S2-02 (2) ORDINANCE S2-02 PASSED APPROVING THE ELGIN CENTRAL AREA TAX
INCREMENT FINANCING REDEVELOPMENT PLAN AND PROJECT
Councilmember Wasilowski made a motion, seconded by Councilmember Figueroa, to pass the
following ordinance. Upon a roll call vote: Yeas: Councilmembers Figueroa, Gilliam, Munson,
Walters, Wasilowski and Mayor Schock. Nays: None.
Ordinance No. S2-02
AN ORDINANCE
APPROVING THE ELGIN CENTRAL AREA TAX INCREMENT FINANCING
REDEVELOPMENT PLAN AND PROJECT
WHEREAS, the City of Elgin, Illinois (hereinafter referred to as "City") has heretofore
determined that the stable economic and physical development of the City is endangered by the
presence of blighting and conservation factors, with a resulting decline of the City which impairs
the value of private investments and threatens the sound growth and the tax base of the City and
the taxing districts having the power to tax real property in the City(the "Taxing Districts") and
threatens the health, safety, morals and welfare of the public; and
WHEREAS,the City has heretofore determined that in order to promote and protect the health,
safety,morals and welfare of the public,blighting and conservation conditions in the City must
be eradicated and that redevelopment of the City be undertaken; and that to remove and alleviate
adverse conditions in the City it is necessary to encourage private investment and restore and
enhance the tax base of the City and the Taxing Districts by such redevelopment; and
WHEREAS,the City has heretofore caused to be conducted an eligibility study to determine
whether the proposed Elgin Central Area Tax Incremental Financing Redevelopment Project
Area(the "Proposed Area") qualifies as a"redevelopment project area"pursuant to the Tax
Increment Allocation Redevelopment Act at 65 ILCS 5/11-74.4-1, et seq., as amended, (the "TIF
Act"),which study was conducted by Trkla Pettigrew Allen& Payne, Inc. ("TPAP"); and
WHEREAS,the City has heretofore evaluated various lawfully available programs to provide
such assistance and has determined that the use of tax increment allocation financing is necessary
to achieve the redevelopment goals of the City for the Proposed Area; and
WHEREAS, TPAP is a planning and financial services firm having a national reputation for
expertise in tax increment allocation and redevelopment financing in the State of Illinois; and
WHEREAS, TPAP has heretofore concluded and has advised the City that the Proposed Area
qualifies as a"redevelopment project area"under Section 11-74.4-3 of the TIF Act; and
WHEREAS, the City has further caused the preparation of and made available for public
inspection a proposed redevelopment plan and project for the Proposed Area(the "Plan"and
"Project"); and
WHEREAS,the Plan and Project sets forth in writing the program to be undertaken to
accomplish the objectives of the City and includes (1) estimated redevelopment project costs
proposed for the Project Area; (2) evidence indicating that the Proposed Area on the whole has
not been subject to growth and development through investment by private enterprise; (3) an
assessment of the financial impact of the Area on or any increased demand for services from any
VOLUME LXVII APRIL 10,
2002
taxing district affected by the Plan and any program to address such financial impact or
increased demand; (4) the sources of funds to pay costs; (5)the nature and terms of the
obligations to be issued; (6) the most recent equalized assessed valuation of the Area;
(7) an estimate as to the equalized assessed valuation after redevelopment and the general
land uses to apply in the Area; (8) a commitment to fair employment practices and an
affirmative action plan; (9) and the Plan and Project accordingly comply in all respects
with the requirements of the TIF Act; and
WHEREAS, pursuant to Section 11-74.4-5 of the Act,the City has heretofore called a
public hearing (the "Hearing") relative to the Plan and Project and the designation of the
Proposed Area as a development project area under the TIF Act, and fixed the time and
place for such Hearing,being the 13th day of March, 2002 at 7:00 p.m., at the City of
Elgin, City Hall, 150 Dexter Court, Elgin, Illinois; and
WHEREAS, due notice in respect to such Hearing was given pursuant to Section 11-
74.4-5 of the TIF Act; said notice, together with a copy of the Plan and the name of a
person to contact for further information being given to taxing districts and to the
Department of Commerce and Community Affairs of the State of Illinois by certified
mail on January 24, 2002, by publication on February 24, 2002 and March 6, 2002 and by
certified mail to taxpayers within the Proposed Area on February 22, 2002; and
WHEREAS,the City has heretofore convened a joint review board as required by and in
all respect in compliance with the provisions of the TIF Act; and
WHEREAS,the joint review board has met at the time as required by the TIF Act and
has reviewed the public record, planning documents and a form of proposed ordinance
approving the Plan and Project; and
WHEREAS, the joint review board has adopted by a majority vote an advisory, non-
binding recommendation that the City approve the implementation of the Plan and
Project and designate the Proposed Area as a redevelopment project area under the TIF
Act; and
WHEREAS, the joint review board based its decision to recommend the approval of the
proposal on the basis of the Proposed Area satisfying the eligibility criteria defined in
Section 11-74.4-3 of the TIF Act, all as provided in Section 11-74.4-5(b) of the TIF Act;
and
WHEREAS,the City held the Hearing on March 13, 2002 at 7:00 p.m., at the City of
Elgin, City Hall, 150 Dexter Court, Elgin, Illinois; and
WHEREAS, at the Hearing any interested person or affected taxing district was permitted
to file with the City Clerk written objections and was heard orally in respect to any issues
embodied in the notice of said Hearing, and the City heard and determined all protests
and objections at the Hearing; and
VOLUME LXVII APRIL 10,
2002
WHEREAS,the Hearing was adjourned on the 13th day of March, 2002; and
WHEREAS, the Plan and Project set forth the factors which cause the Proposed Area to
be a conservation area, the City has reviewed the information concerning such factors
presented at the Hearing, has reviewed other studies, and is generally informed of the
conditions in the Proposed Area which could cause the area to be a"conservation area"
as defined in the TIF Act; and
WHEREAS, the City has reviewed evidence indicating that the Proposed Area on the
whole has not been subject to growth and development through investment by private
enterprises and has reviewed the conditions pertaining to the 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 City has 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 benefitted by the
proposed Project improvements; and
WHEREAS, the City has made an assessment of any financial impact of the Proposed
Area on or any increased demand for services from any taxing district affected by the
Plan and Project and any program to address such financial impact or increased demand;
and
WHEREAS,the City has reviewed the proposed Plan and Project and also the existing
comprehensive plan for development of the City as a whole to determine whether the
proposed Plan and Project conform to the comprehensive plan of the City.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY
OF ELGIN, ILLINOIS:
Section 1. Findings. The City Council of the City of Elgin, being the corporate
authorities of the City, hereby makes the following findings:
(a) The Proposed Area is described in Exhibit"A" attached hereto and incorporated
herein as if set out in full by this reference. The street location (as near as practicable) for
the Proposed Area is described in Exhibit"B" attached hereto and incorporated herein as
if set out in full by this reference. The map of the Proposed Area is depicted on
Exhibit"C" attached hereto and incorporated herein as if set out in full by this reference.
(b) There exists conditions which cause the Proposed Area to be subject to
designation as a redevelopment project area under the TIF Act and to be classified as a
conservation area as defined in Section 11-74.4-3 of the TIF Act.
VOLUME LXVII APRIL 10,
2002
(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 and in the testimony at the public hearing, the estimated
date of completion of the Project is April 1, 2025 and the estimated date of the retirement
of all obligations incurred to finance redevelopment project costs as defined in the Plan is
April 1, 2025.
(f) The parcels of real property in the Proposed Area are contiguous, and only those
contiguous parcels of real property and improvements thereon which will be substantially
benefitted by the proposed Project improvements are included in the Proposed Area.
Section 2. Exhibits Incorporated by Reference. The Plan and Project which were the
subject matter of the public hearing held on the 13th day of March, 2002, are hereby
adopted and approved. A copy of the Plan and Project dated January 14, 2002 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. 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. That all ordinances or parts of ordinances in conflict with the
provisions of this ordinance be and are hereby repealed.
