HomeMy WebLinkAboutS4-11 uhIIIIIIIIIIII!IIIIiIII
2011K031719
rek SANDY WEGMAN
RECORDER- KANE COUNTY. IL
RECORDED: 5/26/2011 1:33 PM
State of Illinois ) REC FEE: 101.00
Cour%ty of Kane) ss
City of Elgin )
PAGES: 73
Recording Information
CERTIFICATE OF CITY CLERK
I, Jennifer Quinton, 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. S4-11
AN ORDINANCE OF THE CITY OF
ELGIN, KANE AND COOK COUNTIES, ILLINOIS,
APPROVING A TAX INCREMENT REDEVELOPMENT PLAN
AND REDEVELOPMENT PROJECT FOR THE
BLUFF CITY QUARRY TIF REDEVELOPMENT PROJECT AREA
passed by the Elgin City Council at its legally convened meeting held on May 11, 2011.
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 May 26, 2011.
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City Clerk
This instrumen • •.ted by: Return to:
William A. Cogley Jennifer Quinton
Corporation Counsel Elgin City Clerk
City of Elgin 150 Dexter Court
150 Dexter Court cYji Elgin, IL 60120
Elgin, IL 60120
113
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Ordinance No. S4-11
AN ORDINANCE OF THE CITY OF
ELGIN, KANE AND COOK COUNTIES, ILLINOIS,
APPROVING A TAX INCREMENT REDEVELOPMENT PLAN
AND REDEVELOPMENT PROJECT FOR THE
BLUFF CITY QUARRY TIF REDEVELOPMENT PROJECT AREA
WHEREAS, it is desirable and in the best interest of the citizens of the City of Elgin,
Kane and Cook Counties, Illinois (the "City"), for the City to implement tax increment allocation
financing pursuant to the Tax Increment Allocation Redevelopment Act, Division 74.4 of Article
11 of the Illinois Municipal Code, as amended (the "Act"), for a proposed redevelopment plan
and redevelopment project (the "Plan and Project") within the municipal boundaries of the City
within a proposed redevelopment project area (the "Area") described in Section 1(a) of this
Ordinance, which Area constitutes in the aggregate more than one and one-half acres; and
WHEREAS, pursuant to Section 11-74.4-5 of the Act, the Mayor and City Council of the
City (the "Corporate Authorities") called a public hearing relative to the Plan and Project and the
designation of the Area as a redevelopment project area under the Act for March 9, 2011; and
WHEREAS, due notice with respect to such hearing was given pursuant to Section 11-
74.4-5 of the Act, said notice being given to taxing districts and to the Department of Commerce
and Economic Opportunity of the State of Illinois by certified mail on December 22, 2010, by
publication on February 23, 2011, and February 24, 2011, and by certified mail to taxpayers
within the Area on February 11, 2011; and
WHEREAS, the City has heretofore convened a joint review board as required by and in
all respects in compliance with the provisions of the Act; and
WHEREAS, the Corporate Authorities have reviewed the information concerning such
factors presented at the public hearing and have reviewed other studies and are generally
informed of the conditions in the proposed Area that could cause portions of the Area to be
classified as a "conservation area" as defined in the Act and portions of the Area to be classified
as a vacant"blighted area" as defined in the Act; and
WHEREAS, the Corporate Authorities have reviewed the conditions pertaining to lack of
private investment in the proposed Area to determine whether private development would take
place in the proposed Area as a whole without the adoption of the proposed Plan; and
WHEREAS, the Corporate Authorities have reviewed the conditions pertaining to real
property in the proposed Area to determine whether contiguous parcels of real property and
improvements thereon in the proposed Area would be substantially benefited by the proposed
Project improvements; and
WHEREAS, the Corporate Authorities have reviewed the proposed Plan and Project and
also the existing comprehensive plan for development of the City as a whole to determine
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whether the proposed Plan and Project conforms to the comprehensive plan of the City; and
WHEREAS, the City of Elgin is a home rule unit and as a home rule unit may exercise
any power and perform any function pertaining to its government and affairs.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Elgin, Kane
and Cook Counties, Illinois, in the exercise of its home rule powers, as follows:
Section 1. Findings. That the Corporate Authorities hereby make the following
findings:
a. The Area is legally described in Exhibit A attached hereto and
incorporated herein as if set out in full by this reference. The general street location for the Area
is described in Exhibit B attached hereto and incorporated herein as if set out in full by this
reference. The map of the Area is depicted on Exhibit C attached hereto and incorporated herein
as if set out in full by this reference.
'* b. There exist conditions that cause the Area to be subject to designation as a
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redevelopment project area under the Act and portions of the Area to be classified as a
"conservation area" as defined in the Act and portions of the Area to be classified as a vacant
"blighted area" as defined in the Act.
c. The proposed Area on the whole has not been subject to growth and
development through investment by private enterprise and would not be reasonably anticipated
to be developed without the adoption of the Plan.
d. The Plan and Project conform to the comprehensive plan for the
development of the City as a whole.
e. As set forth in the Plan it is anticipated that all obligations incurred to
finance redevelopment project costs, if any, as defined in the Plan shall be retired within twenty-
three (23) years after the Area is designated and as provided for by the Act.
f. The parcels of real property in the proposed Area are contiguous, and only
those contiguous parcels of real property and improvements thereon that will be substantially
benefited by the proposed Project improvements are included in the proposed Area.
Section 2. Plan and Project Approved. That the Plan and Project, which were the
subject matter of the public hearing held on March 9, 2011, are hereby adopted and approved. A
copy of the Plan and Project prepared by the City of Elgin and Kane, McKenna and Associates,
Inc. dated November 2010 is set forth in Exhibit D attached hereto and incorporated herein as if
set out in full by this reference.
Section 3. Invalidity of Any Section. That if any section, paragraph, or provision of
this Ordinance shall be held to be invalid or unenforceable for any reason, the invalidity or
unenforceability of such section, paragraph, or provision shall not affect any of the remaining
provisions of this Ordinance.
Section 4. Superseder and Effective Date. All ordinances, resolutions, motions, or
orders in conflict herewith shall be, and the same hereby are, repealed to the extent of such
conflict, and this Ordinance shall be in full force and effect immediately upon its passage by the
Corporate Authorities and approval as provided by law.
s/David J. Kaptain
David J. Kaptain, Mayor
Presented: May 11, 2011
Passed: May 11, 2011 G\iY
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Vote: Yeas: 7 Nays: 0 • 44
Recorded: May 11, 2011 `,2
Published: May 13, 2011 o°_ r ab ,, 1"�ji'-(,'} o
Attest:
D r EB
s/Jennifer Quinton
Jennifer Quinton, Acting City Clerk
• _
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BLUFF CITY TIF DISTRICT-LEGAL DESCRIPTION:
THAT PART OF SECTION 24, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN KANE COUNTY, ILLINOIS AND THAT PART OF SECTIONS 19, 20, 29 AND 30,
TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY,
ILLINOIS,DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 16 IN BLOCK 4 IN WINZLER ADDITION TO ELGIN,
ILLINOIS, BEING A SUBDIVISION OF PART OF SECTION 24 AFORESAID; THENCE NORTHERLY
ALONG THE NORTHERLY EXTENSION OF THE EASTERLY LINE OF SAID LOT 16 IN BLOCK 4 TO THE
SOUTH LINE OF BLOCK 1 IN WILLIAM REDEKER'S THIRD ADDITION TO ELGIN, ILLINOIS;THENCE
WESTERLY ALONG SAID SOUTH LINE OF BLOCK I TO THE WEST LINE OF PARCEL ONE AS
DESCRIBED IN WARRANTY DEED DOCUMENT NO. 95K006877 AS RECORDED IN THE RECORDERS
OFFICE OF KANE COUNTY,ILLINOIS;THENCE NORTH ALONG SAID WEST LINE OF PARCEL ONE AS
DESCRIBED IN WARRANTY DEED DOCUMENT NO. 95K006877 TO THE NORTHWEST CORNER OF
SAID PARCEL ONE AND ALSO BEING THE SOUTH LINE OF LOT 5 IN SAID BLOCK 1 IN WILLIAM
REDEKER'S THIRD ADDITION TO ELGIN, ILLINOIS; THENCE EAST ALONG SAID SOUTH LINE OF
LOT 5 TO THE SOUTHEAST CORNER OF SAID LOT 5; THENCE NORTH ALONG THE EAST LINE OF
SAID LOT 5 AND THE EAST LINE OF LOT 4 IN SAID BLOCK 1 IN WILLIAM REDEKER'S THIRD
ADDITION TO ELGIN, ILLINOIS TO THE NORTHEAST CORNER OF SAID LOT 4 IN BLOCK 1;THENCE
NORTHERLY TO THE SOUTHEAST CORNER OF THE PROPERTY DESCRIBED IN DOCUMENT NO.
99K079899 AND ALSO BEING THE NORTHERLY LINE OF ROUTE 20 BY-PASS; THENCE EASTERLY
ALONG SAID NORTHERLY LINE OF ROUTE 20 BY-PASS IN KANE AND COOK COUNTIES, ILLINOIS
TO WEST LINE AS DESCRIBED IN TRUSTEE'S DEED DOCUMENT NO.94467557 AS RECORDED IN THE
RECORDERS OFFICE OF COOK COUNTY, ILLINOIS; THENCE NORTHERLY ALONG SAID WEST LINE
AS DESCRIBED IN TRUSTEE'S DEED DOCUMENT NO. 94467557, SAID LINE ALSO BEING PARALLEL
WITH THE COUNTY LINE BETWEEN KANE AND COOK COUNTIES TO THE NORTHWEST CORNER AS
DESCRIBED IN SAID TRUSTEE'S DEED DOCUMENT NO. 94467557 AND ALSO BEING THE SOUTH
LINE OF HASTINGS STREET; THENCE EASTERLY ALONG THE SOUTH LINE OF SAID HASTINGS
STREET, A DISTANCE OF 234.5 FEET; THEISCE SOUTH PARALLEL WITH SAID COUNTY LINE, A
DISTANCE OF 374.0 FEET, MORE OR LESS TO THE LINE OF WILLIAM REDEKER'S LANDS; THENCE
SOUTHWESTERLY ALONG SAID LINE OF WILLIAM REDEKER'S LANDS AND ALSO BEING THE
SOUTHEASTERLY LINE AS DESCRIBED IN TRUSTEE'S DEED DOCUMENT NO. 94467557 TO SAID
NORTHERLY LINE OF ROUTE 20 BY-PASS; THENCE EASTERLY ALONG SAID NORTHERLY LINE OF
ROUTE 20 BY-PASS TO THE SOUTHEASTERLY LINE OF WRIGHT AVENUE; THENCE
NORTHEASTERLY ALONG SAID SOUTHEASTERLY LINE OF WRIGHT AVENUE TO THE SOUTHWEST
CORNER OF LOT I IN LEO GRAPS RESUBDIVISION OF PART OF LOT I IN BLOCK 2 OF ELGIN
HEIGHTS ADDITION IN SAID SECTION 19; THENCE SOUTHEASTERLY ALONG THE SOUTHWEST
LINE OF SAID LOT 1 IN LEO CRAPS RESUBDIVISION TO SAID NORTHERLY LINE OF ROUTE 20 BY-
PASS; THENCE EASTERLY ALONG SAID NORTHERLY LINE OF ROUTE 20 BY-PASS TO THE
SOUTHEASTERLY LINE OF SAID LOT 1 IN LEO GRAPS RESUBDIVISION; THENCE NORTHEASTERLY
ALONG THE SOUTHEASTERLY LINE OF LOTS I,2 AND 3 IN SAID LEO GRAPS RESUBDIVISION TO
THE SOUTHWEST CORNER OF LOT 5 IN SAID LEO GRAPS RESUBDIVISION; THENCE
SOUTHEASTERLY ALONG THE SOUTHWESTERLY LINE OF SAID LOT 5 IN LEO GRAPS
RESUBDIVISION TO THE NORTHWESTERLY LINE OF DICKIE AVENUE; THENCE SOUTHWESTERLY
ALONG SAID NORTHWESTERLY LINE OF DICKIE AVENUE TO SAID NORTHERLY LINE OF ROUTE 20
BY-PASS;THENCE EASTERLY ALONG SAID NORTHERLY LINE OF ROUTE 20 BY-PASS TO THE EAST
LINE OF LOT 21 IN BLOCK 2 IN LUDLOW AND STELFORD'S ADDITION TO ELGIN IN THE
SOUTHEAST QUARTER OF SAID SECTION 19;THENCE NORTHERLY ALONG SAID EAST LINE OF LOT
21 IN BLOCK 2 IN LUDLOW AND STELFORD'S ADDITION TO ELGIN TO THE NORTHEAST CORNER
OF SAID LOT 21 IN BLOCK 2;THENCE EASTERLY ALONG THE NORTH LINE OF LOTS 22 THROUGH
35, INCLUSIVE, IN SAID BLOCK 2 IN LUDLOW AND STELFORD'S ADDITION TO ELGIN TO THE EAST
LINE OF THE WEST 38.2 FEET OF LOT 5 IN SAID BLOCK 2 IN LUDLOW AND STELFORD'S ADDITION
TO ELGIN; THENCE NORTHERLY ALONG SAID EAST LINE OF THE WEST 38.2 FEET OF LOT 5 IN
BLOCK 2 TO THE SOUTH LINE OF LUDLOW AVENUE;THENCE EASTERLY ALONG SAID SOUTH LINE
OF LUDLOW AVENUE TO THE CENTERLINE OF OLD ROAD (U.S. ROUTE 20); THENCE
Exhibit A
SOUTHEASTERLY ALONG SAID CENTERLINE OF OLD ROAD(U.S. ROUTE 20)TO THE WEST LINE OF
PARCEL DEPICTED AND DESCRIBED ON PLAT OF DEDICATION OF PUBLIC HIGHWAY ON PLAT NO.
