Minor: Buildings classified as "deficient - requiri, g minor repairs" have one or more minor defect,but no major defect. Major: Buildings classified as "deficient - requ- 'ng major repairs" have at least one major defect in one of the primary componen s or in the combined secondary components,but no critical defect. • Substandard: Structurally substandard buildings conta'n defects that are so serious and so extensive that the building must be removed. Buildings lassified as structurally substandard have two or more major defects. "Minor deficient" and "major deficient" buildings at.: considered to be the same as "deteriorating" buildings as referenced in the Act; "subs andard" buildings are the same as "dilapidated" buildings. The words "building" and "structure" are presumed to be interchangeable. B. Presence of Conservation Factors in Improved ' rea Summarized below are the conclusions of the surveys and analyses completed for each conservation factor based on existing conditions within e Improved Area. The conclusions indicate whether the factor is found to be present within the i proved Area, and the relative extent to which the factor is present. A factor noted as "not presen " indicates either that no information was available or that no evidence could be documented as p.rt of the various surveys and analyses which would indicate its presence. A factor noted as "presen to a limited extent" indicates that the factor is present, but the distribution or impact of the facto, is limited. Finally, a factor noted as "present to a meaningful extent" indicates that the factor is pr sent throughout major portions of the Improved Area, and that the presence of such conditions h. a major adverse impact or influence on adjacent and nearby development. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 15 Elgin,Illinois September 15, 2004 Age Age is a primary and prerequisite factor in determining an ea's qualification for designation as a conservation area. Age presumes the existence of probl ms or limiting conditions resulting from normal and continuous use of structures over a period f years. Since building deterioration and related structural problems can be a function of tim , 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 107 buildings consisting mos ily of the EMHC buildings, a limited number of older residential and commercial buildings, F s x River Water Reclamation district treatment facility buildings, several old industrial buildin;:s and related storage buildings. A number of newer commercial buildings and some of the E HC buildings are less than 35 years in age. Of the total 107 buildings, 91 (85 percent) are 35 ye:1.s of age or older. Conclusion: Fifty percent or more of the buildings in th, Improved Area are 35 years of age or older; therefore, the Improved Area meet the prerequisite test for designation as a "conservation area". 1. Dilapidation As defined in the Act, "dilapidation" refers to an adva ced 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 anal sis determines that major repair is required or the defects are so serious and so extensive that he buildings must be removed. The condition of all buildings was determined based on f i dings of an exterior survey of each building within the Project Area, as described earlier in this :ligibility Study. Of the 107 buildings, 19 (18 percent) were found to be i a dilapidated condition. Except for three buildings located in the area east of the Fox River, thi substandard condition applied to the vacant dorm buildings on the northern portion of the EMH I campus. Conclusion: The factor of dilapidation is present to a mai•r extent primarily within the EMHC campus of the Improved Area, impacting nearly half o the buildings on the EMHC site. Throughout the Improved Area, the factor of Dilapidation is 'resent to a limited extent. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 16 Elgin,Illinois September 15, 2004 L 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 p •oses. The design, location, height and space arrangement are intended for a specific occupanci at a given time. Buildings become obsolescent when they contain characteristics or deficiencies hich limit the use and marketability of such buildings. The characteristics may include loss in alue to a property resulting from an inherent deficiency existing from poor design or layout, imp •per 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 co ditions which cause some degree of market rejection and, hence, depreciation in market valu:s. Typically, buildings classified as dilapidated and buildings which contain vacant space are haracterized by problem conditions which may not be economically curable, resulting in net ren .1 losses and/or depreciation in market value. Site improvements, including sewer and water lines, p blic utility lines (gas, electric and telephone), roadways,parking areas,parking structures, side alks, curbs and gutters, lighting, etc., may also evidence obsolescence in terms of their relatio ship to contemporary development standards for such improvements. Factors of this obsoles•ence may include inadequate utility capacities,outdated designs, etc. Obsolete buildings contain characteristics