Section 5. Effective Date. That this ordinance shall be in full force and effect
immediately upon its passage in the manner provided by law.
s/Ed Schock
Ed Schock, Mayor
Presented: April 10, 2002
Passed: April 10, 2002
Vote: Yeas: 6 Nays: 0
Recorded: April 11, 2002
Published:
Attest:
s/Dolonna Mecum
Dolonna Mecum, City Clerk
I
I
I
ELGIN CENTRAL AREA
TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AND PLAN
I
City of Elgin, Illinois
I
I
January 14,2002
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City of Elgin
Ed Schock,Mayor
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Department of Planning and Neighborhood Services
Mark Biernacki,Community Development Manager
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4.
ELGIN CENTRAL AREA
P• TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AND PLAN
,.
City of Elgin, Illinois
Department of Planning and Neighborhood Services
This Redevelopment Plan is subject to review
and comment and may be revised
after comment and hearing.
Prepared by:
Ill.
Trkla,Pettigrew,Allen&Payne,Inc.
,�. January 14, 2002
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TABLE OF CONTENTS
I. INTRODUCTION 1
lov
A. ELGIN CENTRAL AREA TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AREA 4
B. TAX INCREMENT FINANCING 5
C. REDEVELOPMENT PLAN FOR ELGIN CENTRAL AREA TAX INCREMENT FINANCING REDEVELOPMENT PROJECT AREA 6
H. LEGAL DESCRIPTION AND PROJECT BOUNDARY 9
w III. ELIGIBILITY CONDITIONS 11
A. SUMMARY OF PROJECT AREA ELIGIBILITY 11
B. SURVEYS AND ANALYSES CONDUCTED 11
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IV. REDEVELOPMENT GOALS AND OBJECTIVES 13
A. GENERAL GOALS 13
B. REDEVELOPMENT OBJECTIVES 13
V. REDEVELOPMENT PROJECT 15
A. OVERALL REDEVELOPMENT CONCEPT 15
00
B. LAND USE PLAN 16
C. PLANNING SUBAREAS 18
D. DEVELOPMENT AND DESIGN OBJECTIVES 22
E. REDEVELOPMENT IMPROVEMENTS AND ACTIVITIES 24
F. REDEVELOPMENT PROJECT COSTS 26
G. SOURCES OF FUNDS TO PAY REDEVELOPMENT PROJECT COSTS 29
so
H. ISSUANCE OF OBLIGATIONS 31
I. VALUATION OF THE PROJECT AREA 31
VI. LACK OF GROWTH AND DEVELOPMENT THROUGH INVESTMENT BY PRIVATE
ENTERPRISE 33
VII. FINANCIAL IMPACT 35
vs
VIII. DEMAND ON TAXING DISTRICT SERVICES 36
IX. CONFORMITY OF THE REDEVELOPMENT PLAN WITH LAND USES APPROVED BY THE
ELGIN PLANNING COMMISSION 37
on X. PHASING AND SCHEDULING 38
XI. PROVISIONS FOR AMENDING THIS REDEVELOPMENT PLAN 39
XII. COMMITMENT TO FAIR EMPLOYMENT PRACTICES AND AFFIRMATIVE ACTION PLAN 40
XIII. IMPACT ON INHABITED RESIDENTIAL UNITS 41
Its
p
IP TABLES AND FIGURES
TABLE 1. ESTIMATED REDEVELOPMENT PROJECT COSTS 29
ew
TABLE 2. GROWTH IN EAV OF THE PROJECT AREA VS. THE BALANCE OF THE CITY 34
FIGURE 1: PROJECT AREA BOUNDARY 10
= FIGURE 2: LAND USE PLAN 17
,. EXHIBITS
• EXHIBIT I: LEGAL DESCRIPTION OF PROJECT BOUNDARY
EXHIBIT II: ELGIN CENTRAL AREA TAX INCREMENT FINANCING REDEVELOPMENT PROJECT
AREA ELIGIBILITY STUDY
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I. INTRODUCTION
This document is to serve as a redevelopment plan for an area in the City of Elgin (the "City")
comprised of the City's historic central core which contains the central business district, a com-
et plex of public/civic buildings, and adjacent neighborhoods. The irregularly-shaped area Strad-
dles both sides of the Fox River and generally includes the City's central business district;
blocks along State Street and the west side of the Fox River from Big Timber Court on the
* north to U.S. Route 20 on the south; blocks along the east side of the Fox River from River
Bluff Road on the north to U.S. Route 20 on the south; blocks along the Dundee Avenue and
Villa Street corridors, from Congdon Avenue on the north to Watch Street on the south; a por-
t.'
tion of the Spring-Douglas Historic District (south of Summit Street); a portion of the Elgin
,N_, Historic District (west of Channing Street); and a portion of the Elgin National Watch Historic
District (west of Wellington Avenue and Channing Street). This area is subsequently referred
IN
to in this document as the Elgin Central Area Tax Increment Financing Redevelopment Project
Area (the "Project Area"). The Project Area boundary is shown in Figure 1, Project Area
• Boundary Map.
As part of its strategy to encourage managed growth and stimulate private investment within the
Project Area, the City engaged Trkla, Pettigrew, Allen & Payne, Inc. ("TPAP") to assist the
City in studying whether the Project Area of approximately 1,070 acres qualifies as a
"conservation area" or a "blighted area" under the Illinois Tax Increment Allocation
w Redevelopment Act (65 ILCS 5/11/74.4-3) (the "Act"). The Project Area, described in more
detail below as well as in the accompanying Elgin Central Area Tax Increment Financing
Redevelopment Project Area Eligibility Study ("Eligibility Study"), has not been subject to
growth and development through investment by private enterprise and is not reasonably
expected to be developed without the efforts and leadership of the City.
Brief History of Elgin
The City of Elgin, incorporated in 1854, is located approximately 38 miles northwest of
Chicago. The original town plat was recorded in 1842. In the first few decades thereafter,
Elgin benefited from its location along a major east-west stagecoach and railroad route between
the cities of Chicago and then-booming Galena. The presence of the Galena and Chicago
Union Railroad stimulated rapid growth•and development of the City, with its population
reaching almost 18,000 by 1890. The most important commerce in Elgin in these early years
were the dairy industry and the watch (timepiece) industry. The Elgin National Watch
Company produced its first watch in 1867 and grew rapidly thereafter, soon obtaining the title
of the largest watch factory in the world. By the early 1900's, Elgin had become a prospering
community with rapid expansion on both sides of the Fox River.
up
The City's "central business district", or "downtown" (terms used interchangeably throughout
this document), evolved in a pattern similar to most towns of its age. Businesses were densely
U. located in the centralized downtown area, with many shopkeepers living in residential units
above or near their places of business. Residential neighborhoods developed concurrently in
the areas immediately adjacent to the central business district on both sides of the river. Indeed,
Elgin Central Area Redevelopment Project and Plan 1
Elgin,Illinois-January 14, 2002
OPP
much of the early residential development has been preserved by the City in three historic
�• districts abutting the downtown--the Spring-Douglas Historic District, the Elgin Historic
District, and the Elgin National Watch Historic District.
The dominant commercial role of the downtown, supported by the density of residential units
within and nearby, continued well after the initial rapid growth of automobile ownership, but
began to decline as more convenient, auto-oriented commercial areas including shopping malls
and planned business centers developed within and near the City.
The Fox River has contributed to the development of the City throughout its history by
providing for river transportation of people and goods and serving as a power source to drive
the heavy machinery of industrial uses. Accordingly, much of the land along the river was
initially developed with industrial uses. Most of these original businesses have relocated or
closed, but vestiges of the era remain, and some sections along the river near the downtown
continue to be used as industrial sites. The Elgin National Watch Company complex was
demolished in the 1960's and the area surrounding its previous location is now designated as
the Elgin National Watch Historic District. However, many other historically important
commercial and industrial buildings in the Project Area remain intact, in varying physical
me condition.
Modern Day Elgin and Recent Planning Efforts
ow The City continued to grow steadily throughout the 20th Century, with growth accelerating in
the last twenty years. In 1980, the City's population was under 64,000,but by the year 2000, it
had surpassed 90,000, and is expected to exceed 100,000 by 2010. This intensifying growth has
caused the need for rapid physical expansion of residential and commercial areas.
Consequently, the City has annexed substantial tracts of land both to the east and west. Despite
this growth and development at the outer edges of the City, the older parts of Elgin have
* stagnated with limited new private investment. As a result, large portions of the Project Area
have become vacant or underutilized.