172 FOR TRACT 172 PER CONDEMNATION NO. 61 S 462; THENCE SOUTHWESTERLY ALONG SAID
WEST LINE OF PARCEL DEPICTED AND DESCRIBED ON PLAT OF DEDICATION OF PUBLIC
HIGHWAY ON PLAT NO. 172 FOR TRACT 172 PER CONDEMNATION NO. 61 S 462 TO THE
SOUTHWEST CORNER OF SAID PARCEL DEPICTED AND DESCRIBED ON PLAT OF DEDICATION OF
PUBLIC HIGHWAY ON PLAT NO. 172 FOR TRACT 172 PER CONDEMNATION NO. 61 S 462; THENCE
SOUTHEASTERLY ALONG THE SOUTHWESTERLY LINE OF SAID PARCEL DEPICTED AND
DESCRIBED ON PLAT OF DEDICATION OF PUBLIC HIGHWAY ON PLAT NO. 172 FOR TRACT 172 PER
CONDEMNATION NO. 61 S 462 TO THE SOUTHEAST CORNER OF SAID PARCEL DEPICTED AND
DESCRIBED ON PLAT OF DEDICATION OF PUBLIC HIGHWAY ON PLAT NO. 172 FOR TRACT 172 PER
CONDEMNATION NO. 61 S 462 AND ALSO BEING THE EAST LINE OF'THE SOUTHEAST QUARTER OF
SAID SECTION 19; "THENCE NORTH ALONG SAID EAST LINE OF THE SOUTHEAST QUARTER OF
SECTION 19 TO THE SOUTH LINE OF SAID U.S.ROUTE 20;THENCE EASTERLY ALONG SAID SOUTH
LINE OF U.S.ROUTE 20 TO THE WESTERLY LINE OF PARCEL DEPICTED AND DESCRIBED ON PLAT
OF DEDICATION OF PUBLIC HIGHWAY ON PLAT NO. 177 IN BOOK 576 OF PLATS PAGE I AS
DOCUMENT NO. 17993034; THENCE SOUTHWESTERLY ON SAID WESTERLY LINE OF PARCEL
DEPICTED AND DESCRIBED ON PLAT OF DEDICATION OF PUBLIC HIGHWAY ON PLAT NO. 177 IN
BOOK 576 OF PLATS PAGE 1 TO THE SOUTHERLY LINE OF BLUFF CITY BOULEVARD (FRONTAGE
ROAD);THENCE EASTERLY ON SAID SOUTHERLY LINE OF BLUFF CITY BOULEVARD(FRONTAGE
ROAD) TO THE EASTERLY LINE OF COMMONWEALTH EDISON COMPANY PROPERTY, SAID LINE
BEING 40.0 FEET EASTERLY OF AND PARALLEL TO A LINE DEFINED AS THE EASTERLY LINE IN
DOCUMENTS 9899344 AND 9929391; THENCE SOUTHERLY ALONG SAID PARALLEL LINE TO SAID
SOUTHERLY LINE OF BLUFF CITY BOULEVARD (FRONTAGE ROAD); THENCE EASTERLY ALONG
SAID SOUTHERLY LINE OF BLUFF CITY BOULEVARD (FRONTAGE ROAD)TO A LINE 300.00 FEET
EAST OF AND PARALLEL WITH SAID EASTERLY LINE OF COMMONWEALTH EDISON COMPANY
PROPERTY AND ALSO BEING THE WESTERLY LINE AS DESCRIBED IN WARRANTY DEED
DOCUMENT NO. 0335627185 AS RECORDED IN THE RECORDERS OFFICE OF COOK COUNTY,
ILLINOIS; THENCE SOUTHERLY ALONG SAID WESTERLY LINE AS DESCRIBED IN WARRANTY
DEED DOCUMENT NO. 0335627185 TO THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SAID
SECTION 20; THENCE CONTINUING SOUTHERLY ALONG SAID WESTERLY LINE AS DESCRIBED IN
WARRANTY DEED DOCUMENT NO. 0335627185 TO AN ANGLE POINT IN SAID WESTERLY LINE AS
DESCRIBED IN WARRANTY DEED DOCUMENT NO.0335627185;THENCE EASTERLY TO AN ANGLE
POINT IN SAID WESTERLY LINE AS DESCRIBED IN WARRANTY DEED DOCUMENT NO. 0335627185;
THENCE SOUTHERLY ALONG SAID WESTERLY LINE AS DESCRIBED IN WARRANTY DEED
DOCUMENT NO. 0335627185 TO THE SOUTHWEST CORNER AS DESCRIBED IN WARRANTY DEED
DOCUMENT NO.0335627185;THENCE EASTERLY ALONG SAID SOUTHERLY LINE AS DESCRIBED IN
WARRANTY DEED DOCUMENT NO. 0335627185 TO THE WESTERLY LINE OF THE ELGIN, JOLIET
AND EASTERN RAILWAY COMPANY;THENCE SOUTHERLY ALONG SAID WESTERLY LINE OF THE
ELGIN,JOLIET AND EASTERN RAILWAY COMPANY TO A POINT 580.23 FEET NORTHERLY OF THE
NORTH RIGHT OF WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD
AS MEASURED ALONG SAID WESTERLY LINE OF THE ELGIN, JOLIET AND EASTERN RAILWAY
COMPANY; THENCE WESTERLY ALONG A LINE PARALLE TO SAID SOUTHERLY LINE AS
DESCRIBED IN WARRANTY DEED DOCUMENT NO. 0335627185 TO SAID LINE BEING 40.0 FEET
EASTERLY OF AND PARALLEL TO THE EASTERLY RIGHT OF WAY LINE OF THE COM ED RIGHT OF
WAY AS DESCRIBED IN DOCUMENT NO. 18983320; THENCE SOUTHERLY ALONG SAID EASTERLY
RIGHT OF WAY LINE OF THE COM ED RIGHT OF WAY AS DESCRIBED IN DOCUMENT NO. 18983320
TO SAID NORTH RIGHT OF WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC
RAILROAD; THENCE WESTERLY ALONG SAID NORTH RIGHT OF WAY LINE OF THE CHICAGO,
MILWAUKEE,ST.PAUL AND PACIFIC RAILROAD TO THE EAST LINE OF THE SOUTHEAST QUARTER
OF SAID SECTION 30;THENCE SOUTHERLY ALONG SAID EAST LINE OF THE SOUTHEAST QUARTER
OF SECTION 30 TO THE NORTHEAST QUARTER OF LOT 1 IN GRABER SUBDIVISION, BEING A
SUBDIVISION OF PART OF THE EAST HALF OF SAID SOUTHEAST QUARTER OF' SECTION 30;
THENCE SOUTH ALONG THE EAST LINE OF SAID LOT 1 IN GRABER SUBDIVISION AND THE
SOUTHERLY EXTENSION THEREOF TO THE SOUTH LINE OF SPAULDING ROAD; THENCE WEST
ALONG SAID SOUTH LINE OF SPAULDING ROAD TO THE WEST LINE OF GIFFORD ROAD; THENCE
NORTH ALONG SAID WEST LINE OF GIFFORD ROAD TO THE WESTERLY EXTENSION OF THE
NORTH LINE OF OUTLOT A IN SAID GRABER SUBDIVISION; THENCE EAST ALONG SAID NORTH
LINE OF OUTLOT A AND THE WESTERLY EXTENSION THEREOF AND NORTH LINE OF SAID LOT 1
TO AN ANGLE POINT IN SAID LOT l;THENCE NORTH ALONG A WESTERLY LINE OF SAID LOT I TO
THE NORTHWEST CORNER OF SAID LOT 1;THENCE WEST ALONG THE WESTERLY EXTENSION OF
THE NORTH LINE OF SAID LOT I TO THE WEST LINE OF SAID GIFFORD ROAD; THENCE NORTH
ALONG SAID WEST LINE OF SAID GIFFORD ROAD TO THE SOUTH LINE OF BLUFF CITY
BOULEVARD;THENCE WEST ALONG THE SOUTH LINE OF BLUFF CITY BOULEVARD TO THE POINT
OF BEGINNING;
EXCEPT THAT PART OF THE NORTHEAST QUARTER OF SAID SECTION 30, TOWNSHIP 41 NORTH,
RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:COMMENCING AT
THE INTERSECTION OF THE NORTH RIGHT OF WAY LINE OF THE CHICAGO,MILWAUKEE,ST. PAUL
AND PACIFIC RAILROAD AND THE WEST LINE OF THE COMMONWEALTH EDISON RIGHT OF WAY,
PER DOCUMENT NUMBER 9899344 AND 9929391; THENCE NORTH 62 DEGREES 45 MINUTES 34
SECONDS WEST, ALONG SAID NORTHERLY RIGHT OF WAY OF THE CHICAGO, MILWAUKEE, ST.
PAUL AND PACIFIC RAILROAD, A DISTANCE OF 2069.93 FEET, TO THE CENTER LINE OF GIFFORD
ROAD;THENCE NORTH 00 DEGREES 45 MINUTES 57 SECONDS EAST,ALONG SAID CENTER LINE OF
GIFFORD ROAD, A DISTANCE OF 382.02 FEET; THENCE SOUTH 89 DEGREES 14 MINUTES 03
SECONDS EAST, PERPENDICULAR TO THE LAST DESCRIBED COURSE, A DISTANCE OF 33.00 FEET,
TO THE POINT OF BEGINNING; THENCE NORTH 00 DEGREES 45 MINUTES 57 SECONDS EAST, A
DISTANCE OF 588.60 FEET ALONG THE APPARENT EAST RIGHT OF WAY LINE OF GIFFORD ROAD;
THENCE SOUTH 89 DEGREES 14 MINUTES 03 SECONDS EAST, A DISTANCE OF 712.48 FEET TO A
LINE 66.00 FEET WEST OF AND PARALLEL TO THE WEST LINE OF PROPERTY CONVEYED TO
WASTE MANAGEMENT OF ILLINOIS, INC. BY DEED DOCUMENT 0600443210 RECORDED JANUARY 4,
2006; THENCE SOUTH 0 DEGREES 45 MINUTES 57 SECONDS WEST, A DISTANCE OF 728.88 FEET
ALONG SAID PARALLEL LINE; THENCE NORTH 87 DEGREES 20 MINUTES 16 SECONDS WEST, A
DISTANCE OF 36.57 FEET; THENCE NORTH 49 DEGREES 39 MINUTES 46 SECONDS WEST, A
DISTANCE OF 114.26 FEET; THENCE NORTH 84 DEGREES 31 MINUTES 54 SECONDS WEST, A
DISTANCE OF 570.85 FEET; THENCE NORTH 43 DEGREES 24 MINUTES 12 SECONDS WEST, A
DISTANCE OF 27.17 FEET TO THE POINT OF BEGINNING,IN COOK COUNTY,ILLINOIS.
ALSO EXCEPT THAT PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 29 AND
THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 30, ALL IN TOWNSHIP 41 NORTH,
RANGE 9,EAST OF THE THIRD PRINCIPAL MERIDIAN,DESCRIBED AS FOLLOWS:COMMENCING AT
THE INTERSECTION OF THE NORTH RIGHT OF WAY LINE OF CHICAGO, MILWAUKEE, ST. PAUL
AND PACIFIC RAILROAD AND THE WEST LINE OF THE COM ED RIGHT OF WAY PER DOCUMENT
NUMBER 9899344 AND 9929391; THENCE NORTH 00 DEGREES 10 MINUTES 09 SECONDS EAST, A
DISTANCE OF 453.90 FEET ALONG SAID WESTERLY RIGHT OF WAY LINE; THENCE NORTH 08
DEGREES 23 MINUTES 10 SECONDS EAST, A DISTANCE OF 668.11 FEET CONTINUING ALONG SAID
WESTERLY RIGHT OF WAY LINE; THENCE NORTH 81 DEGREES 36 MINUTES 50 SECONDS WEST,A
DISTANCE OF 70.00 FEET ALONG A LINE PERPENDICULAR TO SAID WESTERLY RIGHT OF WAY TO
THE POINT OF BEGINNING; THENCE NORTH 87 DEGREES 20 MINUTES 16 SECONDS WEST, A
DISTANCE OF 1056.44 FEET; THENCE NORTH 00 DEGREES 45 MINUTES 57 SECONDS EAST, A
DISTANCE OF 596.39 FEET, ALONG A LINE PARALLEL TO THE CENTERLINE OF GIFFORD ROAD;
THENCE SOUTH 87 DEGREES 20 MINUTES 16 SECONDS EAST, A DISTANCE OF 1135.93 FEET TO A
POINT 70.00 FEET WESTERLY OF SAID WESTERLY RIGHT OF WAY AS MEASURED PERPDICULAR TO
SAID WESTERLY RIGHT OF WAY; THENCE SOUTH 08 DEGREES 23 MINUTES 10 SECONDS WEST, A
DISTANCE OF 599.05 FEET ALONG A LINE PARALLEL TO SAID WESTERLY RIGHT OF WAY LINE TO
THE POINT OF BEGINNING,IN COOK COUNTY, ILLINOIS.
ri144
•
ALSO EXCEPT THAT PART OF SECTIONS 19,20,29 AND 30, ALL IN TOWNSHIP 41 NORTH, RANGE 9,
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS; COMMENCING AT THE
INTERSECTION OF THE NORTH RIGHT OF WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL
AND PACIFIC RAILROAD WITH THE WEST RIGHT OF WAY LINE OF THE COMMONWEALTH EDISON
RIGHT OF WAY; THENCE NORTH 00 DEGREES 10 MINUTES 09 SECONDS EAST,453.90 FEET ALONG
SAID WEST RIGHT OF WAY LINE OF THE COMMONWEALTH EDISON RIGHT OF WAY; THENCE
NORTH 08 DEGREES 23 MINUTES 10 SECONDS EAST, 2515.42 FEET ALONG SAID WEST RIGHT OF
WAY LINE OF THE COMMONWEALTH EDISON RIGHT OF WAY; THENCE NORTH 05 DEGREES 57
MINUTES 54 SECONDS EAST, 728.86 FEET ALONG SAID WEST RIGHT OF WAY LINE OF THE
COMMONWEALTH EDISON RIGHT OF WAY TO THE SOUTH LINE OF THE SOUTHWEST QUARTER OF
SAID SECTION 20; THENCE SOUTH 88 DEGREES 39 MINUTES 39 SECONDS WEST (SOUTH 88
DEGREES 20 MINUTES 45 SECONDS WEST RECORD), 171.80 FEET ALONG SAID SOUTH LINE OF THE
SOUTHWEST QUARTER OF SAID SECTION 20 TO THE POINT OF BEGINNING; THENCE SOUTH 02
DEGREES 55 MINUTES 35 SECONDS WEST, A DISTANCE OF 653.56 FEET; THENCE NORTH 89
DEGREES 26 MINUTES 23 SECONDS WEST, A DISTANCE OF 1701.44 FEET TO A LINE 350.00 FEET
EAST OF AND PARALLEL WITH THE CENTERLINE OF GIFFORD ROAD;THENCE NORTH 00 DEGREES
45 MINUTES 57 SECONDS EAST,A DISTANCE OF 573.16 FEET ALONG SAID PARALLEL LINE;THENCE
NORTH 00 DEGREES 41 MINUTES 05 SECONDS EAST A DISTANCE OF 948.06 FEET ALONG SAID
PARALLEL LINE; THENCE SOUTH 88 DEGREES 21 MINUTES 58 SECONDS EAST, A DISTANCE OF
440.67 FEET; THENCE SOUTH 86 DEGREES 21 MINUTES 08 SECONDS EAST, A DISTANCE OF 658.78
FEET; THENCE SOUTH 03 DEGREES 00 MINUTES 55 SECONDS WEST, A DISTANCE OF 292.37 FEET;
THENCE SOUTH 08 DEGREES 23 MINUTES 45 SECONDS WEST,A DISTANCE OF 225.52 FEET;THENCE
SOUTH 81 DEGREES 03 MINUTES 58 SECONDS EAST, A DISTANCE OF 397.77 FEET; THENCE SOUTH
47 DEGREES 06 MINUTES 51 SECONDS EAST. A DISTANCE OF 372.81 FEET, TO THE POINT OF
BEGINNING, IN COOK COUNTY,ILLINOIS.