or deficiencies w ch limit their long-term sound use or re-use. Obsolescence in such buildings is typically difficu and expensive to correct. Obsolete building types have an adverse effect on nearby and surroun•'ng development and detract from the physical, functional and economic vitality of the area. Obsolescence, as a factor, should be based upon the d•cumented presence and reasonable distribution of buildings and site improvements evidencing s ch obsolescence. Obsolescence is present in 48 of the 107 buildings (or 45 •ercent) of the Improved Area. These buildings include large and small metal industrial and co ercial buildings that are of single- purpose design and construction and cannot easily be convey ed to other commercial or industrial use. While these types of buildings may serve a purpose for -conomically constructed commercial storage use, they are of single-purpose design, lack the typ cal components such as windows for adequate light and ventilation, contain limited mechani al equipment, lack energy efficient construction and cannot be easily or feasibly converted to ac•ommodate other uses. Additionally, a Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 17 Elgin,Illinois September 15, 2004 1° number of buildings consist of older residential buildings co verted to office or other commercial uses, compromising the original design and intent for whic structures were initially built. The area contains a number of large and small older industria buildings that have exceeded their economic life in terms of design and utility. A number of a cessory and maintenance buildings of the EMHC campus are of limited design and lack long-term utility. Conclusion: Obsolete buildings are present to a meanin ul extent in twelve blocks and to a limited extent in two blocks of the Improved Area. Overall, t e factor of obsolescence is present to a meaningful extent throughout the Improved Area. 3. Deterioration As defined in the Act, "deterioration" refers to, with respe t to buildings, defects including, but not limited to, major defects in the secondary building c mponents such as doors, windows, porches, gutters and downspouts, and fascia. With re ect to surface improvements, the condition of roadways, alleys, curbs, gutters, sidewalks, o -street parking, and surface storage areas evidence deterioration, including, but not limite to, surface cracking, crumbling, potholes, depressions, loose paving material, and weeds pr truding through paved surfaces. Based on the definition given by the Act, • Deterioration may be evident in basically sound build' gs containing minor defects, such as lack of paint, loose or missing materials,or holes and cr.cks over limited areas. • Deterioration that is not easily correctable and cannot b: accomplished in the course of normal maintenance may also be evident in buildings. Such •uildings 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 second. building components (e.g., doors, windows, porches, gutters and downspouts, fascia m.terials, interior walls, ceilings, stairs etc.), and defects in primary building components (e.;., foundations, frames, roofs, floors, load-bearing walls or building systems,etc.),respectiveli • All buildings and site improvements classified as dilapi a .ted 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 107 buildings, 57 (or 53 percent) are classified as deteriorating. As noted in the follo ing summary, building and structure deterioration exists within the Improved Area. Table 1 Summary of Building Conditions, summarizes the condition of all structures. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 18 Elgin,Illinois September 15, 2004 1 I Table 1: Summary of Building Conditions Total Minor Major Substandard Percent Block Structures Sound Deficient Deficient Dilapidated Deteriorated 06-23-300,* 41 17 2 6 16 58 06-23-400,* 06-26-101,* 1 06-26-201* 06-24-331 4 - 1 3 - 100 06-24-351 8 5 3 - - 37 _._—, 06-24-3766 6 - - - - 06-24-377 3 2 1 - - 33 06-24-407 1 i - - 1 I - 100 06-24-408 7 1 �._..._........._5..._._....----+--._._...._...._.1...__...--- - 86 06-24-435 5 4 1 - - 20 06-24-451 6 2 1 2 1 67 06-24-452 3 2 - 1 - 33 06-24-453 1 1 100 06-24-454 5 2 2 . 1 - 60 06-24-456 7 4 2 1 - 43 06-24-457 2 - - _ 2 100 06-24-476 1 - 1 - - 100 06-25-200 7 5 - 2 - 29 Total 107 50 20 i 8 _ 19 57 Percent 100 46.5 18.5 7 18 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 ere determined based on observable components and the degree and distribution of minor an major defects. Components of each building found in deteriorating conditions are noted on the fi Id survey forms previously referenced in the report and will be made available to the City. Of the t tal 107 buildings: • 50 buildings were classified as structurally sound; • 20 buildings were classified as minor deficient(deteriora ing); • 18 buildings were classified as major deficient(deteriorating);and • 19 buildings were classified as substandard(dilapidated). Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 19 Elgin,Illinois September 15, 2004 19.- In addition to buildingdeterioration, surface areas and parkinglots within industrial and commercial sites in several blocks of the Improved Area consist of poor pavement including gravel 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 11 blocks and to a limited extent in 4 blocks. Overall, the factor of deterioration i. 