The City has attempted to stimulate revitalization of the downtown for close to 40 years and has
prepared plans for the downtown or "Center City" in 1984, 1991, and 2000 (the
Riverfront/Center City Master Plan). Notably, the Center City Master Plan of 1991 recognized
the diminished commercial/retail role of the central business district, while still emphasizing its
importance as a source of social and limited economic cohesion for the community. This trend
is demonstrated by the City's limited successes in attracting new business and/or residential
development to the downtown and, more broadly, to the Project Area. In contrast, the vast
majority of new commercial/retail development has taken place along the Randall Road
corridor and other sites where large lots can be assembled for convenient automobile access.
Many major retail stores and large strip malls have been developed over the last few decades
that compete with the downtown for retail customers.
Another effort to stimulate the downtown began in the early 1990s, when Elgin was awarded
one of the few riverboat casino sites in the state of Illinois. It was hoped that the presence of the
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Elgin Central Area Redevelopment Project and Plan 2
Elgin,Illinois-January 14,2002
Grand Victoria Casino, which is now docked on the east side of the river north of National
Street, would yield significant linkages and benefits to the downtown retail economy. Despite
the casino's individual success(recently ranked the top casino revenue generator in Illinois), the
spin-off benefits to the downtown economy as a whole have been very limited.
The most recent planning initiatives,while recognizing a changing role for the downtown,have
emphasized the preservation and enhancement of the historic downtown as critically important
for conveying a unique identity and image of the community. The presence of a complex of
public and civic buildings, referred to as the "Civic Campus", strengthens the identity of the
downtown as the dominant gathering place for the community. The City is currently embarking
on three important projects, to be completed in the next few years, that will help further such
strength—the construction of the new Gail Borden Public Library, the new Recreation Center,
and the new Riverwalk, all integrated within the framework of the Riverfront/Center City
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Master Plan of 2000.
The Riverfront/Center City Master Plan (RCCMP), completed in May of 2000, represents an
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ambitious effort by the City to jumpstart the revitalization of the Center City by focusing on
redevelopment of the riverfront. The RCCMP emphasizes improvements in public access and
recreational opportunities at the riverfront, as well as streetscape and building design guidelines
in the downtown. It presents a thorough plan, developed with significant public input, and
includes recommendations for Fox River improvements, redevelopment, transportation,
■r parking, wayfinding, and urban design guidelines. The Elgin Central Area Tax Increment
Financing("TIF")Redevelopment Plan both complements and strengthens the RCCMP.
*�* On the whole,past revitalization initiatives have yielded only limited results and comprehensive
and sustained revitalization of the downtown remains a challenge. It is hoped that these current
projects and plans will spur private sector interest in future TIF-assisted redevelopment.
4_ Need for Redevelopment
Without a comprehensive and area-wide effort by the City to promote investment, the Project
Area will not likely be subject to sound growth and development through private investment. In
spite of existing plans and City programs which support the rehabilitation and improvement of
the Project Area, only limited new construction and private investment has occurred in the Pro-
011
ject Area. Most of the Project Area developed over several decades ago on a parcel-by-parcel
basis without the benefit of community planning guidelines and standards. Today, much of the
Project Area is characterized by obsolescence, deterioration, structures below minimum code
standards, excessive vacancies, overcrowding, inadequate utilities, excessive land coverage,
deleterious land-use or layout, depreciation of physical maintenance, and an overall lack of
s community planning.
While small-scale or piecemeal redevelopment efforts might occur in limited portions of the
ow Project Area, the sheer number and distribution of existing buildings and contiguous blocks that
are exhibiting characteristics of "conservation areas" (see the Eligibility Study for an
explanation of the Act's definition of "conservation areas") are likely to preclude the
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Elgin Central Area Redevelopment Project and Plan 3
Elgin, Illinois-January 14, 2002
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revitalization of the Project Area on a scale sufficient to return the Project Area to a long-term
sound condition without the intervention of the City.
Recognizing the Project Area's importance as an integral part of the City and its potential role
IR as a source of social, economic, and physical cohesion of the City's various neighborhoods, the
City is taking a proactive step toward the economic renaissance of the Project Area. The City
seeks to stabilize and provide cohesion to the area by supporting residential,business,retail, and
open space expansion. It seeks to encourage private investment and development activity
through the use of tax increment financing.
The City is committed to the revitalization of the Project Area on a coordinated,comprehensive
ffi and planned basis consistent with the highest quality standards of design and construction for
which the City is known. A coordinated and comprehensive redevelopment effort will allow
the City and other taxing districts to work cooperatively to serve the needs of the residents,
business owners, and visitors.
•
A. Elgin Central Area Tax Increment Financing Redevelopment
Project Area
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The Project Area contains 1,927 buildings and encompasses a total of approximately 1,070
acres. Of the total 1,070 acres, approximately 47 percent (or 500 acres) is accounted for by
- streets, alleys, rail line rights-of-way and the portion of the Fox River encompassed by the Pro-
ject Area. The Project Area boundary is shown in Figure 1,Project Area Boundary Map.
The Project Area encompasses 184 full or partial blocks (as defined by either right-of-way
boundaries and/or tax parcel designations) and includes a variety of commercial, mixed-use,
office, industrial,public, semi-public and residential development in the central,historic core of
the City. In general, the Project Area includes the City's central business district; blocks along
State Street and the west side of the Fox River from Big Timber Court on the north to U.S.
Route 20 on the south;blocks along the east side of the Fox River from River Bluff Road on the
north to U.S. Route 20 on the south; blocks along the Dundee Avenue and Villa Street
corridors, from Congdon Avenue on the north to Watch Street on the south; and portions of all
three of Elgin's historic districts. The Project Area is generally bounded by Big Timber Court,
Summit Street, and Congdon Avenue on the north, by State Street, Crystal Avenue, and the
Op Chicago, Minneapolis, St. Paul & Pacific Railroad on the west, by Route 20 (Lake Street) on
the south, and by Liberty Street, Hill Avenue, Channing Street, and Wellington Avenue on the
east(see Figure 1, Project Area Boundary Map).
The area is characterized by several problem conditions, including an inconsistent mix of
residential and commercial uses along main corridors where block fronts are predominantly
commercial, or contain industrial activity in adjacent parcels; obsolete buildings; and a
significant number of vacant buildings and buildings with vacant space, particularly in the
aa
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Elgin Central Area Redevelopment Project and Plan 4
Elgin, Illinois-January 14, 2002
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central business district. Many blocks also contain a mix of parcels of inconsistent size and
configuration, including both small and large parcels and interior parcels in several blocks.
Other problems result from the development of residential areas within floodplain areas along
the Fox River with deteriorating/inadequate streets and inadequate utilities. Further,the Project
Area contains vacant and underutilized areas along the Fox River and in isolated blocks.
IP The considerable physical assets of the Project Area include the following:
• Excellent regional location with convenient access to and from U.S. Route 20 and I-90
Northwest Tollway, which is less than 1 mile from the northern border of the Project
Area,via either State Street(Route 31)or Dundee Avenue/Route 25.
• A Metra commuter rail station on the Metra Milwaukee District West Line, which runs
no between Chicago and Elgin, located near Chicago Street on the west side of the river.
• The Fox River provides a scenic waterway and an opportunity for pedestrian walkways,
amenities and community open spaces along the river.
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• Several Pace Suburban bus lines serve the Project Area.
Although the Project Area enjoys strong locational assets,the Project Area on the whole has not
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been subject to growth and development through investment by private enterprise. Evidence of
this lack of growth and development is detailed in Section VI and summarized below.
n
• Numerous buildings show signs of obsolescence, deterioration, and excessive vacan-
cies. Moreover, many buildings have excessive land coverage and an irregular or inac-
c cessible layout,which complicates redevelopment options.
• Several portions of the Project Area's infrastructure need to be repaired or replaced, in-
cluding curbs, gutters, street lighting, alleys, sidewalks, combined sanitary/storm sew-
n ers, and water supply lines.
• The growth rate of the total Equalized Assessed Valuation ("EAV") of the Project Area
has shown to be lagging that of the balance of the City as a whole for all of the last six
calendar years for which information is available.