N:U936\Survey\Text\Bluff City TIF District legal description.docx
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EXHIBIT B
The area is generally bounded by the frontage properties north of Bluff City Boulevard
on the north(extending west to St. Charles Street), Gifford Road on the west, Spaulding Road on
the south and the EJ & E railroad right of way and the Copart facility to the east.
r
Bluff City/Quarry
TIF District
�� Subject Area Route 20
TIF District
Map pared by City of Elgin
Department or Community Development-October 2010 N
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,rder , A' .7.1a. -t
414 20.
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Exhibit C
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CITY OF ELGIN
BLUFF CITY/QUARRY TIF AREA
REDEVELOPMENT PLAN AND PROJECT
Jointly Prepared By:
City of Elgin,Illinois
And
Kane, McKenna and Associates,Inc.
November, 2010
(Pik
r TABLE OF CONTENTS
u Page
I. Introduction 1
11. Redevelopment Project Area Legal Description 4
III. Redevelopment Project Area Goals and Objectives 5
IV. Evidence of the Lack of Development and Growth within 7
RPA and Assessment of Fiscal Impact on Affected
Taxing Districts
A. Evidence of the Lack of Development and Growth
Within the Redevelopment Project Area 7
B. Assessment of Fiscal Impact on Affected
Taxing Districts 7
V. TIF Qualification Factors Existing in the
Redevelopment Project Area 8
VI. Redevelopment Project 9
A. Redevelopment Plan and Project Objectives 9
B. Redevelopment Activities 10
C. General Land Use Plan 11
D. Additional Design and Control Standards for
Community Development in the City 11
E. Estimated Redevelopment Project Costs 11
F. Sources of Funds to Pay Redevelopment Project Costs 16
G. Nature and Term of Obligations to be Issued 16
H. Most Recent Equalized Assessed Valuation(EAV)
Of Properties in the Redevelopment Project Area 17
I. Anticipated Equalized Assessed Valuation(EAV) 17
TABLE OF CONTENTS ... Continued
Subject Page
VII. Description and Scheduling of Redevelopment Project 18
A. Redevelopment Project 18
B. Commitment to Fair Employment Practices and
Affirmative Action 19
C. Completion of Redevelopment Project and Retirement
Of Obligations to Finance Redevelopment Costs 20
VIII. Provisions for Amending the Tax Increment Plan 21
LIST OF EXHIBITS
EXHIBITS
Exhibit 1 - Legal description
Exhibit 2 - Boundary Map
Exhibit 3 - Existing Land Use Map
Exhibit 4 - Proposed Land Use Map
Exhibit 5 - TIF Qualification Report
I. INTRODUCTION
The City incorporated in 1854 and is located approximately 38 miles to the north and
west of the City of Chicago. Elgin has historically existed as a strong regional center outside of
Chicago, including diverse uses, strong transportation linkages and a location along the northern
Fox River Valley.
The area discussed in this Plan (the "Redevelopment Project Area" or "RPA") is
generally bounded by the frontage properties north of Bluff City Boulevard on the north
(extending west to St. Charles Street), Gifford Road on the west, Spaulding Road on the south
and the EJ & E railroad right of way and the Copan facility to the east. The RPA is legally
described in a subsequent section. A boundary map of the RPA is included as part of Exhibit 2.
The RPA contains mixed commercial, institutional, industrial and residential uses and
vacant land, including unused quarries, mines and/or strip mine ponds. The RPA contains
approximately ninety two (92) buildings and approximately two hundred and eleven (211) total
tax parcels(as of the 2009 Tax Year).
Conditions of unused quarries,mines and/or strip mine ponds, deleterious layout, lack of
community planning, inadequate utilities, deterioration, and lagging Equalized Assessed
Valuation(EAV), are evidenced throughout the area and have been documented pursuant to site
visits and City and County data.
The RPA exhibits limitations for industrial and commercial redevelopment due to the
conditions described above. Other sources of potential concern regarding the RPA include the
need for coordinated access and egress, a lack of buffering between uses and parking/loading
provisions. These factors taken in combination tend to limit the opportunities for commercial,
industrial,and mixed use redevelopment of the RPA.
The RPA is suitable for redevelopment for mixed uses including commercial and
industrial. The RPA's best opportunity for redevelopment is related to its proximity to arterial
roads and size of redevelopment parcels. The City has undertaken an initiative, through the
designation of the RPA, to redevelop strategic areas within the City and, in doing so, stabilize
and expand benefits to the community and affected taxing districts.
The Redevelopment Plan
The City recognizes the need for implementation of a strategy to revitalize existing
properties within the boundaries of the RPA and to stimulate and enhance private development.
Business attraction and expansion are key components of the strategy. The needed private
investment in the RPA may only be possible if tax increment financing(TIF) is adopted pursuant
to the terms of the Tax Increment Allocation Redevelopment Act(the "Act"), Illinois Compiled
Statutes, Chapter 65, Section 5/11-74.4-1 et seq., as amended. Incremental property tax revenue
generated by the development will play a decisive role in encouraging private development. Site
conditions that may have precluded intensive private investment in the past will be eliminated.
Ultimately, the implementation of the Redevelopment Plan and Project will benefit the City and
all the taxing districts,which serve the RPA in the form of a significantly expanded tax base.
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•
("4 The designation of the area as a Redevelopment Project Area will allow the City to
address RPA deficiencies including(but not limited to):
Establishing a pattern of land use activities that will increase efficiency and
economic relationships;
Entering into redevelopment agreements in order to induce or promote the
redevelopment of property and/or to induce new development to locate within the
RPA;
Providing infrastructure that supports redevelopment;
Coordinating and providing adequate parking for all redevelopments;
Improving area appearance through landscape, urban design guidelines,
streetscape,and signage programs; and
Coordinating land assembly in order to provide sites featuring more modern
redevelopment plans.
A map of the RPA boundaries is included in Exhibit 2 and is a part of this
Redevelopment Plan and Project. The area on the whole would not reasonably be anticipated to
be developed in a coordinated manner without the adoption of a Redevelopment Plan and
Project. The City, with the assistance of Kane, McKenna and Associates, Inc. ("KMA") has
prepared this Redevelopment Plan and Project to use tax increment financing in order to address
local needs and to meet redevelopment goals and objectives.
The adoption of this Redevelopment Plan and Project makes possible the implementation
of a comprehensive program for the economic redevelopment of the proposed area. By means of
public investment, the RPA will become a more viable area that will attract more private
investment. The additional public investment will set the stage for the redevelopment of the area
with private capital. This in turn will lead to operation of viable retail, mixed- use residential,
and commercial uses within the area.
Pursuant to the Act, the RPA includes only those contiguous parcels of real property and
improvements thereon substantially benefited by the redevelopment project. Also pursuant to
the Act,the RPA is not less in the aggregate than I'/_acres.
Through this Redevelopment Plan and Project, the City will serve as the central force for
marshalling the assets and energies of the private sector for a unified cooperative public-private
redevelopment effort. Ultimately, the implementation of this redevelopment plan will create a
stabilized and expanded tax base, the creation of new development opportunities, enhanced
retention of existing businesses, and the creation of new employment opportunities within the
City as a result of new private development in the RPA.
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Summary
It is found and declared by the City, through legislative actions as required by the Act,
that in order to promote and protect the health, safety, and welfare of the public, that certain
conditions that have adversely affected redevelopment within the RPA need to be addressed,and
that redevelopment of such areas must be undertaken; and, to alleviate the existing adverse
conditions, it is necessary to encourage private investment and enhance the tax base of the taxing
districts in such areas by the development or redevelopment of certain areas. Public/private
partnerships are determined to be necessary in order to achieve development goals. Without the
development focus and resources provided under the Act, the development goals of the City
would not reasonably be expected to be achieved.
It is found and declared by the City that the use of incremental tax revenues derived from
the tax rates of various taxing districts in the Redevelopment Project Area for the payment of
redevelopment project costs is of benefit to those taxing districts. The reason for the use of
incremental tax revenues is that those taxing districts whose jurisdictions include the
Redevelopment Project Area would not derive the benefits of an increased assessment base
without the City addressing the coordination of redevelopment.
It is further found, and certified by the City, in connection to the process required for the
adoption of this Redevelopment Plan and Project pursuant to 65 ILCS Section 5/11-74.4.3(n)(5)
of the Act, that this Redevelopment Plan and Project will not result in the displacement of ten
(10) or more inhabited residential units. Therefore, this Plan and Project does not include a
housing impact study as is required under the Act.
The redevelopment activities that will take place within the RPA will produce benefits
that are reasonably distributed throughout the RPA.
Redevelopment of the RPA is tenable only if a portion of the improvements and other
costs are funded by utilizing tax increment financing.
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IL REDEVELOPMENT PROJECT AREA LEGAL DESCRIPTION
The Redevelopment Project Area legal description is attached in Exhibit 1.
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III. REDEVELOPMENT PROJECT AREA GOALS AND OBJECTIVES
The following goals and objectives are presented for the RPA in accordance with the
City's Comprehensive Plan.
General Goals to the City
1) To provide for implementation of economic development and redevelopment strategies
that benefits the City and its residents.
2) To encourage positive and feasible redevelopment of vacant sites and/or underutilized
facilities.
3) To strengthen the property tax base of the City and overlapping taxing districts.
4) To create new jobs and retain existing jobs for City and area residents.
5) To coordinate all redevelopment within the City in a comprehensive manner, avoiding
land use conflicts and negative community impacts with redevelopment projects.
6) To create a cooperative partnership between the City and proposed developers, owners
and users.
7) To provide public infrastructure improvements within the City to promote redevelopment
efforts,where necessary.
Specific Objectives for the RPA
1) To promote the coordinated redevelopment of property in and adjacent to the Route 20
TIF district.
2) To improve existing infrastructure including, but not limited to, stormwater,sewer,water,
sidewalks,crosswalks and streetscape.
3) To provide for the necessary reclamation of unused quarries, mines and/or strip mine
ponds, environmental remediation, site preparation, grading, and excavation of property
located within the RPA as a means to promote more modern land development uses.
4) To increase the City's property tax and sales tax base.
5) To identify economically viable reuse opportunities for existing parcels in the RPA in a
manner to promote mixed use development.
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Redevelopment Objectives
The RPA designation will allow the City to:
a) Assist in coordinating redevelopment activities within the RPA in order to
provide a sustainable economic environment;
b) Reduce or eliminate negative factors present within the RPA;
c) Accomplish redevelopment over a reasonable time period;
d) Provide for high quality redevelopment within the RPA;and
e) Provide for an attractive overall appearance of the RPA.
The implementation of the Redevelopment Plan and Project will serve to improve the
physical appearance of the RPA and contribute to its economic development. The
implementation of the RPA will provide new employment opportunities for residents.
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IV. EVIDENCE OF THE LACK OF DEVELOPMENT AND GROWTH WITHIN THE RPA
AND ASSESSMENT OF FISCAL IMPACT ON AFFECTED TAXING DISTRICTS
A. Evidence of the Lack of Development and Growth Within the Proposed RPA
As found in Exhibit 5 of this Plan, the RPA has not undergone coordinated or sustained
redevelopment. The RPA has not benefited from coordinated private investment and/or
development. The improved RPA's growth in equalized assessed valuation has lagged behind
the City's for three (3) of the last five (5) years in which data is available and vacant property
consisting of unused quarries, mines and/or strip mine ponds is underutilized and will require a
large scale reclamation effort in order to return properties to productive use.
B. Assessment of Fiscal Impact on Affected Taxing Districts
It is anticipated that the implementation of this Redevelopment Plan and Project will have
a minimal financial impact on most of the affected taxing districts. In fact, the action taken by
the City to stabilize and encourage growth of its tax base through the implementation of this
Redevelopment Plan and Project will have a positive impact on the affected taxing districts.
Any surplus Special Tax Allocation Funds, to the extent any surplus exists and is
declared by the City's corporate authorities, will be proportionately shared, based on the
appropriate tax rates for a given year, with the various taxing districts, including the City, after
all TIF eligible costs either expended or incurred as an obligation by the City have been duly
accounted for through administration of the Special Tax Allocation Fund to be established by the
City as provided by the Act.
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V. TIF QUALIFICATION FACTORS EXISTING IN THE REDEVELOPMENT
PROJECT AREA
Findings
The RPA was studied to determine its qualifications under the Tax Increment Allocation
Redevelopment Act. It was determined that the area as a whole qualifies as a TIF district under
the Act. Refer to the TIF Qualification/Designation Report,(Exhibit 5) which is attached as part
of this plan.
Eligibility Survey
The RPA was evaluated from early 2009 to the present by representatives of KMA and
city staff. Analysis was aided by certain reports obtained from the City and other sources. In
KMA's evaluation, only information was recorded which would directly aid in the determination
of eligibility for a TIF district.
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2-4
VI. REDEVELOPMENT PROJECT
A. Redevelopment Plan and Project Objectives
The City proposes to realize its goals and objectives of encouraging the development of
the RPA and encouraging private investment through public fmance techniques including, but
not limited to,Tax Increment Financing:
1) By implementing a plan that provides for the retention and expansion of existing
businesses, and the attraction of users to redevelop underutilized land and buildings
within the RPA.
2) By constructing public improvements which may include but are not limited to:
i. Street and sidewalk improvements (including new street
construction and widening of current streets)
ii. Utility improvements (including, but not limited to, water,
stormwater management, and sanitary sewer projects consisting of
construction and rehabilitation)
iii. Signalization,traffic control and lighting
iv. Off-street parking(if applicable)
v. Urban design components
rik vi. Landscaping and beautification
3) By entering into Redevelopment Agreements with developers for qualified
redevelopment projects, including (but not limited to) the provision of interest rate
subsidy as allowed under the Act.
4) By providing for quarry and mining area reclamation and site preparation, environmental
remediation, site assembly, clearance,and demolition,including grading and excavation.
5) By the redevelopment of existing building inventory through rehabilitation and
improvement of structures.
6) By exploration and review of job training programs in coordination with any City,
federal, state, and county programs.