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 structure" 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 ma imum code standards" refers to all structures that do not meet the standards of zoning, su division, building, fire, and other governmental codes applicable to property, but not includin housing and property maintenance codes. As referenced in the definition above,the principal purpose of governmental codes applicable to properties are to require buildings to be constructed in suc a way as to sustain safety of loads expected from the type of occupancy; to be safe for occup ncy 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 defecs or deficiencies that threaten health and safety. 1 Of the 107 structures in the Improved Area, 37 contain visi le 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. T enty-two of these buildings with advanced defects below local codes are located within the EMHC campus. Six blocks contain buildings below minimum code standards to a major extent nd an additional four blocks contain buildings below minimum code standards to a limited exten 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. Elgin Route 20 Tax Increment Financing Redevelopment Project Area 1 Exhibit III,page 20 Elgin,Illinois September 15, 2004 1 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 16 buildings situated on the northern portion of the EMHC. In addition, vacancies are present in several i dustrial and commercial buildings in the area east of the Fox River. Four blocks contain excessiv vacancies to a major extent and one block to a limited extent. Conclusion: The factor of "excessive vacancies" is preslent to limited extent in degree and distribution within the Improved Area. 7. Excessive Land Coverage and Overcrowding of Stru tures and Community Facilities As defined in the Act, "excessive land coverage and overc owding of structures and community facilities" refers to the over-intensive use of property d nd the crowding of buildings and accessory facilities onto a site. Examples of problem condit ons warranting the designation of an area as one exhibiting excessive land coverage are: the pr:Bence of buildings either improperly situated on parcels or located on parcels of inadequate siz. and shape in relation to present-day standards of development for health and safety and the .resence of multiple buildings on a single parcel. For there to be a finding of excessive land overage, these parcels must exhibit one or more of the following conditions: insufficient provis on for light and air within or around buildings, increased threat of spread of fire due to the 'lose proximity of buildings, lack of adequate or proper access to a public right-of-way, la,k of reasonable required off-street parking, or inadequate provision for loading and service. Examples of excessive land coverage within the Imprbved 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 overage as a factor is present in the blocks on the east side of the Fox River and include industrial and commercial properties. Seven blocks contain excessive land coverage to a major extent an one to a limited extent. Conclusion: Excessive land coverage and overcrowding structures and community facilities as a factor is present to a meaningful extent in the blocks e st of the Fox River 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. Elgin Route 20 Tax Increment Financing mancmg Redevelopment Project Area Exhibit III,page 21 Elgin,Illinois September 15, 2004 1 8. Lack of Ventilation,Light,or Sanitary Facilities As defined in the Act, lack of ventilation, light, or sanita1y 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 no.,ious 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, anstructural inadequacies preventing ingress and egress to and from all rooms and units within a building. Conclusion: The exterior survey could not properly docufr ent interior conditions of ventilation, light or sanitary facilities to determine the presence of this fa for 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, wa er lines, and gas, telephone, and electrical services that are shown to be inadequate. Inadeq ate utilities are those that are: (i) of insufficient capacity to serve the uses in the redevelop ent project area, (ii) deteriorated, antiquated, obsolete, or in disrepair, or(iii) lacking within a 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 stormater run off is by natural drainage. Sections of the Improved Area, east of the Fox River conta. 