. • Between 1994 and 2000, the EAV of the Project Area increased from $74,638,128 to
$86,417,208, an average annual increase of 2.47 percent. Over this same period, the
EAV of the City as a whole (excluding the Project Area)has increased at an average an-
nual rate of 4.65 percent,which is almost double the rate of growth of the Project Area.
ai.
B. Tax Increment Financing
■r In January 1977, Tax Increment Financing ("TIF") was authorized by the Illinois General As-
, sembly through passage of the Tax Increment Allocation Redevelopment Act, 65 ILCS 5/11-
74.4-1 et seq., as amended (the "Act"). The Act provides a means for municipalities, after the
P• approval of a redevelopment plan and project, to redevelop blighted, conservation, or industrial
park conservation areas and to finance eligible "redevelopment project costs" with incremental
property tax revenues. "Incremental Property Tax"or"Incremental Property Taxes"are derived
Elgin Central Area Redevelopment Project and Plan 5
Elgin,Illinois-January 14, 2002
from the increase in the current EAV of real property within the redevelopment project area
over and above the "Certified Initial EAV" of such real property. Any increase in EAV is then
multiplied by the current tax rate which results in Incremental Property Taxes. A decline in cur-
rent EAV does not result in a negative Incremental Property Tax.
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To finance redevelopment project costs, a municipality may issue obligations secured by Incre-
mental Property Taxes to be generated within the project area. In addition, a municipality may
pledge towards payment of such obligations any part or any combination of the following: (a)
net revenues of all or part of any redevelopment project; (b)taxes levied and collected on any or
all property in the municipality; (c) the full faith and credit of the municipality; (d) a mortgage
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on part or all of the redevelopment project; or(e) any other taxes or anticipated receipts that the
municipality may lawfully pledge.
Tax increment financing does not generate tax revenues by increasing tax rates; it generates
revenues by allowing the municipality to capture, temporarily, the new tax revenues produced
by the enhanced valuation of properties resulting from the municipality's redevelopment pro-
gram, improvements and activities, various redevelopment projects, and the reassessment of
properties. Under TIF, all taxing districts continue to receive property taxes levied on the initial
valuation of properties within the redevelopment project area. Additionally, taxing districts can
receive distributions of excess Incremental Property Taxes when annual Incremental Property
ierse
Taxes received exceed principal and interest obligations for that year and redevelopment project
costs necessary to implement the redevelopment plan have been paid. Taxing districts also
benefit from the increased property tax base after redevelopment project costs and obligations
are paid.
op
In 1999, the Illinois General Assembly adopted substantial amendments to the Act that became
effective on November 1, 1999 (the "1999 Amendments"). The 1999 Amendments do not go-
ply to a municipality that, prior to July 1, 1999, adopted an ordinance or resolution providing
for a feasibility study until after that municipality adopts an ordinance approving a redevelop-
ment plan and a redevelopment project or designating a redevelopment project area. On June
es
23, 1999, the City adopted a resolution providing for the Project Area Eligibility Study. The
Redevelopment Plan and the Eligibility Study are based on the eligibility criteria and proce-
dures set forth in the Act prior to the effective date of the 1999 Amendments and all references
01.
to the Act hereinafter and in the Eligibility Study refer to the Act prior to the effective date of
the 1999 Amendments.
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C. The Redevelopment Plan for the Central Elgin Tax Increment Fi-
nancing Redevelopment Project Area
As evidenced in Section VI, the Project Area as a whole has not been subject to growth and de-
velopment through private investment. Furthermore, it is not reasonable to expect that the Pro-
ject Area as a whole will be redeveloped without the use of TIF.
t
tio Elgin Central Area Redevelopment Project and Plan 6
Elgin,Illinois-January 14, 2002
414
This Redevelopment Plan has been formulated in accordance with the provisions of the Act and
+1' is intended to guide improvements and activities within the Project Area in order to stimulate
private investment in the Project Area. The goal of the City, through implementation of this Re-
development Plan, is that the entire Project Area be revitalized on a comprehensive and planned
us basis to ensure that private investment in rehabilitation and new development occurs:
1. On a coordinated rather than piecemeal basis to ensure that land use, access and circula-
tion, parking, public services and urban design are functionally integrated and meet pre-
sent-day principles and standards; and
2. On a reasonable, comprehensive and integrated basis to ensure that conservation factors
are eliminated; and
3. Within a reasonable and defined time period so that the Project Area may contribute
productively to the economic vitality of the City.
Redevelopment of the Project Area will constitute a large and complex endeavor, and presents
mu challenges and opportunities commensurate with its scale. The success of this redevelopment
effort will depend to a large extent on the cooperation between the private sector and agencies
of local government. Adoption of this Redevelopment Plan enables the implementation of a
or comprehensive program for redevelopment of the Project Area. By means of public invest-
ment, the Project Area will become a stable environment that will again attract private invest-
ment. Public investment will set the stage for area-wide redevelopment by the private sector.
or Through this Redevelopment Plan, the City will serve as the central force for directing the as-
, sets and energies of the private sector to ensure a unified and cooperative public-private rede-
velopment effort.
w
This Redevelopment Plan sets forth the overall "Redevelopment Project" to be undertaken to
accomplish the City's above-stated goal. During implementation of the Redevelopment Pro-
w ject, the City may, from time to time: (i) undertake or cause to be undertaken public improve-
ments and activities; and (ii) enter into redevelopment agreements and intergovernmental
agreements with private or public entities to construct, rehabilitate, renovate or restore private
to
improvements on one or several parcels (items (i) and (ii) are collectivelyreferred to as "Rede-
*, velopment Projects").
This Redevelopment Plan specifically describes the Project Area and summarizes the conserva-
tion area factors which qualify the Project Area as a"conservation area"as defined in the Act.
Successful implementation of this Redevelopment Plan requires that the City utilize Incre-
mental Property Taxes and other resources in accordance with the Act to stimulate the compre-
hensive and coordinated development of the Project Area. Only through the utilization of TIF
op will the Project Area develop on a comprehensive and coordinated basis, thereby eliminating
the existing and threatened blight and conservation area conditions which have limited devel-
opment of the Project Area by the private sector.
um
*1 The use of Incremental Property Taxes will permit the City to direct, implement and coordinate
public improvements and activities to stimulate private investment within the Project Area.
•
Elgin Central Area Redevelopment Project and Plan 7
Elgin, Illinois-January 14,2002
PP
These improvements, activities and investments will benefit the City, its residents, and all tax-
ing districts having jurisdiction over the Project Area. These anticipated benefits include:
• The enhancement of the economic base arising from new development and the rehabilita-
tion of existing buildings.
• An increased sales tax base resulting from new and existing retail development.
• An increase in construction, business, retail, commercial, and other full-time employment
opportunities for existing and future residents of the City.
• The construction of an improved system of roadways, utilities and other infrastructure
• which better serves residents and existing businesses and adequately accommodates desired
new development.
op With the aid of Tax Increment Financing ("TIF"), the potential for redevelopment in the Project
Area is greatly improved, enabling new development, rehabilitation, and public improvements
that may prevent the area from becoming blighted by restoring the economic health of the area.
us The benefits of such redevelopment of the Project Area are numerous and significant, and the
exceptional opportunities include the following:
• • Revitalization of the historically significant central business district.
• Enhancement of the overall economic base and well-being of the Project Area.
• Substantial additions and improvements to the riverfront, including significant addition and
um
expansion of publicly accessible river walkways, amenities, recreational facilities and open
space.
• Adaptive reuse and rehabilitation of the numerous historically significant or architecturally
up
unique structures throughout the Project Area.
• Creation of new residential and commercial development in and near the central business
• district, fortifying its rejuvenation, and creating a more continuous stretch of well-developed
and integrated neighborhoods.
• Provide alternatives to the continuing westward expansion into new areas of farmland, by
+�• development of new residential units in the Project Area.