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B. Redevelopment Activities
Pursuant to the foregoing objectives, the City will implement a coordinated program of
actions, including, but not limited to, acquisition, site preparation, environmental remediation,
demolition,provision of public infrastructure and related public improvements, and rehabilitation
of structures, if necessary.
Site Preparation,Clearance,Reclamation and Demolition
Property within the RPA may be acquired and improved through the use of site clearance,
excavation, the reclamation of areas involving unused quarries, mines and/or strip mine
ponds, or demolition prior to redevelopment. The land may also be graded and cleared
prior to redevelopment.
Environmental Remediation
Property within the RPA may require remediation of various types of contamination, in
order to use property for commercial,and industrial redevelopment.
Land Assembly and Relocation
Certain properties in the RPA may be acquired, assembled and reconfigured into
appropriate redevelopment sites. Relocation activities may also be undertaken by the
City.
Public Improvements
The City may, but is not required to provide,public improvements in the RPA to enhance
the immediate area and support the Redevelopment PIan and Project. Appropriate public
improvements may include,but are not limited to:
• Improvements and/or construction of public utilities, including extension of water
mains, as well as sanitary and storm sewer systems; and
• Beautification, identification markers, landscaping,lighting, and signage of public
right-of-ways.
Rehabilitation/Taxing District Capital Costs
The City may provide for the rehabilitation of certain structures within the RPA in order
to provide for the redevelopment of the area and conformance to City code provisions.
Improvements may include exterior and facade- related work as well as interior related
work. Certain taxing district capital costs may also be funded pursuant to the Act.
Interest Rate Write-Down
The City may enter into agreements with owners/developers whereby a portion of the
interest cost of a construction, reclamation of unused quarries, mines and/or strip mine
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City of Elgin,IL 10
ponds, renovation or rehabilitation project is paid for on an annual basis out of the
Special Tax Allocation fund of the RPA, in accordance with the Act.
Job Training
The City may assist facilities and enterprises located within the RPA in obtaining job
training assistance. Job training and retraining programs currently available from or
through other governments include,but are not limited to:
• Federal programs;
• State of Illinois programs;
• Applicable local vocational educational programs, including
community college sponsored programs;
• Other federal, state, county or non-profit programs that are currently
available or will be developed and initiated over time.
C. General Land Use Plan
Existing land use in the RPA generally consists of a mix of institutional, residential,
unused quarry properties, industrial and commercial uses. Existing land uses are shown in
Exhibit 3, attached hereto and made a part of this Plan. Exhibit 4, attached hereto and made a
part of this Plan, designates proposed land uses in the RPA that include mixed use, residential,
• industrial, commercial, and institutional. The proposed land uses will conform to the
Comprehensive Plan of the City of Elgin,as may be amended from time to time.
D. Additional Design and Control Standards for Community Development in the City
of Elgin
The appropriate design controls, as set forth in the City's Zoning Ordinance and City's
Comprehensive Plan, shall apply to the RPA.
E. Estimated Redevelopment Project Costs
Redevelopment project costs mean and include the sum total of all reasonable or
necessary costs incurred or estimated to be incurred, as provided in the Act, and any such costs
incidental to this Redevelopment Plan and Project. Private investments, which supplement
"Redevelopment Project Costs",are expected to substantially exceed such redevelopment project
costs. Eligible costs permitted under the Act which may be pertinent to this Redevelopment Plan
and Project include:
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1. Costs of studies and 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,
marketing, financial, planning, other special services, provided, however, that no
charges for professional services may be based on a percentage of the tax
increment collected; 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 three (3) years. In addition, "redevelopment project costs"
shall not include lobbying expenses;
1.1 Annual administrative costs shall not include general overhead or
administrative costs of the municipality that would still have been incurred
by the municipality if the municipality had not designated a
redevelopment project area or approved a redevelopment plan;
1.2 The cost of marketing sites within the redevelopment project area to
prospective businesses,developers, and investors;
2. Property assembly costs, including, but not limited to, acquisition of land and
other property, real or personal, or rights or interest therein, demolition of
buildings, site preparation (including, without limitation, reclamation of unused
quarries, mines and/or strip mine ponds), 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;
3. Costs of rehabilitation,reconstruction or repair or remodeling of existing public or
private buildings, fixtures and leasehold improvements; and the costs 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;
4. Costs of the construction of public works or improvements, except that
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 intended to replace an
existing public building as provided under paragraph (3) of subsection (q) 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 the effective date of this amendatory
Act of the 91st General Assembly or (ii) the municipality makes a reasonable
determination in the redevelopment plan, supported by information that provided
that 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;
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rik 5. Costs of job training and retraining projects including the costs of `welfare to
work" programs implemented by businesses located within the redevelopment
project area;
6. 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 pursuant to the Act accruing during the estimated period
of construction of any redevelopment project for which such obligations are
issued and for not exceeding 36 months thereafter and including reasonable
reserves related thereto;
7. 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 the
redevelopment project necessarily incurred or to be incurred within a taxing
district in furtherance of the objectives of the redevelopment plan and project;
8. Relocation costs to the extent that the City determines that relocation costs shall
be paid or is required to make payment of relocation costs by federal or state law;
9. Costs of job training, 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 the
Redevelopment Project Area; and (ii) when incurred by a taxing district or taxing
districts other than the City, are set forth in a written agreement by or among the
City 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 agreement. Such costs
include, specifically, the payment by community college districts of costs
pursuant to Section 3-37, 3-38,3-40 and 3-40.1 of the Public Community College
Act and by school districts of costs pursuant to Section 10-22.20a and 10-23.3a of
the School Code.
10. 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% of the annual interest
costs incurred by the developer with regard to the redevelopment project
during that year;
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3
•
c) if there are not sufficient funds available in the Special Tax Allocation
Fund to make the payment pursuant to this paragraph (11) then the
amounts so due shall accrue and be payable when sufficient funds are
available in the Special Tax Allocation Fund; and
d) the total of such interest payments paid pursuant to the Act may not
exceed 30% of the (i) cost paid or incurred by the redeveloper for the
redevelopment project plus (ii) redevelopment project costs excluding any
property assembly costs and any relocation costs incurred by a
municipality pursuant to the Act.
11. Unless explicitly stated herein the costs of construction of new privately owned
buildings shall not be an eligible redevelopment project cost.
12. 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, has become economically obsolete, or was
no longer a viable location for the retailer or serviceman.
13. School tuition costs or library district costs as provided for by the TIF Act.
Estimated costs are shown in the next section. Adjustments to these cost items may be
made without amendment to the Redevelopment Plan,as allowed by the TIF Act.
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32
CITY OF ELGIN
BLUFF CITY/QUARRY REDEVELOPMENT PROJECT
ESTIMATED PROJECT COSTS
Program Actions/Improvements Estimated Costs(A)
1. Land Acquisition and Assembly Costs, including Relocation $10,000,000
2. Demolition, Site Preparation(including, without limitation,
reclamation of unused quarries,mines and/or strip mine
ponds),Environmental Cleanup and Related Costs $30,000,000
3. Public Improvements including,but not limited to,
water, storm,and sanitary sewer service,parking
facilities, and road/traffic related improvements $30,000,000
4. Rehabilitation/Taxing District Capital Costs $6,000,000
5. Interest Costs Pursuant to the Act $2,000,000
6. Planning, Legal, Engineering, Administrative and
Other Professional Service Costs $6,000,000
7. Job Training $500,000
8. Estimated School Tuition Costs and Library District Costs
Pursuant to the Act $500,000
TOTAL ESTIMATED $85,000,000
(A) All project cost estimates are in year 2010 dollars. In addition to the above stated costs,
any bonds issued to finance a phase of the Project may include an amount sufficient to
pay customary and reasonable charges associated with the issuance of such obligations as
well as to provide for capitalized interest and reasonably required reserves. Adjustments
to the estimated line item costs above are expected. Each individual project cost will be
reevaluated in light of the projected private development and resulting tax revenues as it
is considered for public financing under the provisions of the Act. The line item amounts
set forth above are not intended to place not to exceed limit on the described expenditures
as the specific items listed above are not intended to preclude payment of other eligible
redevelopment project costs in connection with the redevelopment of the RPA, provided
the amount of total payments for eligible Redevelopment Project Costs shall not exceed
the combined overall budget amount outlined above. Adjustments may be made in line
items within the total,either increasing or decreasing line item costs for redevelopment.
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33
F. Sources of Funds to Pay Redevelopment Project Costs Eligible Under Illinois TIF
Statute
Funds necessary to pay for public improvements and other project costs eligible under the
Act are to be derived principally from property tax increment revenues, proceeds from municipal
obligations to be retired primarily with tax increment revenues, and interest earned on resources
available but not immediately needed for the Redevelopment Plan and Project.
"Redevelopment Project Costs" specifically contemplate those eligible costs set forth in
the Act and do not contemplate the preponderance of the costs to redevelop the RPA. The
majority of development costs will be privately financed, and TIF or other public sources are to
be used, subject to approval by the City, only to leverage and commit private redevelopment
activity.
The tax increment revenues which will be used to pay debt service on the municipal
obligations, if any, and to directly pay redevelopment project costs shall be the incremental
increase in property taxes attributable to the increase in the equalized assessed value of each
taxable lot, block,tract or parcel of real property in the RPA over and above the initial equalized
assessed value of each such lot,block,tract or parcel in the RPA in the 2009 tax year.
Among the other sources of funds which may be used to pay for redevelopment project
costs and debt service on municipal obligations issued to finance project costs are the following:
certain local sales or utility taxes, special service area taxes, the proceeds of property sales,
rik certain land lease payments, certain Motor Fuel Tax revenues, certain state and federal grants or
loans, certain investment income, and such other sources of funds and revenues as the City may
from time to time deem appropriate. TIF revenues from contiguous TIF districts may be utilized
within the RPA as provided for by the Act and TIF revenues from the Bluff City/Quarry TIF
Area may be utilized in contiguous TIF districts.
The Redevelopment Project Area would not reasonably be expected to be developed in a
coordinated manner without the use of the incremental revenues provided by the Act.
G. Nature and Term of Obligations to be Issued
The City may issue obligations secured by the tax increment Special Tax Allocation Fund
established for the Redevelopment Project Area pursuant to the Act or such other funds as are
available to the City by virtue of its power pursuant to the Illinois State Constitution.
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3`;\
rk Any and/or all obligations issued by the City pursuant to this Redevelopment Plan and
Project and the Act shall be retired not more than twenty-three (23) years from the date of
adoption of the ordinance approving the Redevelopment Project Area. However, the final
maturity date of any obligations issued pursuant to the Act may not be later than twenty (20)
years from their respective date of issuance. One or more series of obligations may be issued
from time to time in order to implement this Redevelopment Plan and Project. The total
principal and interest payable in any year on all obligations shall not exceed the amount available
in that year or projected to be available in that year,may be payable from tax increment revenues
and from bond sinking funds, capitalized interest, debt service reserve funds, and all other
sources of funds as may be provided by ordinance.
Those revenues not required for principal and interest payments, for required reserves,for
bond sinking funds, for redevelopment project costs, for early retirement of outstanding
securities, and to facilitate the economical issuance of additional bonds necessary to accomplish
the Redevelopment Plan, may be declared surplus and shall then become available for
distribution annually to taxing districts overlapping the RPA in the manner provided by the Act.
Such securities may be issued on either a taxable or tax-exempt basis, as general
obligation or revenue bonds, with either fixed rate or floating interest rates; with or without
capitalized interest; with or without deferred principal retirement; with or without interest rate
limits except as limited by law; and with or without redemption provisions, and on such other
terms,all as the City may determine.
H. Most Recent Equalized Assessed Valuation (EAV) of Properties in the
Redevelopment Project Area
The 2009 equalized assessed valuation (EAV) for properties located in the RPA is
approximately $10,804,216. The Boundary Map, Exhibit 2, shows the location of the RPA.
The actual base EAV may be reduced by the impacts of several tax year 2010 parcel divisions
affecting primarily vacant property (such divisions are currently estimated to reduce the base
EAV by approximately$250,000 to$500,000).
I. Anticipated Equalized Assessed Valuation (EAV)
Upon completion of the anticipated private development of the Redevelopment Project
Area over a twenty-three (23) year period, it is estimated that the equalized assessed valuation
(EAV) of the property within the Redevelopment Project Area will be approximately
$75,000,000 to$80,000,000.
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VII. DESCRIPTION AND SCHEDULING OF REDEVELOPMENT PROJECT,
A. Redevelopment Project
An implementation strategy will be employed with full consideration given to the
availability of both public and private funding. It is anticipated that a phased redevelopment will
be undertaken.
The Redevelopment Project will begin as soon as the private entities have obtained
financing approvals for appropriate projects and such uses are conformant with City zoning and
planning requirements. Depending upon the scope of the development as well as the actual uses,
the following activities may be included as part of each project:
Land Assembly and Relocation: Certain properties in the RPA may be acquired and
assembled into an appropriate redevelopment site. Relocation activities may also be
undertaken pursuant to the requirements of the Act and City policies.
Demolition and Site Preparation: Existing improvements may have to be reconfigured or
prepared to accommodate new uses or expansion plans. Demolition may be necessary
for future projects. Additionally, the redevelopment plan contemplates site preparation,
or other requirements necessary to prepare the RPA for desired redevelopment projects,
including, without limitation,the reclamation of unused quarries,mines and/or strip mine
ponds.
Landscaping/Urban Design Components/Streetscaping: The City may fund certain
landscaping and design projects, which serve to beautify public properties or rights-of-
way and provide buffering between land uses.
Environmental Remediation: Property within the RPA may require remediation of
various types of contamination, in order to re-use property for commercial, mixed-use,
and residential redevelopment.
Water, Sanitary Sewer, Storm Sewer and Other Utility Improvements: Certain utilities
may be extended or re-routed to serve or accommodate the new development. Upgrading
of existing utilities may be undertaken. The provision of necessary detention or retention
ponds may also be required of private developers or undertaken by the City.
Roadway/Street/Parking Improvements: Widening of existing road improvements and/or
vacation of roads may be undertaken by the City. Certain secondary streets/roads may be
extended or constructed. Related curb, gutter, and paving improvements could also be
constructed as needed. Parking facilities may be constructed that would be available to
the general public.
Utility services may also be provided or relocated in order to accommodate the
redevelopment, renovation or expansion of property.
Traffic Control/Sialization: Traffic control or signalization improvements that improve
access to the RPA and enhance its redevelopment may be constructed.
Redevelopment Plan and Project-Bluff City/Quarry TIF
City of Elgin,IL 18
Public Safety Related Infrastructure: Certain public safety improvements rovements includin , but
including,limited to, public signage, public facilities, and streetlights may be constructed or
implemented.
Rehabilitation/Taxing District Capital Costs: The City may fund certain rehabilitation
costs or certain taxing district capital improvements as provided for under the Act.