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 d or extensions of the existing utility system may be necessary for any new development. Conclusion: Inadequate utilities as a factor, based on datck 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" reers to the existence of incompatible land-use relationships, buildings occupied by inappropriat 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 Elgin Route 20 Tax Increment Financing Redevelopment Project Area 1 Exhibit III,page 22 Elgin,Illinois September 15, 2004 1C 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" mens that the proposed redevelopment project area was developed prior to or without the benefit o guidance of a community plan. This means that the development occurred prior to the adoption b the municipality of a comprehensive or other community plan or that the plan was not followed 4t 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 4monstrating an absence of effective community planning. Much of the Improved Area was developed prior to the adotion of comprehensive development controls or an area-wide community plan for the City. Th 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 indicate 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" mean that the area has incurred Illinois Environmental Protection Agency or United States Environmental Protection Agency remediation costs for, or a study conducted by an indepenent consultant recognized as having expertise in environmental remediation has determined a eed for, the clean-up of hazardous waste, hazardous substances, or underground storage tanrequired by State or federal law, provided that the remediation costs constitute a materia impediment to the development or redevelopment of the redevelopment project area. Elgin Route 20 Tax Increment Financing Redevelopment Project ject Area I Exhibit III,page 23 Elgin, Illinois September 15, 2004 111 , Based on interviews with EMHC staff and the site surve's of the EMHC campus, all of the vacant phased out buildings at the north end of the site alo g 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 Scientists 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 jresent to a major extent in the large EMHC campus, but has not been documented 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 as 4essed valuation"means that the total EAV of the proposed redevelopment project area has decli ed for 3 of the last 5 calendar years for which information is available or is increasing at an an ual 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 Co isumer 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 four years over the period from 1997 to 2002, the gro' th 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 Improved 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 Improved Project Area) Area 1997 1,095,608,145 3,444,617 1998 1,153,842,699 5.3% 3,634,621 5.5% 1999 1,215,097,875 53% 3,736,713 2.8% 2000 1,270,691,247 4.6% 3,820,854 2.3% 2001 1,391,430,152 9.5% 3,987,141 4.4% 2002 1,516,020,392 9.0% 4,284,181 7.4% 2003 Not yet available 4,618,227 7.8% Average annual growth: 6.7% 4.5% 1997 to 2002 Conclusion: The factor of declining or lagging EAV is iffesent to a meaningful extent in the Improved Area. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 24 Elgin,Illinois September 15, 2004 1/1 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 irregulr size or shape that would be difficult to develop on a planned basis and in a manner compatib a with contemporary standards and requirements, or platting that failed to create rights-of-way 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 accss 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 jland 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 Vacani Area. Conclusion: Diversity of ownership is present to a meaniniful 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 proved Area, and as explained and documented in the section above (i.e. "B. Presence of C nervation Factors in the Improved Area"), the Improved Area contains a meaningful pres nce and reasonable distribution of deteriorated structures and site improvements. Conclusion: Deterioration of structures or site improvemetts in neighboring areas is present to a meaningful extent and reasonably distributed throughout the Vacant Area. 1 Elgin Route 20 Tax Increment Financing Redevelopment Project Area I Exhibit III,page 25 Elgin,Illinois September 15, 2004 /1 c • 4. Declining or Lagging Equalized Assessed Valuation This factor is defined in the Act as follows: the total equalfred assessed value of the proposed redevelopment project area has declined for 3 of the last Scalendar 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 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 prior to the year in which the redetvelopment project area is designated. The total EAV of the Vacant Area has been $0 for the past fi a years with no private development or investment by the public entities. As a result, for all five f the five years over the period from 1997 to 2002,the growth rate of the total equalized assessed aluation 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. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 26 Elgin,Illinois September 15, 2004 16\ 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 summarized 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; • Excessive land coverage and overcrowding of structures and community facilities; • Declining or lagging equalized assessed valuations and • Lack of community planning. An additional four conservation factors are present to a limit4d extent within the Improved Area. • Dilapidation; • Excessive vacancies; • Deleterious land use or layout; and • 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 0.et forth in the Act, including: • Obsolete platting; • Diversity of ownership; Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 27 Elgin, Illinois September 15, 2004 U • Deterioration of structures or site improvements in neighboring areas adjacent to the vacant • portion of the Project Area; and • Declining or lagging total equalized assessed valuation. The distribution of conservation and blight factors are illustrated in Figure 4 and summarized in Table 3. Conclusions The presence of conservation factors in the Improved Are. and blighting factors in the Vacant Area indicates that the Project Area has not been subject t• sound growth and development and is in need of revitalization and guided growth to ensure thl t 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 i obsolescence and deterioration. The existing incompatible mix of residential and industrial use• and declining or lagging growth in property values, in addition to other conservation and blighti g factors as identified above, indicate that the Project Area as a whole has not been subject io growth and development through investment by private enterprise, and would not reasonab y be anticipated to be developed or redeveloped without public action and the adoption of the re• velopment plan. Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 28 Elgin,Illinois September 15, 2004 % * • t ,. .,u—uMIN n aII ataa Mil na—nam II MI n Mu,im.rr�arnt..rn...,7 ain `4�'rtrrtir� Souster Ave ' 2 East Rd E c; a' wrir `L� 2,3,4, , , i � ® .3,4* 5,9,10 7,9,10 ....._. Kirkland Rd i R 2,3,4, 2,3*, 5,9,10 2,3*, ?0 6,9,10 r., 6'9'10 ii r 9,10 I ' \ to" r US Rte to o *• r , 407 2 hoot VII/15 / J 331 Bluff Ci Blvd 3 4,5 9,10 .�,4.5.1y 453 476 2, '' d 4 � 6,9,10 1'8,9'10' a 502' . Ellian Ave ,q = D ��; r 3,4,6, • 400 454 -: 9,10 ______Middle-Rd % % 9,10 • _. u_ .... _.. 1 CC. A A,B,C,D% 3'4', 456 =n A • 2,3,4*, * �f«rrrrf✓r///��. , 5,6, 6;9,10 W i% moo. ®` 9,10 •157 ,� 4 / - r ,a�na�ia�ua�ua�na�na>•o u _ ammond Ave Cafeteria Dr WeshHd ® /Fly I , , , 1,2,3,4, ® r (�3n Er) , t 6,9,10 6,7,9,10 vJ t ¢ Z3, A Soldiers Rd -- O f ) 4,9,10 E Dana Dr i\/l'/ Improved Area Conservation Factors: .u.n. Project Boundary`'� 1. Dilapidation fr:) Block Number 2. Obsolescence 3. Deterioration %/////////// Vacant Area 4. Structures below min. code standards '" 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 J ROUTE 20 TIF ELGIN, IL Tax Increment Financing Redevelopment Area URS•TPA P • , a i , Table 3.Distribution of Conservation and Blight Factors _ ' 300/ 351/ 4001331 351 376 377 407 408 435 451 452 453 454 456 457 476 200 151/ 101/ 101/ 201 400 Dilapidation • 0 • Obsolescence • • 0 • • 0 • • • • • • • • Deterioration • • 0 0 • • 0 • • 0 • • • • • Structures below • • • 0 • • O O • O minimum code Excessive • • • O • vacancies Excessive land • • • • • • 0 • coverage Deleterious land- • • use or layout , Environmental • remediation Lack of community • • • • • • • • I • • I • • I • planning* Declining or _ _•_ •— —• _ r — r —• • • • • • • • • —egging EAV* Obsolete platting • 1 1 Diversity of • ownership* Adjacency to deteriorating • area* Declining or • lagging EAV* O Present to a limited extent *Present to a meaningful extent *Factor evaluated on an area-wide basis c2Q Elgin Route 20 Tax Increment Financing Redevelopment Project Area Exhibit III,page 30 �J Elgin, Illinois September 15, 2004 SI n UM u NMI a a>•u min n mom II one n....$1 mot n-' uAlurn'!'ITaM'nMOMn WI*// 445 "�rpaYf ii Yui Snuster Ave IEast Rd -....... .14.11111M-11-M11.11.•11-1+1i E. (.--' 1!1-00• i ekhtld R6/•• %.. ° C/SQre 20 'n�natSuatsNu,�nta u,�u111101 u�u # ® \ 4 I m ,' .00�olo \?� Iou US Rte 20 O I _ } , 00, 8,3_2:- Lft eI I' 00 o01 ;rib,. V 452'` 453 n oe, _ phi 001 n �,zon Ave . _ A ��olo � � c /� oo, c OD- 30,.001 ... ' 7� P•, '1. =S I _ y 06Dos 45 _ 1oos o: 001 456 ,iit jeoo• i a I �% •// �� :gall owo10 Si A � t l 457' t j ,00�. �� o1,-011 mss 2, -7 It `_., I g /�/ ',Milt,alb 1�a n aM a MIS n MO u u ' �° 01• t Mammond Ave J,J • ov az • j Cafeteria Or' I+ I . CO /.�1/101 F"`." � 011 I 461/D , 201 •�` ......j//<//��/ �,t OF F _ `'r ti� City of Elgin Mayor -� ' � Ed Schock �ITEDv(' Council Members Juan Figueroa Robert Gilliam Brenda Rodgers Thomas K. Sandor John Walters September 29,2004 City Manager David M. Dorgan Mr.John Cunningham Kane County Clerk 719 S.Batavia Avenue Geneva,Illinois 60134 Dear Mr. Cunningham, Attached please find information related to the Elgin Route 20 Tax Inc.ement Financing District. Included are the three ordinances establishing the TIE The attachments to the or.• ances contain the legal description for the TIF,a map of the district and a listing of the tax parcels within the . strict.The listing of the tax parcels is located on page 27 of the TIF Plan. Please note that the County shoul.' use the year 2003 for determining the total initial equalized assessed valuation of the TIE. If you have any questions regarding this matter,please call me at 847-931-6749. Sincerely, Raymond H.Moller Director of Economic Development cc: Loni Mecum DIRECTOR OF ECONOMIC DEVEL PMENT 150 Dexter Court• Elgin, IL 60120-5555• Phone 847/931-6100• ax 847/931-5610 •TDD 847/931-5616 www.cityofelgin.org ® Printed on recycled paper