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Elgin Central Area Redevelopment Project and Plan 8
Elgin,Illinois-January 14, 2002
a
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II. LEGAL DESCRIPTION AND PROJECT BOUNDARY
The boundaries of the Project Area have been drawn to include only those contiguous parcels of
real property and improvements substantially benefited by the proposed Redevelopment Project
in
to be undertaken as part of this Redevelopment Plan. The boundaries of the Project Area are
shown in Figure 1,Project Area Boundary Map, and are generally described below:
um
The Project Area straddles both sides of the Fox River and generally includes the City's central
business district; blocks along State Street and the west side of the Fox River from Big Timber
op Court on the north to U.S. Route 20 on the south; blocks along the east side of the Fox River
from River Bluff Road on the north to U.S. Route 20 on the south; blocks along the Dundee
Avenue and Villa Street corridors, from Congdon Avenue on the north to Watch Street on the
+ south; a portion of the Spring-Douglas Historic District (south of Summit Street); a portion of
the Elgin Historic District (west of Channing Street); and a portion of the Elgin National Watch
Historic District(west of Wellington Avenue and Charming Street).
The boundaries of the Project Area are legally described in Exhibit I at the end of this report.
on
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Elgin Central Area Redevelopment Project and Plan 9
Elgin,Illinois-January 14, 2002
PP
III. ELIGIBILITY CONDITIONS
;• The results summarized in this section are more fully described in the Eligibility Study, which
presents the definition, application and extent of the conservation factors in the Project Area.
The Eligibility Study,prepared by TPAP,is attached as Exhibit H to this Redevelopment Plan.
A. Summary of Project Area Eligibility
Based upon surveys, inspections and analyses of the Project Area, the Project Area qualifies as
a "conservation area" within the requirements of the Act. Fifty percent (50%) or more of the
buildings in the Project Area have an age of 35 years or more, and the Project Area is
Po
characterized by the presence of a combination of three or more of the conservation factors
listed and defined in the Act, rendering the Project Area detrimental to the public safety,health
and welfare of the citizens of the City. The Project Area is not yet a blighted area, but it may
become a blighted area. Specifically,
• Of the 1,927 buildings in the Project Area, 1,853 buildings (96%) are 35 years of age or
older.
• Of the remaining 14 factors set forth in the Act for conservation areas, eleven factors are
PP found to be present.
• The conservation factors which are present are reasonably distributed throughout the Project
Area. These factors include: dilapidation, obsolescence, deterioration, structures below
minimum code standards, excessive vacancies, overcrowding, inadequate utilities,
excessive land coverage, deleterious land use or layout, depreciation of physical
maintenance, and lack of community planning.
• The entire Project Area is impacted by and shows the presence of conservation factors.
• The Project Area includes only real property and improvements thereon substantially
benefited by the proposed redevelopment project improvements.
B. Surveys and Analyses Conducted
PP
The conservation factors found to be present in the Project Area are based upon surveys and
analyses conducted by TPAP. The surveys and analyses conducted for the Project Area in-
OP dude:
1. Exterior survey of the condition and use of each building;
2. Field survey of environmental conditions covering streets, sidewalks, lighting, traffic,park-
ing facilities, landscaping, fences and walls, and general property maintenance;
3. Analysis of existing uses and their relationships;
'"' 4. Comparison of current land use to the current zoning ordinance and the current zoning map;
5. Comparison of surveyed buildings to property maintenance and other codes of the City;
6. Analysis of original and current platting and building size and layout;
Elgin Central Area Redevelopment Project and Plan 11
Elgin,Illinois-January 14, 2002
OP
7. Analysis of City utility maps;
8. Analysis of City records of property code and housing occupancy violations;
9. Review of City map of completed and proposed street surface projects;
10. Analysis of vacant sites; and
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11. Review of previously prepared plans, studies and data.
11.
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Elgin Central Area Redevelopment Project and Plan 12
Elgin, Illinois-January 14, 2002
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I
IV. REDEVELOPMENT GOALS AND OBJECTIVES
Comprehensive and coordinated area-wide investment in new public and private improve-
ments and facilities is essential for the successful redevelopment of the Project Area and the
elimination of conditions that have impeded redevelopment of the Project Area in the past.
Redevelopment of the Project Area will benefit the City through improvements in the physi-
g„ cal environment, an increased tax base, and additional employment opportunities.
This section identifies the general goals and objectives adopted by the City for redevelopment
of the Project Area. Section V presents more specific objectives for development and design
, within the Project Area and the redevelopment activities the City plans to undertake to achieve
the goals and objectives presented in this section.
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A. General Goals
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Listed below are the general goals adopted by the City for redevelopment of the Project Area.
These goals provide overall focus and direction for this Redevelopment Plan.
11.
1. An improved quality of life in the Project Area and the surrounding community.
2. Elimination of the influences and manifestations of physical and economic deterioration
and obsolescence within the Project Area.
3. Restoration of the liveliness, activity, and vitality of the central business district.
4. An environment that will contribute more positively to the health, safety and general
welfare of the Project Area and the surrounding community.
5. An environment which will preserve or enhance the value of properties within and adjacent
to the Project Area.
6. An enhanced economic climate for the City and other taxing districts having jurisdiction
over the Project Area.
7. Retention and enhancement of sound and viable existing businesses within the Project
- Area.
8. Attraction of new business, commercial, retail, and residential development and the
creation of new job opportunities within the Project Area.
9. Employment of residents within the Project Area and within adjacent communities in jobs
in the Project Area.
10. Enhancement and expansion of open space in the Project Area,with particular emphasis on
riverfront areas.
B. Redevelopment Objectives
Listed below are the redevelopment objectives which will guide planning decisions regarding
OP redevelopment within the Project Area.
I
Elgin Central Area Redevelopment Project and Plan 13
Elgin,Illinois-January 14, 2002
PP
/1111.
IP
1. Reduce or eliminate those conditions which qualify the Project Area as a conservation
area. These conditions are described in detail in the Eligibility Study, which is included in
this Redevelopment Plan as Exhibit II.
2. Strengthen the economic well-being of the Project Area.
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3. Restore the downtown as the historic heart and social gathering place of the community.
4. Ensure that the Project Area continues to accommodate civic, cultural, entertainment,
business, and residential opportunities for the entire community, within a compact,
identifiable and walkable area.
5. Encourage and promote mixed uses in the downtown, improving and enhancing its image
as a safe and attractive place to live,work, and recreate.
6. Encourage and support the preservation and rehabilitation of the Project Area's historically
significant properties.
7. Maintain and enhance social and economic diversity throughout the Project Area.
8. Improve connections and access to the Fox River throughout the Project Area.
9. Improve connections, access, and exchanges between the major anchors of the downtown
(current anchors are the Civic Campus and the riverboat casino), and facilitate the creation
of new anchors to improve and catalyze reinforcing commercial activities.
10. Improve and upgrade existing surface infrastructure, including streets, curbs, gutters,
'w sidewalks, lighting, alleys, etc.
11. Removal and redevelopment of sites with existing inappropriate land uses.
12. Encourage redevelopment of properties at appropriate densities, and avoid further
conversions of single family housing into multifamily housing.
13. Assemble or encourage the assembly of land into parcels of appropriate shape and
sufficient size for redevelopment in accordance with this Redevelopment Plan.
14. Create an environment that stimulates private investment in the upgrading and expansion
of existing businesses and the construction of new business, residential, retail and
commercial facilities.
15. Encourage visually attractive buildings, rights-of-way, public parks and open spaces and
encourage high standards of design, including a range of river-edge enhancements,
amenities, and facilities that provide significant water-related recreational opportunities.
16. Provide needed improvements and facilities in proper relationship to the projected demand
for such facilities and in accordance with present-day design standards for such facilities.
VP 17. Create new job opportunities for City residents through new developments, and utilizing
existing hiring programs and appropriate job training programs.
18. Improve the simplicity and clarity of the systems of movement to and within the Project
Area, including streetscape improvements to entry roads, creation of gateway features, and
coordinated signage.
01
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Elgin Central Area Redevelopment Project and Plan 14
Elgin,Illinois-January 14, 2002
U
V. REDEVELOPMENT PROJECT
This section presents the Redevelopment Project anticipated to be undertaken by the City and
sw by private entities on behalf of the City in furtherance of this Redevelopment Plan. Several
previous plans and policies, including the Riverfront/Center City Master Plan, 2000,Parks and
Recreation Master Plan, 2000, City of Elgin Zoning Ordinance, Metra Community Task Force
Report, 1995, Civic-Cultural District Streetscape Schematic and Preliminary Design and Engi-
neering, 1993, Elgin Center City Master Plan, 1991, Dundee/Summit Redevelopment Area
Plan, 1986, South Grove Redevelopment Area Plan, 1985, Elgin Center City Plan, 1984 and
r" the Elgin Comprehensive Plan, 1983, have been reviewed and form the basis for many of the
recommendations presented in this Redevelopment Plan. In addition, the City is preparing a
major update to the City's 1983 Comprehensive Plan, and much of the information gathered in
that effort has been incorporated in preparation of this Redevelopment Plan.