Interest Costs Coverage: The City may fund certain interest costs incurred by a
developer for construction,renovation or rehabilitation of a redevelopment project. Such
funding would be paid for out of annual tax increment revenue generated from the RPA
as allowed under the Act.
Professional Services: The City may fund necessary planning, legal, engineering,
administrative and financing costs during project implementation. The City may
reimburse itself from annual tax increment revenue if available.
School Tuition and Library District Payments: The City may fund such payments
pursuant to the Act.
B. Commitment to Fair Employment Practices and Affirmative Action
As part of any Redevelopment Agreement entered into by the City and any private
developers, both will agree to establish and implement an honorable, progressive, and goal-
oriented affirmative action program that serves appropriate sectors of the City. The program will
conform to the most recent City policies and plans.
With respect to the public/private development's internal operations, both entities will
pursue employment practices, which provide equal opportunity to all people regardless of sex,
color, race, sexual orientation,or creed. Neither party will discriminate against any employee or
applicant because of sex, marital status, national origin, sexual orientation, age, or the presence
of physical handicaps. These nondiscriminatory practices will apply to all areas of employment,
including: hiring, upgrading and promotions, terminations, compensation, benefit programs and
education opportunities.
All those involved with employment activities will be responsible for conformance to this
policy and the compliance requirements of applicable state and federal regulations.
The City and private developers will adopt a policy of equal employment opportunity and
will include or require the inclusion of this statement in all contracts and subcontracts at any
level. Additionally, any public/private entities will seek to ensure and maintain a working
environment free of harassment, intimidation, and coercion at all sites, and in all facilities at
which all employees are assigned to work. It shall be specifically ensured that all on-site
supervisory personnel are aware of and carry out the obligation to maintain such a working
environment, with specific attention to minority and/or female individuals.
Redevelopment Plan and Projed-Bluff Ciry/Quarry TIF
City of Elgin,IL 19
J )
rik Finally,the entities will utilize affirmative action to ensure that business opportunities are
Y pp
provided and that job applicants are employed and treated in a nondiscriminatory manner.
Underlying this policy is the recognition by the entities that successful affirmative action
programs are important to the continued growth and vitality of the community.
C. Completion of Redevelopment Project and Retirement of Obligations to Finance
Redevelopment costs
This Redevelopment Project and retirement of all obligations to finance redevelopment
costs will be completed within twenty-three (23) calendar years after the adoption of an
ordinance designating the Redevelopment Project Area. The actual date for such completion and
retirement of obligations shall not be later than December 31 of the year in which the payment to
the municipal treasurer pursuant to the Act is to be made with respect to ad valorem taxes levied
in the twenty-third calendar year after which the ordinance approving the RPA is adopted.
(Pi*
Redevelopment Plan and Project-Bluff Ciry/Quarry TIF
City of Elgin,IL 20
VIII. PROVISIONS FOR AMENDING THE TAX INCREMENT REDEVELOPMENT
PLAN AND PROJECT
This Redevelopment Plan and Project may be amended pursuant to the provisions of the
Act.
Redevelopment Plan and Project-Bluff CitylQuarry TIF
City of Elgin,IL 21
BLUFF CITY TIF DISTRICT-LEGAL DESCRIPTION:
THAT PART OF SECTION 24, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN KANE COUNTY, ILLINOIS AND THAT PART OF SECTIONS 19, 20, 29 AND 30,
TOWNSHIP 41 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY,
ILLINOIS,DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 16 IN BLOCK 4 IN WINZLER ADDITION TO ELGIN,
ILLINOIS, BEING A SUBDIVISION OF PART OF SECTION 24 AFORESAID; THENCE NORTHERLY
ALONG THE NORTHERLY EXTENSION OF THE EASTERLY LINE OF SAID LOT 16 IN BLOCK 4 TO THE
SOUTH LINE OF BLOCK I IN WILLIAM REDEKER'S THIRD ADDITION TO ELGIN, ILLINOIS; THENCE
WESTERLY ALONG SAID SOUTH LINE OF BLOCK 1 TO THE WEST LINE OF PARCEL ONE AS
DESCRIBED IN WARRANTY DEED DOCUMENT NO. 95K006877 AS RECORDED IN THE RECORDERS
OFFICE OF KANE COUNTY,ILLINOIS;THENCE NORTH ALONG SAID WEST LINE OF PARCEL ONE AS
DESCRIBED IN WARRANTY DEED DOCUMENT NO. 95K006877 TO THE NORTHWEST CORNER OF
SAID PARCEL ONE AND ALSO BEING THE SOUTH LINE OF LOT 5 IN SAID BLOCK I IN WILLIAM
REDEKER'S THIRD ADDITION TO ELGIN, ILLINOIS; THENCE EAST ALONG SAID SOUTH LINE OF
LOT 5 TO THE SOUTHEAST CORNER OF SAID LOT 5; THENCE NORTH ALONG THE EAST LINE OF
SAID LOT 5 AND THE EAST LINE OF LOT 4 IN SAID BLOCK I IN WILLIAM REDEKER'S THIRD
ADDITION TO ELGIN, ILLINOIS TO THE NORTHEAST CORNER OF SAID LOT 4 IN BLOCK 1; THENCE
NORTHERLY TO THE SOUTHEAST CORNER OF THE PROPERTY DESCRIBED IN DOCUMENT NO.
99K079899 AND ALSO BEING THE NORTHERLY LINE OF ROUTE 20 BY-PASS; THENCE EASTERLY
ALONG SAID NORTHERLY LINE OF ROUTE 20 BY-PASS IN KANE AND COOK COUNTIES, ILLINOIS
TO WEST LINE AS DESCRIBED IN TRUSTEE'S DEED DOCUMENT NO.94467557 AS RECORDED IN THE
RECORDERS OFFICE OF COOK COUNTY, ILLINOIS; THENCE NORTHERLY ALONG SAID WEST LINE
AS DESCRIBED IN TRUSTEE'S DEED DOCUMENT NO. 94467557, SAID LINE ALSO BEING PARALLEL
WITH THE COUNTY LINE BETWEEN KANE AND COOK COUNTIES TO THE NORTHWEST CORNER AS
DESCRIBED IN SAID TRUSTEE'S DEED DOCUMENT NO. 94467557 AND ALSO BEING THE SOUTH
LINE OF HASTINGS STREET; THENCE EASTERLY ALONG THE SOUTH LINE OF SAID HASTINGS
STREET, A DISTANCE OF 234.5 FEET; THENCE SOUTH PARALLEL WITH SAID COUNTY LINE, A
DISTANCE OF 374.0 FEET, MORE OR LESS TO THE LINE OF WILLIAM REDEKER'S LANDS; THENCE
SOUTHWESTERLY ALONG SAID LINE OF WILLIAM REDEKER'S LANDS AND ALSO BEING THE
SOUTHEASTERLY LINE AS DESCRIBED IN TRUSTEE'S DEED DOCUMENT NO. 94467557 TO SAID
NORTHERLY LINE OF ROUTE 20 BY-PASS; THENCE EASTERLY ALONG SAID NORTHERLY LINE OF
ROUTE 20 BY-PASS TO THE SOUTHEASTERLY LINE OF WRIGHT AVENUE; THENCE
NORTHEASTERLY ALONG SAID SOUTHEASTERLY LINE OF WRIGHT AVENUE TO THE SOUTHWEST
CORNER OF LOT 1 IN LEO GRAPS RESUBDIVISION OF PART OF LOT I IN BLOCK 2 OF ELGIN
HEIGHTS ADDITION IN SAID SECTION 19; THENCE SOUTHEASTERLY ALONG THE SOUTHWEST
LINE OF SAID LOT 1 IN LEO CRAPS RESUBDIVISION TO SAID NORTHERLY LINE OF ROUTE 20 BY-
PASS; THENCE EASTERLY ALONG SAID NORTHERLY LINE OF ROUTE 20 BY-PASS TO THE
SOUTHEASTERLY LINE OF SAID LOT I IN LEO GRAPS RESUBDIVISION;THENCE NORTHEASTERLY
ALONG THE SOUTHEASTERLY LINE OF LOTS I, 2 AND 3 IN SAID LEO GRAPS RESUBDIVISION TO
THE SOUTHWEST CORNER OF LOT 5 IN SAID LEO GRAPS RESUBDIVISION; THENCE
SOUTHEASTERLY ALONG THE SOUTHWESTERLY LINE OF SAID LOT 5 IN LEO GRAPS
RESUBDIVISION TO THE NORTHWESTERLY LINE OF DICKIE AVENUE; THENCE SOUTHWESTERLY
ALONG SAID NORTHWESTERLY LINE OF DICKIE AVENUE TO SAID NORTHERLY LINE OF ROUTE 20
BY-PASS;THENCE EASTERLY ALONG SAID NORTHERLY LINE OF ROUTE 20 BY-PASS TO THE EAST
LINE OF LOT 21 IN BLOCK 2 IN LUDLOW AND STELFORD'S ADDITION TO ELGIN IN THE
SOUTHEAST QUARTER OF SAID SECTION 19;THENCE NORTHERLY ALONG SAID EAST LINE OF LOT
21 IN BLOCK 2 IN LUDLOW AND STELFORD'S ADDITION TO ELGIN TO THE NORTHEAST CORNER
OF SAID LOT 21 IN BLOCK 2;THENCE EASTERLY ALONG THE NORTH LINE OF LOTS 22 THROUGH
35, INCLUSIVE, IN SAID BLOCK 2 IN LUDLOW AND STELFORD'S ADDITION TO ELGIN TO THE EAST
LINE OF THE WEST 38.2 FEET OF LOT 5 IN SAID BLOCK 2 IN LUDLOW AND STELFORD'S ADDITION
TO ELGIN; THENCE NORTHERLY ALONG SAID EAST LINE OF THE WEST 38.2 FEET OF LOT 5 IN
BLOCK 2 TO THE SOUTH LINE OF LUDLOW AVENUE;THENCE EASTERLY ALONG SAID SOUTH LINE
C164 OF LUDLOW AVENUE TO THE CENTERLINE OF OLD ROAD (U.S. ROUTE 20); THENCE
Exhibit 1
SOUTHEASTERLY ALONG SAID CENTERLINE OF OLD ROAD(U.S. ROUTE 20)TO THE WEST LINE OF
PARCEL DEPICTED AND DESCRIBED ON PLAT OF DEDICATION OF PUBLIC HIGHWAY ON PLAT NO.
172 FOR TRACT 172 PER CONDEMNATION NO. 61 S 462; THENCE SOUTHWESTERLY ALONG SAID
WEST LINE OF PARCEL DEPICTED AND DESCRIBED ON PLAT OF DEDICATION OF PUBLIC
HIGHWAY ON PLAT NO. 172 FOR TRACT 172 PER CONDEMNATION NO. 61 S 462 TO THE
SOUTHWEST CORNER OF SAID PARCEL DEPICTED AND DESCRIBED ON PLAT OF DEDICATION OF
PUBLIC HIGHWAY ON PLAT NO. 172 FOR TRACT 172 PER CONDEMNATION NO. 61 S 462; THENCE
SOUTHEASTERLY ALONG THE SOUTHWESTERLY LINE OF SAID PARCEL DEPICTED AND
DESCRIBED ON PLAT OF DEDICATION OF PUBLIC HIGHWAY ON PLAT NO. 172 FOR TRACT 172 PER
CONDEMNATION NO. 61 S 462 TO THE SOUTHEAST CORNER OF SAID PARCEL DEPICTED AND
DESCRIBED ON PLAT OF DEDICATION OF PUBLIC HIGHWAY ON PLAT NO. 172 FOR TRACT 172 PER
CONDEMNATION NO.61 S 462 AND ALSO BEING THE EAST LINE OF THE SOUTHEAST QUARTER OF
SAID SECTION 19; THENCE NORTH ALONG SAID EAST LINE OF THE SOUTHEAST QUARTER OF
SECTION 19 TO THE SOUTH LINE OF SAID U.S. ROUTE 20;THENCE EASTERLY ALONG SAID SOUTH
LINE OF U.S. ROUTE 20 TO THE WESTERLY LINE OF PARCEL DEPICTED AND DESCRIBED ON PLAT
OF DEDICATION OF PUBLIC HIGHWAY ON PLAT NO. 177 IN BOOK 576 OF PLATS PAGE 1 AS
DOCUMENT NO. 17993034; THENCE SOUTHWESTERLY ON SAID WESTERLY LINE OF PARCEL
DEPICTED AND DESCRIBED ON PLAT OF DEDICATION OF PUBLIC HIGHWAY ON PLAT NO. 177 IN
BOOK 576 OF PLATS PAGE 1 TO THE SOUTHERLY LINE OF BLUFF CITY BOULEVARD (FRONTAGE
ROAD); THENCE EASTERLY ON SAID SOUTHERLY LINE OF BLUFF CITY BOULEVARD (FRONTAGE
ROAD) TO THE EASTERLY LINE OF COMMONWEALTH EDISON COMPANY PROPERTY, SAID LINE
BEING 40.0 FEET EASTERLY OF AND PARALLEL TO A LINE DEFINED AS THE EASTERLY LINE IN
DOCUMENTS 9899344 AND 9929391; THENCE SOUTHERLY ALONG SAID PARALLEL LINE TO SAID
SOUTHERLY LINE OF BLUFF CITY BOULEVARD (FRONTAGE ROAD); THENCE EASTERLY ALONG
SAID SOUTHERLY LINE OF BLUFF CITY BOULEVARD (FRONTAGE ROAD) TO A LINE 300.00 FEET
EAST OF AND PARALLEL WITH SAID EASTERLY LINE OF COMMONWEALTH EDISON COMPANY
PROPERTY AND ALSO BEING THE WESTERLY LINE AS DESCRIBED IN WARRANTY DEED
DOCUMENT NO. 0335627185 AS RECORDED IN THE RECORDERS OFFICE OF COOK COUNTY,
ILLINOIS; THENCE SOUTHERLY ALONG SAID WESTERLY LINE AS DESCRIBED IN WARRANTY
DEED DOCUMENT NO. 0335627185 TO THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SAID
SECTION 20; THENCE CONTINUING SOUTHERLY ALONG SAID WESTERLY LINE AS DESCRIBED IN
WARRANTY DEED DOCUMENT NO. 0335627185 TO AN ANGLE POINT IN SAID WESTERLY LINE AS
DESCRIBED IN WARRANTY DEED DOCUMENT NO. 0335627185;THENCE EASTERLY TO AN ANGLE
POINT IN SAID WESTERLY LINE AS DESCRIBED IN WARRANTY DEED DOCUMENT NO. 0335627185;
THENCE SOUTHERLY ALONG SAID WESTERLY LINE AS DESCRIBED IN WARRANTY DEED
DOCUMENT NO. 0335627185 TO THE SOUTHWEST CORNER AS DESCRIBED IN WARRANTY DEED
DOCUMENT NO.0335627185;THENCE EASTERLY ALONG SAID SOUTHERLY LINE AS DESCRIBED IN
WARRANTY DEED DOCUMENT NO. 0335627185 TO THE WESTERLY LINE OF THE ELGIN, JOLIET
AND EASTERN RAILWAY COMPANY; THENCE SOUTHERLY ALONG SAID WESTERLY LINE OF THE
ELGIN, JOLIET AND EASTERN RAILWAY COMPANY TO A POINT 580.23 FEET NORTHERLY OF THE
NORTH RIGHT OF WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD
AS MEASURED ALONG SAID WESTERLY LINE OF THE ELGIN, JOLIET AND EASTERN RAILWAY
COMPANY; THENCE WESTERLY ALONG A LINE PARALLE TO SAID SOUTHERLY LINE AS
DESCRIBED IN WARRANTY DEED DOCUMENT NO. 0335627185 TO SAID LINE BEING 40.0 FEET
EASTERLY OF AND PARALLEL TO THE EASTERLY RIGHT OF WAY LINE OF THE COM ED RIGHT OF
WAY AS DESCRIBED IN DOCUMENT NO. 18983320; THENCE SOUTHERLY ALONG SAID EASTERLY
RIGHT OF WAY LINE OF THE COM ED RIGHT OF WAY AS DESCRIBED IN DOCUMENT NO. 18983320
TO SAID NORTH RIGHT OF WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC
RAILROAD; THENCE WESTERLY ALONG SAID NORTH RIGHT OF WAY LINE OF THE CHICAGO,
MILWAUKEE,ST.PAUL AND PACIFIC RAILROAD TO THE EAST LINE OF THE SOUTHEAST QUARTER
OF SAID SECTION 30;THENCE SOUTHERLY ALONG SAID EAST LINE OF THE SOUTHEAST QUARTER
OF SECTION 30 TO THE NORTHEAST QUARTER OF LOT I IN GRABER SUBDIVISION, BEING A
SUBDIVISION OF PART OF THE EAST HALF OF SAID SOUTHEAST QUARTER OF SECTION 30;
THENCE SOUTH ALONG THE EAST LINE OF SAID LOT I IN GRABER SUBDIVISION AND THE
SOUTHERLY EXTENSION THEREOF TO THE SOUTH LINE OF SPAULDING ROAD; THENCE WEST
ALONG SAID SOUTH LINE OF SPAULDING ROAD TO THE WEST LINE OF GIFFORD ROAD; THENCE
NORTH ALONG SAID WEST LINE OF GIFFORD ROAD TO THE WESTERLY EXTENSION OF THE
NORTH LINE OF OUTLOT A IN SAID GRABER SUBDIVISION; THENCE EAST ALONG SAID NORTH
LINE OF OUTLOT A AND THE WESTERLY EXTENSION THEREOF AND NORTH LINE OF SAID LOT I
TO AN ANGLE POINT IN SAID LOT l;THENCE NORTH ALONG A WESTERLY LINE OF SAID LOT I TO
THE NORTHWEST CORNER OF SAID LOT 1;THENCE WEST ALONG THE WESTERLY EXTENSION OF
THE NORTH LINE OF SAID LOT 1 TO THE WEST LINE OF SAID GIFFORD ROAD; THENCE NORTH
ALONG SAID WEST LINE OF SAID GIFFORD ROAD TO THE SOUTH LINE OF BLUFF CITY
BOULEVARD;THENCE WEST ALONG THE SOUTH LINE OF BLUFF CITY BOULEVARD TO THE POINT
OF BEGINNING;
EXCEPT THAT PART OF THE NORTHEAST QUARTER OF SAID SECTION 30, TOWNSHIP 41 NORTH,
RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:COMMENCING AT
THE INTERSECTION OF THE NORTH RIGHT OF WAY LINE OF THE CHICAGO,MILWAUKEE,ST. PAUL
AND PACIFIC RAILROAD AND THE WEST LINE OF THE COMMONWEALTH EDISON RIGHT OF WAY,
PER DOCUMENT NUMBER 9899344 AND 9929391; THENCE NORTH 62 DEGREES 45 MINUTES 34
SECONDS WEST, ALONG SAID NORTHERLY RIGHT OF WAY OF THE CHICAGO, MILWAUKEE, ST.