The Redevelopment Project described in this Redevelopment Plan and pursuant to the Act in-
cludes: a) the overall redevelopment concept, b) the land use plan, c) improvement and devel-
opment recommendations for planning subareas, d) development and design objectives, e) a
description of redevelopment improvements and activities, f) estimated redevelopment project
me
costs, g) a description of sources of funds to pay estimated redevelopment project costs, h) a
description of obligations that may be issued, and i) identification of the most recent EAV of
properties in the Project Area and an estimate of future EAV.
A. Overall Redevelopment Concept
The Project Area should be redeveloped as a distinctive residential and mixed-use area with
commercial, residential, and public uses that restore vitality to the downtown and provide links
to adjacent neighborhoods and the riverfront. It should consist of residential and business uses
offering a range of site development opportunities, including: a range of low- to moderate-
density residential uses; commercial uses that provide contemporary office space; retail busi-
ly nesses that serve and support surrounding neighborhoods and employment centers; and a range
of public facilities, open spaces and pedestrian amenities. The river's edge should be improved
and enhanced with walkways, open space and other amenities. To implement this plan, viable
existing businesses should be retained and enhanced, and new business, residential, and retail
development should be undertaken in the existing vacant or underutilized properties within the
Project Area.
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'$ The entire Project Area should be marked by improvements in safety and infrastructure, reten-
tion and expansion of jobs and businesses, new business and residential development, and en-
hancement of the area's overall image and appearance. Improvement projects should include:
the rehabilitation and reuse of existing retail, office,residential, and commercial buildings; new
■g retail, office, residential and commercial construction; street and infrastructure improvements;
creation of open space, river-edge amenities, landscaping and other appearance enhancements;
Elgin Central Area Redevelopment Project and Plan 15
Elgin,Illinois-January 14, 2002
4
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and the provision of new amenities which enhance the overall social, cultural, and aesthetic at-
mosphere of the Project Area.
The Project Area should have good accessibility and should be served by a street system and
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public transportation facilities that provide safe and convenient access to and circulation within
the Project Area.
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The Project Area should be characterized by cohesive urban design features that organize and
provide focus to the Project Area and its subareas, including pedestrian and streetscape ameni-
�. ties which link business centers, retail, residential development, community facilities, open
spaces, and the riverfront. Individual developments should also be visually distinctive and
compatible with the overall character of the Project Area. The Project Area should respect ar-
chitecturally and historically significant buildings of the Project Area as well as the City's tradi-
tional community form which is characterized by a compact, walkable downtown with build-
ings facing the street and located at or near the front property line, surrounded by low to moder-
ate density residential neighborhoods, and connected by a grid pattern of streets.
B. Land Use Plan
The Land-Use Plan, presented graphically in Figure 2, will be in effect upon adoption of this
Redevelopment Plan, and has emerged from the following guiding principles and dynamics of
the Project Area.
P„ Overall, the Project Area should be maintained and redeveloped as a predominantly residential
and mixed-use area, anchored by the core central business district, the expanded civic campus
and the riverfront areas. Public access to the Fox River should be expanded and enhanced
• wherever possible. Mixed uses with ground-floor retail and service uses, and offices or
residential units above should be encouraged in the central business district. New
commercial/retail developments should be concentrated in the downtown and in selected nodes,
wto and industrial uses should be limited to the northwest section of the Project Area.
Major portions of land area along the river are recommended to be preserved as open space and
I' enhanced as public access riverfront parks. Existing residential areas are recommended to be
protected and revitalized.
"" The future success of the commercial and retail businesses in the Project Area is largely
dependent on the strength and expansion of the residential areas and an increased concentration
of residential development in and near the central business district. Therefore, in addition to
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preserving existing residential areas, new residential redevelopment is recommended in several
parts of the Project Area, including mixed uses in the central business district with residential
units developed above ground-floor retail or office uses.
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Elgin Central Area Redevelopment Project and Plan 16
Elgin,Illinois-January 14, 2002
r
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- The above combination of land uses will help create a viable core urban district full of energy
44.4 and life, supported and strengthened by the surrounding residential neighborhoods. The mixed-
use districts will build upon the established character of the central business district and provide
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gradual transitions from downtown functions to adjacent residential neighborhoods.
4.
The Land Use Plan highlights numerous opportunities for mixed-use improvement, en-
hancement and new development within the Project Area, as well as expanding open space
and parks along the Fox River. The Plan is focused on maintaining and enhancing sound and
viable existing businesses, and promoting new business and residential development at se-
lected locations.
w Recommended land use strategies for specific subareas are presented in the following section of
this Redevelopment Plan.
+� All development should comply with the Redevelopment Plan objectives set forth in Section N
above, the Elgin Zoning Ordinance, and all other relevant City ordinances and development
guidelines.
C. Planning Subareas
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The Project Area has been subdivided into eight (8) subareas, each of which would be suitable
for a different mix of uses and intensity of development, and each of which warrants a different
approach to improvement and redevelopment(See Figure 2: Land Use Plan).
Key recommendations for individual subareas are highlighted below. More specific develop-
* ment and design objectives for the Project Area are presented in a following section of this Re-
development Plan.
Subarea 1 (Northwest):
Subarea 1 encompasses the portion of the Project Area on the west side of the Fox River north
of Lawrence Avenue. This subarea is dominated by: a)the existing commercial, industrial, and
vacant land parcels fronting on State Street and west of the railroad, and b) the residential
blocks, community water treatment plants, and open space areas along the river, all of which are
o' to the east and north of the railroad line.
44,
The subarea's uniqueness lies mainly in its natural, forested areas near the river and the large-
lot, low-density residential uses. The streets in this subarea are a paved/gravel mixture,
through traffic is minimal, and the area has a quiet, secluded feeling. Judson College lies
immediately to the north and there exists a pedestrian connection to this subarea.
+w.
A major new park has recently been planned for the area along the river and east of Mabel
Street, between Jerusha Avenue and Frasier Avenue. Existing residential development adjacent
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Elgin Central Area Redevelopment Project and Plan 18
Elgin,Illinois-January 14,2002
Pi"
to this new park should be maintained, with light industrial uses recommended along State
Street north of Buckeye Street and south of Belle Avenue. The parcels east of State Street,
south of Buckeye Street and north of Lawrence Avenue should become part of the riverfront
park system.
The area west of State Street between Lawrence Avenue and Wing Street should be
redeveloped with commercial/retail or residential uses, since these parcels are at a walkable
distance from the Civic Campus,the Metra station, and the downtown overall.
OP Subarea 2 (Downtown Core)
Subarea 2 encompasses the core of the central business district on both sides of the river and
extends from Lawrence Avenue on the north to Prairie Street on the south(see Figure 2).
The downtown is the anchor and heart of the Project Area. It is the historical center of Elgin
11" and still maintains a special ambiance. This entire sub-area should be redeveloped as a mixed-
.- use area, incorporating ground level retail/commercial spaces with upper floors designated as
residential or commercial uses. The importance of incorporating residential units into the new
construction and adaptive reuse of buildings in this subarea should be emphasized, particularly
on the east side of the river. The presence of residents in the subarea will significantly
strengthen the area's sense of vitality and safety, as well as improve the demand for retail
OW
businesses. The only exception to the mixed-use plan of the subarea is the block on the western
edge of the subarea bounded by Jackson Street, Lawrence Avenue, Crystal Avenue, and Mill
Street. This block consists of existing residential uses and a vacant school which has the
mor
potential to become a neighborhood park site.
- Subarea 3 (Southwest Residential District)
Subarea 3 encompasses all of the area west of the river and south of South Street. This area
p consists primarily of residential uses, including the multi-family buildings in the northern
itt portion of the subarea,with a concentration of commercial uses centered around the intersection
of National and State Streets. The existing uses of this subarea should essentially be maintained
with strengthening and minor expansion of the commercial/retail uses around the intersection of
State and National Streets, along with adequate parking to support this mixed use area. The
sloping topography and the presence of the rail line near the riverfront virtually prohibits new
development between the rail line and the river and these areas are designated as open
space/parks.
P• Subarea 4 (North and East Residential Districts)
Subarea 4 consists of the predominantly residential areas in the northern and eastern parts of the
Project Area and contains portions of both the Elgin Historic District and the Spring-Douglas
Historic District(see Figure 2 for subarea boundaries).
Elgin Central Area Redevelopment Project and Plan 19
Elgin,Illinois-January 14, 2002
w
as
Most of this subarea should maintain the existing well-established pattern of residential land
uses,with the following exceptions:
a) The portion of this subarea along the river between Julian Street and Franklin Street should
be designated for low to moderate density residential use,with open space and an extension
of public parks along the riverfront.
b) Significant portions of the riverfront parcels north of Julian Street lie in the floodplain and
future uses should be limited to open space and public parks.
c) Future commercial and retail uses along the Dundee and Kimball corridors should be
mpg concentrated in nodes (described in Subarea 7 below) and consistent residential uses should
be maintained in the remainder of the corridor.
Subarea 5 (Civic Campus)
Subarea 5 consists of the expanded Civic Campus, located in several blocks along the east side
"" of the river between Franklin Street and Highland Avenue. This subarea contains existing
municipal/governmental buildings, including the Elgin City Hall, the police station, the
Hemmens Center, the Post Office, and future sites of the new Gail Borden Library and the new
us Recreation Center. All existing uses in this subarea are appropriate and should be maintained.
4P
Subarea 6 (Commercial Transition District)
Subarea 6 has been defined as that area to the east of Subareas 2 and 5, that serves as an
important transition area between those subareas and the residential areas to the north and east.
om
Subarea 6 is generally bounded by Kimball Street on the north, Geneva Street on the east,Villa
Street on the south and subareas 2 and 5 on the west.
This subarea should be designated as a mixed-use area, but with primary emphasis given to
office and residential development. The blocks on the east side of Dundee Avenue/Center
tom Street/Villa Street are also designated as a mixed use area, but with primary emphasis given to
residential uses, as part of an attempt to increase the concentration of residential units in or near
the downtown area.
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Subarea 6 serves as a transition between the core downtown/Civic Campus and the purely
residential neighborhoods to the north and east. Adaptive reuse and infill developments should
w be sensitive to the transitional nature of this area and complement adjacent districts.
Subarea 7 (Commercial/Retail Nodes in the Dundee Avenue Corridor)
This subarea consists of the two commercial/retail nodes situated within the Dundee Avenue
corridor, with one node centered around the intersection of Dundee Avenue and Summit Street
rmi and including the existing Dundee/Summit TIF area, and the other node centered along Dundee
Avenue between Congdon Avenue and Chester Avenue.
Elgin Central Area Redevelopment Project and Plan 20
Elgin,Illinois-January 14, 2002
1�w
Subarea 8 (Southeast Residential/Open Space District)
11111Subarea 8 consists of two predominantly residential areas and a narrow tract of land along the
river adjacent to the existing South Grove TIF, and contains a portion of the Elgin National
Watch Historic District (see Figure 2 for subarea boundaries). The residential land use patterns
in this subarea are appropriate, well established, and consistent with adjacent areas. The
recommended future use for these areas is residential also. The land south of National Street
and adjacent to the west of the South Grove TIF district should be maintained as riverfront open
space.
110
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101
Elgin Central Area Redevelopment Project and Plan 21
Elgin,Illinois-January 14,2002
OF
D. Development And Design Objectives
Listed below are the specific Development and Design Objectives which will assist the City in
directing and coordinating public and private improvement and investment within the Project
Area in order to achieve the general goals and objectives identified in Section IV of this Rede-
velopment Plan.
The Development and Design Objectives are intended to help attract a variety of desirable uses
such as new business, commercial and residential development; foster a consistent and coordi-
nated development pattern; and create an attractive urban identity for the Project Area.
soP 1. Land Use
a) Promote comprehensive, area-wide redevelopment of the Project Area, allowing a wide
pp
range of business,residential,retail,commercial services,open space and public uses.
b) Promote business retention and new employment development throughout the Project
Area.
c) Encourage the clustering of similar and supporting commercial uses to promote cumula-
tive attraction.
�. d) Promote convenience retail and service uses that can provide for the day-to-day needs of
nearby residents, employees and business patrons.
e) Promote development of residential uses, through new construction, infill and adaptive
reuse of existing structures.
2. Building and Site Development
..
a) Preserve buildings with historic and architectural value where appropriate.
b) Where feasible,repair and rehabilitate existing buildings in poor condition.
c) Where rehabilitation is not feasible, demolish deteriorated existing buildings to allow
for new development.
d) Reuse vacant buildings in serviceable condition for new businesses, residential uses, or
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mixed-use development.
e) Ensure that the design of new buildings is compatible with the surrounding building
PPcontext.
f) Locate building service and loading areas away from front entrances and major streets
where possible.
g) Encourage parking, service, loading and support facilities which can be shared by mul-
tiple businesses.
h) Encourage retail, entertainment, and restaurants on the first floor of buildings to con-
!• tribute to a pedestrian-oriented environment.
i) Improve the design and appearance of commercial storefronts, including facade treat-
ment,color,materials, awnings, canopies, and signage.
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Elgin Central Area Redevelopment Project and Plan 22
Elgin,Illinois-January 14, 2002
no
3. Transportation and Infrastructure
a) Ensure safe, efficient, and convenient access to and circulation within the Project Area
for pedestrians,bicyclists, autos, trucks and public transportation.
b) Promote the development of river edge amenities and provide a continuous, well-
defined, safe pedestrian/bicycle corridor along the river, connecting to adjacent paths
when possible.
c) Where feasible and appropriate, improve street surface conditions, sidewalks, and
natural water drainage, street lighting, and traffic signalization.
d) Alleviate traffic congestion along arterial routes through limited driveways, shared load-
ing zones, efficient bus stop spacing and traffic management improvements.
e) Upgrade public utilities and infrastructure as required.
f) Minimize automobile traffic through areas that are exclusively residential.
g) If feasible, create two pedestrian/bicycle bridges, 1) crossing the river and connecting
Slade Avenue Park on the east with the proposed new major park on the west side of the
river and 2)crossing the river at Prairie Street connecting the Metra station with the east
side.
h) If feasible, maintain and improve physical links to the Judson College campus in the
- northwest portion of the Project Area, including pedestrian and bicycle trails
4. Parking
a) Ensure that all commercial/retail businesses are served by an adequate supply of con-
„u, veniently located parking, to be located to the side or rear of buildings or in parking
structures.
b) Ensure construction of an adequate supply of off-street parking by encouraging larger
w new developments to construct spaces in excess of their projected needs. These excess
rte.
spaces will then capture overflow from street parking at peak periods.
c) Maintain curb parking on selected streets to serve the retail and commercial businesses.
d) Promote shared parking through cooperative arrangements between businesses which
would permit existing parking lots to be used by neighboring businesses during off-peak
periods.
• e) Ensure that parking lots are attractively designed and adequately maintained.
f) Promote the use of ground floor space within parking structures for retail or service
businesses.
5. Urban Design
a) Provide new pedestrian-scale lighting in areas with intense pedestrian activity.
b) Provide new street trees and accent lighting where space permits.
c) Promote high quality and harmonious architectural and landscape design.
d) Enhance the appearance of the Project Area by landscaping the major street corridors.e) Clean-up vacant land and where appropriate, use vacant lots for open space, pocket
parks, or infill buildings.
Elgin Central Area Redevelopment Project and Plan 23
Elgin,Illinois-January 14, 2002
PP
f) Promote the development of"public art"at selected locations.
g) Improve the visual and conceptual definition of the central business district as a signifi-
cant commercial/retail/entertainment/residential area, in part by providing distinctive
design features,including landscaping and signage, at major entryways.
h) Improve signage throughout the Project Area to improve way-finding to key destination
areas.