PAUL AND PACIFIC RAILROAD, A DISTANCE OF 2069.93 FEET, TO THE CENTER LINE OF GIFFORD
ROAD;THENCE NORTH 00 DEGREES 45 MINUTES 57 SECONDS EAST,ALONG SAID CENTER LINE OF
GIFFORD ROAD, A DISTANCE OF 382.02 FEET; THENCE SOUTH 89 DEGREES 14 MINUTES 03
SECONDS EAST, PERPENDICULAR TO THE LAST DESCRIBED COURSE, A DISTANCE OF 33.00 FEET,
TO THE POINT OF BEGINNING; THENCE NORTH 00 DEGREES 45 MINUTES 57 SECONDS EAST, A
DISTANCE OF 588.60 FEET ALONG THE APPARENT EAST RIGHT OF WAY LINE OF GIFFORD ROAD;
THENCE SOUTH 89 DEGREES 14 MINUTES 03 SECONDS EAST, A DISTANCE OF 712.48 FEET TO A
LINE 66.00 FEET WEST OF AND PARALLEL TO THE WEST LINE OF PROPERTY CONVEYED TO
WASTE MANAGEMENT OF ILLINOIS, INC.BY DEED DOCUMENT 0600443210 RECORDED JANUARY 4,
2006; THENCE SOUTH 0 DEGREES 45 MINUTES 57 SECONDS WEST, A DISTANCE OF 728.88 FEET
ALONG SAID PARALLEL LINE; THENCE NORTH 87 DEGREES 20 MINUTES 16 SECONDS WEST, A
DISTANCE OF 36.57 FEET; THENCE NORTH 49 DEGREES 39 MINUTES 46 SECONDS WEST, A
DISTANCE OF 114.26 FEET; THENCE NORTH 84 DEGREES 31 MINUTES 54 SECONDS WEST, A
DISTANCE OF 570.85 FEET; THENCE NORTH 43 DEGREES 24 MINUTES 12 SECONDS WEST, A
DISTANCE OF 27.17 FEET TO THE POINT OF BEGINNING,IN COOK COUNTY,ILLINOIS.
ALSO EXCEPT THAT PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 29 AND
THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 30, ALL IN TOWNSHIP 41 NORTH,
RANGE 9,EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS:COMMENCING AT
THE INTERSECTION OF THE NORTH RIGHT OF WAY LINE OF CHICAGO, MILWAUKEE, ST. PAUL
AND PACIFIC RAILROAD AND THE WEST LINE OF THE COM ED RIGHT OF WAY PER DOCUMENT
NUMBER 9899344 AND 9929391; THENCE NORTH 00 DEGREES 10 MINUTES 09 SECONDS EAST, A
DISTANCE OF 453.90 FEET ALONG SAID WESTERLY RIGHT OF WAY LINE; THENCE NORTH 08
DEGREES 23 MINUTES 10 SECONDS EAST, A DISTANCE OF 668.11 FEET CONTINUING ALONG SAID
WESTERLY RIGHT OF WAY LINE; THENCE NORTH 81 DEGREES 36 MINUTES 50 SECONDS WEST,A
DISTANCE OF 70.00 FEET ALONG A LINE PERPENDICULAR TO SAID WESTERLY RIGHT OF WAY TO
THE POINT OF BEGINNING; THENCE NORTH 87 DEGREES 20 MINUTES 16 SECONDS WEST, A
DISTANCE OF 1056.44 FEET; THENCE NORTH 00 DEGREES 45 MINUTES 57 SECONDS EAST, A
DISTANCE OF 596.39 FEET, ALONG A LINE PARALLEL TO THE CENTERLINE OF GIFFORD ROAD:
THENCE SOUTH 87 DEGREES 20 MINUTES 16 SECONDS EAST, A DISTANCE OF 1135.93 FEET TO A
POINT 70.00 FEET WESTERLY OF SAID WESTERLY RIGHT OF WAY AS MEASURED PERPDICULAR TO
SAID WESTERLY RIGHT OF WAY; THENCE SOUTH 08 DEGREES 23 MINUTES 10 SECONDS WEST,A
DISTANCE OF 599.05 FEET ALONG A LINE PARALLEL TO SAID WESTERLY RIGHT OF WAY LINE TO
THE POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS.
ALSO EXCEPT THAT PART OF SECTIONS 19,20, 29 AND 30, ALL IN TOWNSHIP 41 NORTH, RANGE 9,
EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS; COMMENCING AT THE
INTERSECTION OF THE NORTH RIGHT OF WAY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL
AND PACIFIC RAILROAD WITH THE WEST RIGHT OF WAY LINE OF THE COMMONWEALTH EDISON
RIGHT OF WAY;THENCE NORTH 00 DEGREES 10 MINUTES 09 SECONDS EAST,453.90 FEET ALONG
SAID WEST RIGHT OF WAY LINE OF THE COMMONWEALTH EDISON RIGHT OF WAY; THENCE
NORTH 08 DEGREES 23 MINUTES 10 SECONDS EAST, 2515.42 FEET ALONG SAID WEST RIGHT OF
WAY LINE OF THE COMMONWEALTH EDISON RIGHT OF WAY; THENCE NORTH 05 DEGREES 57
MINUTES 54 SECONDS EAST, 728.86 FEET ALONG SAID WEST RIGHT OF WAY LINE OF THE
COMMONWEALTH EDISON RIGHT OF WAY TO THE SOUTH LINE OF THE SOUTHWEST QUARTER OF
SAID SECTION 20; THENCE SOUTH 88 DEGREES 39 MINUTES 39 SECONDS WEST (SOUTH 88
DEGREES 20 MINUTES 45 SECONDS WEST RECORD), 171.80 FEET ALONG SAID SOUTH LINE OF THE
SOUTHWEST QUARTER OF SAID SECTION 20 TO THE POINT OF BEGINNING; THENCE SOUTH 02
DEGREES 55 MINUTES 35 SECONDS WEST, A DISTANCE OF 653.56 FEET; THENCE NORTH 89
DEGREES 26 MINUTES 23 SECONDS WEST, A DISTANCE OF 1701.44 FEET TO A LINE 350.00 FEET
EAST OF AND PARALLEL WITH THE CENTERLINE OF GIFFORD ROAD;THENCE NORTH 00 DEGREES
45 MINUTES 57 SECONDS EAST,A DISTANCE OF 573.16 FEET ALONG SAID PARALLEL LINE;THENCE
NORTH 00 DEGREES 41 MINUTES 05 SECONDS EAST A DISTANCE OF 948.06 FEET ALONG SAID
PARALLEL LINE: THENCE SOUTH 88 DEGREES 21 MINUTES 58 SECONDS EAST, A DISTANCE OF
440.67 FEET;THENCE SOUTH 86 DEGREES 2I MINUTES 08 SECONDS EAST, A DISTANCE OF 658.78
FEET; THENCE SOUTH 03 DEGREES 00 MINUTES 55 SECONDS WEST, A DISTANCE OF 292.37 FEET;
THENCE SOUTH 08 DEGREES 23 MINUTES 45 SECONDS WEST,A DISTANCE OF 225.52 FEET;THENCE
SOUTH 81 DEGREES 03 MINUTES 58 SECONDS EAST, A DISTANCE OF 397.77 FEET;THENCE SOUTH
47 DEGREES 06 MINUTES 51 SECONDS EAST, A DISTANCE OF 372.81 FEET, TO THE POINT OF
BEGINNING,IN COOK COUNTY,ILLINOIS.
N:119361Survey\Text1Bluff City T1F District legal description.docx
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City of Elgin LEGEND
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MIZI LIGHT INDUSTRIAL Q BLUFF CITY TIF DISTRICT BOUNDARY
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Department d cvm.e+h Development October 2010
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Hi ........a„, ., City of Elgin LEGEND
Bluff City TIF District I JSINGLEFAMILYDETACHED i ' I OPEN SPACE
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`' J CORRIDOR RETAIL 0 BLUFF CITY TIF DISTRICT BOUNDARY
Proposed Land Use Er LIGHT CORRIDOR US AL ICE
IM IUp prebend by aty d Elgin M OFFICE,RESEARCH,INDUSTRIAL 1000 0 1000 Feet
Depwtment d Cmmirity Development Dabber 2010
Exhibit 4 e)C)
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CITY OF ELGIN
TIF QUALIFICATION REPORT
BLUFF CITY/QUARRY TIF DISTRICT
A study to determine whether certain properties within the City of Elgin
generally located in the vicinity of Spaulding Road, Bluff City Boulevard,
Gifford Road and the railroad right of way to the east, then generally
extending west along the north side of Bluff City Boulevard to St. Charles
Street, qualifies in part as a conservation area and in part as a blighted-
vacant area as defined in the Tax Increment Allocation Redevelopment Act
of Chapter 65, 5/11-74.4-1, et. seq., as amended of the Illinois Compiled
Statutes.
r
Prepared for: City of Elgin, Illinois
Prepared by: Kane, McKenna and Associates, Inc.
November,2010
r
CITY OF ELGIN
TIF QUALIFICATION REPORT
BLUFF CITY/QUARRY TIF DISTRICT
TABLE OF CONTENTS
SECTION I PAGE
INTRODUCTION i
-- t
1 I. BACKGROUND /
i 1
!---- _
II. QUALIFICATION CRITERIA USED 4
. 1 III. THE PROPOSED RPA 9 1
IV. METHODOLOGY OF EVALUATION 10
1
r I V. QUALIFICATION FINDINGS FOR PROPOSED RPA - ;
11
I _ I
VI. SUMMARY OF FINDINGS/GENERAL ASSESSMENT OF 16
QUALIFICATION
--------I
1
EXHIBIT A -BOUNDARY MAP
---- _
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0
INTRODUCTION
Kane, McKenna and Associates, Inc. (KMA) has been retained by the City of Elgin to
conduct an analysis for the potential qualification and designation of a Tax Increment Finance
("TIF") District for the area that includes the quarry area generally located between Bluff City
Boulevard, Spaulding Road, Gifford Road, the EJ & E railroad right of way to the east and a
corridor consisting of improved land extending west along Bluff City Boulevard to St. Charles
Street. The City is pursuing the TIF designation as part of its overall strategy to encourage reuse
and reclamation of former quarry properties in the southeast part of the City, as well as adjacent
mixed use properties along Bluff City Boulevard. The City also hopes to redevelop certain
parcels that are underutilized along the adjacent Bluff City Boulevard corridor.
For purposes of this Report, KMA has subdivided the study area into two major
classifications:
• Improved land - This classification is for all land that is primarily occupied by structures
and/or other improvements, generally located along the north and south sides of Bluff City
Boulevard - extending west to St. Charles Street, and the area north of the former quarry
described above.
• Vacant land- This classification is for all the land within the proposed TIF District that is
primarily vacant of structures, generally located between Bluff City Boulevard, Gifford
Road,Spaulding Road,and the EJ&E railroad right of way to the east;and
Based upon the analysis completed to date, KMA has reached the following conclusions
regarding the potential TIF qualification for the vacant land and the improved land within the
area:
1) Improved land within the proposed TIF District qualifies as a "conservation area" under the
Act. Overall,the improved land within the proposed TIF District is found to be in a condition
as defined in the Act that prevents, or threatens to prevent, the economic development of
properties in a manner that the community deems essential to its overall economic health.
2) Vacant land within the proposed TIF District qualifies as a "blighted-vacant area"pursuant
to the Act. The vacant land has proven to lack economic viability for development due to
certain adverse conditions identified in Section V of this report. Requirements for
reclamation, internal traffic circulation, and infrastructure will be needed in order to prepare
this land for productive use. As a result, it prevents or threatens to prevent the healthy
economic development of properties that the community deems essential to its overall
economic health. In the opinion of KMA the subject vacant land meets the requirements for
designation as a blighted-vacant area under the TIF Act(the"Act").
TIF Qualification Report-Proposed BlufCity/Quarry TIF District
City of Elgin,Illinois
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3) The blighting and conservation area conditions found within the proposed TIF District
present a serious barrier to the area's successful redevelopment. These factors negatively
impact coordinated and substantial private sector investment in the overall area under
consideration as a TIF district. Without City planning and use of economic development
resources in eliminating such factors, potential redevelopment projects (along with other
activities that require private sector investment)are not likely to be economically feasible.
4) There are several potential redevelopment sites within the proposed TIF District. These sites
could produce sufficient incremental property tax revenue that, if used in combination with
other City resources for redevelopment incentives or public improvements, would likely
stimulate private investment and reinvestment in these sites and ultimately throughout the
study area.
5) Formal designation recommended To address current conditions, to promote the economic
viability of the proposed TIF District, and to foster private sector investment and
redevelopment efforts, KMA recommends that the City proceed with the formal TIF
designation process for the entire area under consideration.
The KMA analysis of the proposed TIF District in conjunction with the statutory criteria
is detailed in the following pages.
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TIF Qualification Report-Proposed BlufCity/Quarry TIF District
City of Elgin.Illinois
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I. BACKGROUND
The City of Elgin (the "City") has initiated action related to the study of the proposed
Bluff City/Quarry Redevelopment Project Area (the"RPA")to determine whether it qualifies for
consideration as a Tax Increment Financing District. Kane, McKenna and Associates, Inc.
("KMA") has agreed to undertake the study of the area.
Background on the City and Proposed RPA
The City incorporated in 1854 and is located approximately 38 miles to the north and
west of the City Chicago. Elgin has historically existed as a strong regional center outside of
Chicago, including diverse uses, strong transportation linkages, and a location along the northern
Fox River Valley.
The proposed RPA takes in the properties located north of Bluff City Boulevard (west of
Gifford Road) and north and south of Bluff City Boulevard(east of Gifford Road). In addition,
vacant property generally located south of Bluff City Road and bounded in the east by railroad
right of way,on the west by Gifford Road,and on the south by Spaulding Road is also included.
The proposed RPA currently consists of a variety of land uses. The former
quarry/mining property is zoned for commercial and industrial uses. The area located along the
(11.6‘ Bluff City corridor includes single family residential, multi family, commercial, industrial and
institutional uses.
As of the date of this report, the RPA contained approximately two hundred and eleven
(211) tax parcels and approximately ninety two(92) buildings.
Context for Redevelopment
The City encourages redevelopment of vacant areas and infill areas, as documented in its
2005 Comprehensive Plan. The Comprehensive Plan identifies the following goals:
"Goal RR-1 - Maintain a sustainable urban environment in the City's existing core
neighborhoods.
Objective RR- 1.1 - Promote a concentrated, cohesive relationship among compatible land
uses.
Policy RR-1.1a. - Encourage and assist in providing a mix of market rate, affordable and
high-end housing within redevelopment and revitalization areas.
Policy RR-1.1b. - Carefully evaluate redevelopment area boundaries to maintain the social
stability of existing neighborhoods.
Policy RR-1.1c. - Conserve the assets and resources of mature residential neighborhoods.
TIF Qua!Ulcation Report-Proposed Bluff City/Quarry TIF District
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Policy RR-1.1d. Promote mid-rise and high-rise mixed residential and office uses in the
Center City, with ground floor space reserved for retail and other
supportive uses.
Policy RR-1.1e. Work with property owners to remove constraints on vacant or
underutilized parcels to encourage infill development or redevelopment.
Policy RR-1.1f. Provide for neighborhood, corridor and special area plans.
Objective RR-1.2. Increase functional and visual consistency of buildings and structures by
coordinating existing uses and different architectural styles.
Policy RR-1.2.a. Eliminate unsightly, unsafe, substandard and obsolete uses and buildings
that detract from the aesthetic appearance and economic welfare.
Policy RR-1.2.b. Enhance and maintain the appearance of alleys and other public rights-of-
way in the Center City and other redevelopment/revitalization areas.
Objective RR-1.3 Develop and maintain amenities that reflect the character of the
community's heritage.
Policy RR-1.3.a. Make all reasonable efforts to identify, document and preserve significant
historic and/or architecturally significant structures and buildings.
Policy RR-1.3.b. Continue programs to increase public awareness and support for historic
preservation activities,
Goal RR-2 Attract Development to vacant areas within mature neighborhoods through
the use of infill incentives and innovative design.
Objective RR-2.1 Encourage private and public investment and development on vacant lands
in the mature neighborhoods of the City.
Policy RR-2.1.a. Continue to promote incentive policies that support infill development in
mature neighborhoods.
Policy RR-2.1.b. Provide technical support for infill development through innovative design
concepts and land use techniques.
Policy RR-2.1.c. Assure that infill development is compatible with neighboring uses.
Policy RR-2.1.d. Assure that infill development can be supported by appropriate City
services.
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City of Elgin. Illinois
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Policy RR-2.1.e. Encourage the adaptive reuse of rehabilitation of mature buildings that are
structurally sound.
Source: City of Elgin "Comprehensive Plan and Design Guidances" 2005, Section 3.page 27.
The City is sensitive to the existing residential areas near the west portion of the proposed
RPA. Because of this,the City wishes both to manage development within the proposed RPA to
mitigate land use conflicts, and to ensure that more modem development occurs within the
guidelines of the City's Comprehensive Plan.
General Scope and Methodolor v
KMA formally began its analysis by conducting a series of meetings and discussions with
City staff, starting in early 2009 and continuing periodically through the present. The purpose of
the meetings has been to establish boundaries for a study area and to gather data related to
qualification criteria for properties included in the study area. These meetings were
complemented by a series of field surveys for the entire study area. The field surveys and data
collected have been utilized to test the likelihood that the two sub-areas located within the study
area would qualify for TIF designation.
For the purpose of the study, properties within the proposed RPA are divided into two
ribh categories. The qualification factors discussed in this report qualify parts of the RPA as either
"blighted-vacant" or "conservation area-improved," as such terms are defined pursuant to the
Act. The first tract includes those portions that contain improved property. The second tract
includes those portions that are vacant land generally located in the central and south portion of
the proposed RPA.
During the course of its work, KMA reported to City staff its findings regarding TIF
qualification and feasibility prospects for the study area. Based on these findings the City made
refinements to the study area boundaries, directed KMA to complete this TIF Qualification
Report (the "Report"), and moved forward with the preparation of a Redevelopment Plan and
Project for the area.
For additional information about KMA's data collection and evaluation methods, refer to
Section IV of this report.
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II. QUALIFICATION CRITERIA USED
With the assistance of City staff, Kane, McKenna and Associates, Inc. examined the
proposed RPA and reviewed information collected for the area to determine the presence or
absence of appropriate qualifying factors listed in the Illinois "Tax Increment Allocation Act"
ILCS 5/11-74.4-1 et. seq.,as amended(hereinafter referred to as the"Act").
The Act sets out specific procedures that must be adhered to in designating a
redevelopment project area. By definition,a"Redevelopment Project Area" is:
"an area designated by the municipality,which is not less in the aggregate than 1 V2 acres
and in respect to which the municipality has made a finding that there exist conditions
which cause the area to be classified as a blighted area or a conservation area, or a
combination of both blighted area and conservation area."
Under the Act,"blighted area"or"conservation area"means any improved or vacant area
within the boundaries of a development project area located within the territorial limits of the
municipality where certain conditions are met.
TIF Qualification Factors for an Area with Improvements
In accordance with the Act, KMA performed a two-step assessment to determine if the
improved part of the proposed RPA qualified as a "conservation"area. First, KMA analyzed the
threshold factor of age to determine if a majority of structures were 35 years of age or older.
Secondly, if a proposed conservation area meets the age threshold, then the following
factors are to be examined to determine TIF qualification:
If a conservation area, industrial, commercial and residential buildings or improvements
are detrimental to the public safety, health or welfare because of a combination of three (3) 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 improved part of the
redevelopment project area:
1) Dilapidation: An advanced state of disrepair or neglect of necessary repairs to the
primary structural components of buildings or improvements in such a combination that a
documented building condition analysis determines that major repair is required or the
defects are so serious and so extensive that the buildings must be removed.
2) Obsolescence: The condition or process of falling into disuse. Structures become ill-
suited for the original use.
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3) Deterioration: With respect to buildings, defects including but not limited to major
defects in the secondary building components such as doors, windows, porches, gutters
and downspouts and fascia. With respect to surface improvements, that the condition of
roadways, alleys, curbs, gutters, sidewalks, off-street parking and surface storage areas
evidence deterioration,including but not limited to surface cracking,crumbling,potholes,
depressions, loose paving material and weeds protruding through paved surfaces.
4) Presence of Structures Below Minimum Code Standards: All structures that do not meet
the standards of zoning, subdivision, building, fire and other governmental codes
applicable to property,but not including housing and property maintenance codes.
5) Illegal Use of Individual Structures: 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.
6) Excessive Vacancies: 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.
7) Lack of Ventilation,Light,or Sanitary Facilities: The absence of adequate ventilation for
light or air circulation in spaces or rooms without windows, or that require the removal of
dust, odor, gas, smoke or other noxious airborne materials. Inadequate natural light and
t ventilation means the absence 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 refer to the absence or inadequacy of garbage storage and enclosure,
bathroom facilities, hot water and kitchens, and structural inadequacies preventing
ingress and egress to and from all rooms and units within a building.
8) Inadequate Utilities: Underground and overhead utilities such as storm sewers and storm
drainage, sanitary sewers, water lines and gas, telephone, and electrical services that are
shown to be inadequate. Inadequate utilities are those that are: (i) of insufficient
capacity to serve the uses in the redevelopment project area; (ii) deteriorated, antiquated,
obsolete or in disrepair;or(iii)lacking within the redevelopment project area.
9) Excessive Land Coverage and Overcrowding of Structures and Community Facilities:
The over-intensive use of property and the crowding of buildings and accessory facilities
onto a site. Examples of problem conditions warranting the designation of an area as one
exhibiting excessive land coverage are: (i) the presence of buildings either improperly
situated on parcels or located on parcels of inadequate size and shape in relation to
present-day standards of development for health and safety; and (ii) the presence of
multiple buildings on a single parcel. For there to be a finding of excessive land
coverage,these parcels must exhibit one or more of the following conditions: insufficient
provision for light and air within or around buildings; increased threat of spread of fire
due to the close proximity of buildings; lack of adequate or proper access to a public
T!F Qua?ification Report-Proposed Bl u�J City/Quorry T!F District
City of Elgin,Illinois
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right-of-way; lack of reasonably required off-street parking; or inadequate provision for
loading and service.
10) Deleterious Land-Use or Layout: The existence of incompatible land-use relationships,
buildings occupied by inappropriate mixed-uses, or uses considered to be noxious,
offensive,or unsuitable for the surrounding area.
11) Environmental Clean-Up: The Proposed redevelopment project area has incurred Illinois
Environmental Protection Agency or United States Environmental Protection Agency
remediation costs for—or a study conducted by an independent consultant recognized as
having expertise in environmental remediation has determined a need for—the clean-up
of hazardous waste,hazardous substances or underground storage tanks required by State
or federal law,provided that the remediation costs constitute a material impediment to the
development or redevelopment of the redevelopment project area.
12) Lack of Community Planning: The Proposed redevelopment project area was developed
prior to or without the benefit or guidance of a community plan. This means that the
development occurred prior to the adoption by the municipality of a comprehensive or
other community plan or that the plan was not followed at the time of the area's
development. This factor must be documented by evidence of adverse or incompatible
land-use relationships, inadequate street layout, improper subdivision, parcels of
inadequate shape and size to meet contemporary development standards, or other
evidence demonstrating an absence of effective community planning.
13) Stagnant EAV: The total equalized assessed value of the proposed redevelopment project
area has declined for three (3) of the last five(5)calendar years prior to the year in which
the redevelopment project area is designated, or is increasing at an annual rate that is less
than the balance of the municipality for three (3) of the last five (5) calendar years, for
which information is available or 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 three (3) of the last five (5) calendar years
prior to the year in which the redevelopment project area is designated.
TIF Qualification Factors for a Vacant Area
In accordance with the Act, KMA assessed the following factors to determine TIF
qualification for the proposed RPA characterized as"blighted-vacant" Per the Act, such an area
meets state standards provided that:
If vacant, the sound growth of the redevelopment project area is impaired by a
combination of two(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:
TIF Qualification Report-Proposed Bluff City/Quarry TIF District
City of Elgin. Illinois
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1) Obsolete platting of vacant land that results in parcels of limited or narrow size or
configurations of parcels of irregular size or shape that would be difficult to develop on a
planned basis and in a manner compatible with contemporary standards and
requirements, or platting that failed to create rights-of-ways for streets or alleys or that
created inadequate right-of-way widths for streets,alleys, or other public rights-of-way or
that omitted easements for public utilities.
2) Diversity of ownership of parcels of vacant land sufficient in number to retard or impede
the ability to assemble the land for development.
3) Tax and special assessment delinquencies exist or the property has been the subject of tax
sales under the Property Tax Code within the last five(5)years.
4) Deterioration of structures or site improvements in neighboring areas adjacent to the
vacant land.
5) The area has incurred Illinois Environmental Protection Agency or United States
Environmental Protection Agency remediation costs for — or a study conducted by an
independent consultant recognized as having expertise in environmental remediation has
determined a need for — the clean-up of hazardous waste, hazardous substances or
underground storage tanks required by State or federal law, provided that the remediation
costs constitute a material impediment to the development or redevelopment of the
rhk redevelopment project area.
6) The total equalized assessed value of the proposed redevelopment project area has
declined for three (3) of the last five (5) calendar years prior to the year in which the
redevelopment project area is designated or is increasing at an annual rate that is less than
the balance of the municipality for three (3) of the last five (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 three (3) of the last (5) calendar years prior to the year in
which the redevelopment project area is designated.
TIF Qualification Factors for a Vacant Area(Stand-Alone Factors)
In accordance with the Act,KMA assessed the following stand-alone factors to determine
TIP qualification for the proposed RPA characterized as"blighted-vacant." Per the Act, such an
area meets state standards provided that:
If vacant, the sound growth of the redevelopment project area is impaired by one (1) 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:
TIF Qualification Report-Proposed Bluff City/Quarry TIF District
City of Elgin.Illinois
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(A) The area consists of one or more unused quarries,mines,or strip mine ponds.
(B) The area consists of unused railyards,rail tracks,or railroad rights of way.
(C) The area, prior to its 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.
(D) The area consists of an unused or illegal disposal site containing earth, stone,
building debris, or similar materials that were removed from construction,
demolition,excavation,or dredge sites.
(E) Prior to November 1, 1999, the area is not less than 50 nor more than 100 acres
and 75% of which is vacant (notwithstanding that the area has been used for
commercial agricultural purposes within 5 years prior to the designation of the
redevelopment project area), and the area meets at least one of the factors
itemized in paragraph (1) of this subsection, the area has been designated as a
town or village center by ordinance or comprehensive plan adopted prior to
January 1, 1982,and the area has not been developed for that designated purpose.
(F) The area qualified as a "blighted area" immediately prior to becoming vacant,
unless there has been substantial private investment in the immediately
surrounding area.
TIF Qualification Report-Proposed Bluff City/Quarry 711;District
City of Elgin,Illinois
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III. THE PROPOSED RPA
The proposed RPA is divided into two (2) sub-areas. The first sub-area includes those
properties that contain improved parcels. The improved land is primarily concentrated along
Bluff City Boulevard—on the north side west of Gifford Road extending west to parcels east of
St. Charles Street and on the north and south sides of Bluff City Boulevard east of Gifford Road.
The second, vacant sub-area is generally located south of Bluff City Boulevard and bounded on
the west by Gifford Road, on the south by Spaulding Road, and on the east by the railroad right
of way and the Co Part facility.
Refer to Exhibit A,Boundary Map, for additional information.
rah'
TIF Qualification Report-Proposed Bluff City/Quarry T1F District
City of Elgin.Illinois
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IV. METHODOLOGY OF EVALUATION
In evaluating the proposed RPA's potential qualification as a TIF District, the following
methodology was utilized:
1) Photographic analysis and site surveys of the proposed RPA were undertaken by
representatives from Kane, McKenna and Associates, Inc. Site surveys were completed
for both sub-areas with the proposed RPA.
2) KMA performed EAV trend analysis,to ascertain whether improved area EAV growth in
the proposed RPA underperformed EAV growth in the remaining part of the City.
3) Exterior evaluation of structures, noting deterioration or dilapidation as well as vacancies
or possible code violations was completed. The inspections conducted by KMA noted
signs of aging of certain structures, the current condition of improvements and
infrastructure, and current roadway conditions.
4) Both the improved and vacant areas were studied in relation to available planning reports,
City ordinances, flood maps, local history, and an evaluation of area-wide factors that
have affected the area's development (e.g., lack of community planning, obsolescence,
lag in EAV growth, deleterious layout, etc.). Kane, McKenna reviewed the area in its
entirety. City redevelopment goals and objectives for the area have also been established
and reviewed.
5) Existing structures and site conditions were initially surveyed only in the context of
checking, to the best and most reasonable extent available, criteria factors of specific
structures and site conditions on the parcels.
6) The proposed RPA was examined to assess the applicability of the different qualification
factors, for both improved land and vacant land, required for TIF designation under the
Act. Evaluation was made by reviewing the existing conditions in the RPA and
determining how each condition measured when evaluated against the relevant
qualification factors. Improved Iand within the proposed RPA was examined to
determine the applicability of the thirteen (13) different conservation area improved
factors for qualification for TIF designation under this statute. Vacant land was reviewed
to determine the applicability of the different blighted-vacant factors listed within the
Act.
TIF Qualification Report-Proposed Bluff City/Quarry TIF District
City of Elgin.Illinois
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V. QUALIFICATION FINDINGS FOR PROPOSED RPA
As a result of KMA's evaluation of each parcel in the proposed RPA, and analysis of
each of the eligibility factors summarized in Section II, the following factors are presented to
support qualification of the proposed RPA as a conservation area and a blighted vacant area
under the TIF Act. These factors are summarized in the table below.
\1a�imurn \lininunn Factors
-krea %1 kith] Possible Factors Needed to Qnalif% Qualification Factors Present in
Proposed Rl's\ per Statute per Statute Proposed Itl'.-
Sub-Area 1 13 3 5*
Conservation • Lag in EAV Growth
Area • Inadequate Utilities
(Improved) • Lack of Community Planning
• Deleterious Land Use
• Deterioration
Sub-Area 2 6 1 • Unused quarries,mines and/or strip
Blighted Plus stand alone mine ponds (Stand-Alone Factor)
(Blighted- factors
Vacant
•The five factors are in addition to meeting the age requirement that a majority of buildings
be over 35 years in age.
Findings for Sub-Area 1: Conservation Area Factors
Based upon preliminary analysis, the RPA would likely qualify as a conservation area
under the statutory criteria set forth in the Act. As indicated in Section II, KMA performed a
two-step assessment, first finding that a majority of buildings within the conservation area were
over 35 years of age. Based upon Cook, Kane Counties and township data, KMA determined
that 67 buildings(approximately 73%)of the approximately ninety two(92)structures within the
RPA exceeds the age threshold.
As a second step, KMA reviewed the criteria needed to qualify an area as a conservation
area,determining that five(5)factors were present:
1) Lag in Equalized Assessed Valuation(EAV)Growth
The total equalized assessed valuation (EAV) for the improved portion of the RPA has
increased at an annual rate that is less than the balance of the City for four (4) of the last
five (5) calendar years as evidenced by the data presented in the table below. These
measures demonstrate a distressed condition regarding development and tax base within
the RPA.
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City of Elgin. Illinois
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2(h)) 2UU1 2u0 2 hi 10((5 211114
Total EAV for Improved
Area within Proposed TIF $7,586,079 $8,138,140 $8,188,256 $6,944,641 56,831,749 $6,541,301
Annual Change(%) (6.97%) (0.61%) 17.91% 1.65% 4.44%
Total City EAV
(Minus EAV in TIF
Sub-Arca 1) $2,621,217,173 S2,624.269,432 $1460,924,627 $2,155.818,715 51.932,631,922 $1,799,124,705
Annual Change(%) (0.12%) 6.64% 14.15% 11.55% 7.42%
Source: Kane and Cook Counties,City of Elgin.
2) Inadequate Utilities
Inadequate utilities can be defined as underground and overhead utilities such as storm
sewers and storm drainage, sanitary sewers, water lines and gas, or telephone and
electrical services that are shown to be inadequate. Inadequate utilities are those that are:
(i) of insufficient capacity to serve the uses in the redevelopment project area; (ii)
deteriorated, antiquated, obsolete or in disrepair; or(iii)lacking within the redevelopment
project area.
Based upon a City Engineering Department evaluation of the condition of the existing
infrastructure, including roadways, the following improvements are required to address
rob. inadequate utilities:
Reconstruct all of Bluff City Boulevard with improved drainage (i.e. curb and
gutter and storm sewer);
Reconstruct the bridge over Poplar Creek(Built in 1909);
Reconstruct Spaulding Road with improved drainage (i.e. curb and gutter and
storm sewer), water main and sanitary sewer.
Reconstructed streets would need sidewalks, lighting, landscaping, heavy duty pavements
(due to truck traffic usage)and signage.
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City of Elgin,Illinois
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3) Deleterious Land Uie/Layout
Deleterious land use (or layout) is defined as the existence of incompatible land use
relationships, buildings occupied by inappropriate mixed-uses, or uses unsuitable for the
surrounding area. Unsuitable land uses include offensive or noxious uses in relation to
the surrounding area.
In general,poor parcel layout and lack of buffering in Sub-Area 1 account for deleterious
land use/layout. Regarding the parcel layout, certain commercial and light
industrial/warehouses facilities are not configured to easily accommodate the daily
movement and loading of truck traffic. Residential parcels are interspersed with
commercial/industrial uses and there is lack of buffering between uses.
Furthermore, for both commercial and industrial facilities there are very few instances
where businesses can efficiently enter, load and exit. Ideally,they would be able to enter
at one point on the commercial/industrial property, unload into easily accessed loading
bays, and then exit at a different point (analogous to a drive-through bank). Instead, in
many cases truck traffic has to enter, load/unload, reverse direction, and exit from the
same point of entry (i.e., no ability to circulate through the facility). The difficulty in
circulating truck traffic is exacerbated by businesses' lack of parking, which causes
certain"bottlenecks"and potential demands on off street parking.
Transportation layout is not optimal. Ingress and egress to businesses onto the two lane
Bluff City Boulevard is accomplished through individual drive ways and curb cuts; for
multiple uses including commercial,institutional (at the west end), and residential (to the
east and interspersed with industrial/commercial uses in the center portion).
There is a lack of internal roads (such as service roads or frontage roads) that would
connect parcels. As a result,motorists have to enter and exit Bluff City Boulevard to get
to adjacent businesses.
Lack of buffering is a deficiency observed through the sub-area. As mentioned, on Bluff
City Boulevard there exist non-conforming single-family uses. As a result, there have
become a number of incompatible uses among commercial/industrial uses.
4) Lack of Community Planning
An area suffers from a lack of community planning if the area was developed prior to, or
without the benefit of, a community plan. The original date of the City's comprehensive
plan was 1959, updated in 1983 and then in 2005. As noted above, 73%of the buildings
within the proposed TIF District were constructed over 35 years ago or prior to 1974 and
the City's updated plans in 1983 and 2005.
TIF Qualification Report-Proposed Bluff City/Quarry TIF District
City of Elgin.Illinois
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The area's lack of community planning is evidenced by (a) its incompatible land uses
(e.g., the proximity of commercial/industrial uses to residential uses and institutional
uses), (b) inadequate parcel layout (e.g., irregular lot sizes and lack of ingress and
egress), (c) the lack of commercial loading and adequate transportation route provisions
within the area, as discussed above, and (d) requirements for coordinated parking and
traffic circulation.
Modern development of the improved areas within the TIF District should discourage the
mixing of conflicting land-uses without sufficient land platting, provide buffers between
industrial, commercial and residential areas, establish appropriate land development
ratios, and set other restrictions to prevent problems that arise out of incompatible uses.
5) Deterioration of Structures and Site Improvements
Per the Act, deterioration can be evidenced in major or secondary building defects or
deterioration of surface infrastructure. For example, building defects include, but are not
limited to,defects in building components such as windows, siding,and doors.
With respect to building deterioration,there was dispersed through the sub-area buildings
that exhibited deterioration. Many of the buildings marked as "deteriorated" had two or
more building components needing corrective action,including:
• deteriorated roofing(e.g.,curled or missing shingles);
• deteriorated siding or brick (i.e., chipped or warped siding or missing shingles or
brick needing tuckpointing or repair);
• garages/ancillary buildings in need or repair;
• bent or rusted gutters
• rusted or weathered fascia
• rotted or deteriorated doors and door frames
Regarding surface improvements,the sub-area exhibited a number of problems including:
- Rutted and cracked roadways;
-Cracked, uneven sidewalks with evident weed growth;and
- Parking lots with potholes and"alligator" cracking.
With respect to street conditions, the major east/west route — Bluff City Boulevard —
evidenced deterioration. Other streets and driveways exhibited advanced and mild
deterioration and cracks, consistent with the heavy truck and automobile traffic it
handles. Curbs and gutters were also limited.
TIF Qualification Report-Proposed Bluff City/Quarry TIF District
City of Elgin.Illinois
14
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Findings for Sub-Area 2: Blighted-Vacant Factors
The proposed RPA contains approximately fourteen (14) tax parcels on vacant land. Within this
area, KMA identified one stand alone blighted-vacant qualification factor. The 2009 EAV for
this sub-area is approximately$3,2I8,137.
Findings for Sub-Area 2: Blighted-Vacant Factor(Stand-Alone Factor)
The sub-area qualifies under the TIF Act using a stand-alone factor. The TIF Act provides that if
an area, prior to its designation, consists of"one or more unused quarries, mines, or strip mine
ponds"the area would be characterized as"blighted vacant."
Mining operations were undertaken in the north portion of the sub-area from at least as early as
1962 until approximately 2001. The operations included surface excavations and mining of sand
and gravel. Mining operations in the south portion of the sub area were discontinued in
approximately summer of 2008. Portions of the sub-area that are not included in the TIP district
are currently mined,and as a result,are excluded from the TIF boundaries.
Extraordinary costs associated with the reclamation of the former mined areas include site
preparation (including, without limitation, the importation and compaction of large quantities of
film material), internal roadway construction and provision of utility services. Due to the
conditions associated with mined areas and the prior uses, such costs impede redevelopment
unless TIF revenues are available to offset a portion of the costs.
TIF Qualification Report-Proposed Bluff City/Quarry TIF District
City of Elgin.Illinois
15
776
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VI. SUMMARY OF FINDINGS / GENERAL ASSESSMENT OF
QUALIFICATION
The following is a summary of relevant qualification findings as it relates to potential
designation by the City of the proposed RPA as a TIF District. The findings herein pertain to the
entire area including vacant and improved areas.
1. The area is contiguous and is greater than 1%1 acres in size.
2. Portions of the proposed RPA will qualify as a "conservation area" and portions
will qualify as a "blighted-vacant" area. Further, the factors as documented
herein are present to a meaningful extent and are reasonably distributed
throughout the proposed RPA. (A more detailed analysis of the qualification
findings is outlined in Section V of this report.)
3. All property in the area would substantially benefit by the proposed
redevelopment project improvements.
4. The sound growth of taxing districts applicable to the area,including the City, has
been impaired by the factors found present in the area.
5. The area would not be subject to redevelopment without the investment of public
funds,including property tax increments.
These findings, in the judgment of KMA, provide the City with sufficient justification to
consider designation of the proposed RPA as a TIF District.
TIF Qualification Report-Proposed Bluff City/Quarry TIF District
City of Elgin.Illinois
16
Bluff City/Quarry
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