6. Landscaping and Open Space
a) Promote the use of landscaping and attractive fencing to screen dumpsters,waste collec-
tion areas, loading and service areas, and the perimeter of parking lots and other vehicu-
lar use areas.
b) Promote a continuous landscaped open space area along the river corridor.
c) Promote the development of shared open spaces within the Project Area, including
courtyards, eating areas,recreational areas, etc.
OP d) Ensure that all open spaces are designed, landscaped and lighted to achieve a high level
of security.
e) Provide amenities and facilities to expand and encourage recreational use of the Fox
'P River, including landscape treatments and pedestrian amenities to define connecting
links from the riverfront into adjoining neighborhoods.
E. Redevelopment Improvements and Activities
IN
The City proposes to achieve its redevelopment goals and objectives for the Project Area
through the use of public financing techniques including, but not limited to, tax increment fi-
MM nancing, to undertake some or all of the activities and improvements authorized under the Act,
including the activities and improvements described below. The City also maintains the flexi-
bility to undertake additional activities and improvements authorized under the Act, if the need
for activities or improvements change as redevelopment occurs in the Project Area.
The City may enter into redevelopment agreements or intergovernmental agreements with pub-
'. lic or private entities for the furtherance of this Redevelopment Plan to construct, rehabilitate,
renovate or restore improvements or public or private facilities on one or several parcels or for
any other lawful purpose. Redevelopment agreements may contain terms and provisions which
irn
are more specific than the general principles set forth in this Redevelopment Plan and which
include affordable housing requirements as described below.
1. Analysis,Administration,Studies, Surveys,Legal,etc.
a„ The City may undertake or engage professional consultants, engineers, architects, attor-
neys, etc. to conduct various analyses, studies, surveys, administration or legal services
to establish, implement and manage this Redevelopment Plan.
Elgin Central Area Redevelopment Project and Plan 24
Elgin,Illinois-January 14, 2002
OP
OW
2. Property Assembly
The City, or an agent for the City, may acquire and assemble land for the purpose of re-
am development. Vacant or underutilized property may be acquired by purchase, exchange
or long-term lease by private developers or the City for the purpose of new develop-
ment.
3. Relocation
Relocation assistance may be provided in order to facilitate redevelopment of portions
of the Redevelopment Project Area and to meet other City objectives. Business or
households legally occupying properties to be acquired by the City may be provided
• with advisory and/or financial relocation assistance as provided by the Act.
4. Provision of Public Works or Improvements
The City may provide public improvements and facilities that are necessary to service
the Project Area in accordance with this Redevelopment Plan and the comprehensive
110
plan for development of the City as a whole. Public improvements and facilities may
include,but are not limited to,the following:
in
a) Streets and Utilities
A range of individual roadway, utility and related improvement projects, from
um repair and resurfacing to major construction or reconstruction, may be
undertaken.
b) Parks, Open Space and Recreational Facilities
Improvements to existing or future parks, river walkways, open spaces, river
boat launches, and public plazas may be provided, including the construction
of pedestrian walkways, stairways, lighting, landscaping and general beautifi-
• cation improvements may be provided for the use of the general public.
c) Transportation Infrastructure
Improvements and/or expansion of existing transit stations, bus stops, bicycle
°' lanes, and bicycle locking stations may be provided to support the increased
demand resulting from future development within the Project Area.
d) Landscaping and Design
Landscape/buffer improvements, streetscape improvements, and general beau-
tification improvements may be provided.
wir
5. Building Rehabilitation and Facade Improvements
The City will encourage the rehabilitation of buildings, both public and private, which
includes upgrading commercial facades that are basically sound and/or historically
significant, and are located so as not to impede the Redevelopment Project.
Elgin Central Area Redevelopment Project and Plan 25
Elgin,Illinois-January 14,2002
•
fite
6. Taxing Districts Capital Costs
OP The City may reimburse all or a portion of the capital costs incurred by certain taxing
districts in the furtherance of the objectives of this Redevelopment Plan, as provided in
the Act.
7. Redevelopment Agreements
The City may enter into redevelopment agreements with private entities for the further-
ance of this Redevelopment Plan. Such redevelopment agreements may be for the as-
semblage of land, rehabilitation of buildings, construction of public improvements or
facilities, the provision of services or any other lawful purpose. Redevelopment agree-
ments may contain terms and provisions which are more specific than the controls
which guide this Redevelopment Plan.
8. Interest Subsidies
or
Funds may be provided to redevelopers for a portion of interest costs incurred by a re-
developer related to the construction, renovation or rehabilitation of a redevelopment
project provided that:
(a) such costs are to be paid directly from the special tax allocation fund established
pursuant to the Act;
(b) such payments in any one year may not exceed 30 percent of the annual interest
costs incurred by the redeveloper with respect to the redevelopment project thr-
oe ing that year;
(c) if there are not sufficient funds available in the special tax allocation fund to
make the payment, 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
percent of the total(i) costs paid or incurred by a redeveloper for a redevelopment
um project plus (ii) redevelopment project costs excluding any property assembly
costs and any relocation costs incurred by the City pursuant to the Act.
Po
F. Redevelopment Project Costs
The various redevelopment expenditures which are eligible for payment or reimbursement un-
der the Act are reviewed below. Following this review is a list of estimated redevelopment pro-
p ject costs which are deemed to be necessary to implement this Redevelopment Plan(the"Rede-
velopment Project Costs").
PP
Elgin Central Area Redevelopment Project and Plan 26
11. Elgin,Illinois-January 14, 2002
t
S
S
1. Eligible Redevelopment Project Costs
Redevelopment project costs include the sum total of all reasonable or necessary costs in-
n" curred, estimated to be incurred, or incidental to this Redevelopment Plan pursuant to the
Act. Such costs may include,without limitation, the following:
w• a) Costs of studies, surveys, development of plans and specifications, implementation
and administration of the redevelopment plan including but not limited to, staff and
professional service costs for architectural, engineering, legal, marketing, financial,
planning or other services, provided that no charges for professional services are
based on a percentage of the tax increment collected;
b) Property assembly costs, including but not limited to, acquisition of land and other
property, real or personal, or rights or interests therein,relocation of buildings, demo-
lition of buildings, and the clearing and grading of land;
S
c) Costs of rehabilitation, reconstruction or repair or remodeling of existing public or
private buildings and fixtures;
d) Costs of the construction of public works or improvements;
S
e) Costs of job training and retraining projects;
f) 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 thereunder accruing during the estimated period of construe-
.' tion of any redevelopment project for which such obligations are issued and for a pe-
riod not exceeding 36 months following completion and including reasonable re-
serves related thereto;
S
g) All or a portion of a taxing district's capital costs resulting from a redevelopment pro-
ject necessarily incurred or to be incurred in furtherance of the objectives of the rede-
- velopment plan to the extent the municipality by written agreement accepts and ap-
proves such costs;
5 h) Relocation costs to the extent that a municipality determines that relocation costs
shall be paid or is required to make payment of relocation costs by federal or state
law;
or
i) Payment in lieu of taxes
.•
j) 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 which are incurred by one or more taxing districts, provided
Elgin Central Area Redevelopment Project and Plan 27
P,,, Elgin,Illinois-January 14, 2002
that such costs (i) are related to the establishment and maintenance of additional job
training, advanced vocational education or career education programs for persons
employed or to be employed by employers located in a redevelopment project area;
and (ii) when incurred by a taxing district or taxing districts other than the
OP
municipality, are set forth in a written agreement by or among the municipality and
the taxing district or taxing districts, which agreement describes the program to be
undertaken including but not limited to, the number of employees to be trained, a
description of the training and services to be provided, the number and type of
positions available or to be available, itemized costs of the program and sources of
w funds to pay for the same, and the term of the agreement. Such costs include,
specifically, the payment by community college districts of costs pursuant to Sections
3-37, 3-38, 3-40, and 3-40.1 of the Public Community College Act and by school
districts of costs pursuant to Sections 10-22.20a and 10-23.3a of the School Code;
k) Interest cost incurred by a redeveloper related to the construction, renovation or
rehabilitation of a redevelopment project provided that:
1. such costs are to be paid directly from the special tax allocation fund
established pursuant to this Act;
2. such payments in any one year may not exceed 30 percent of the annual interest
costs incurred by the redeveloper with regard to the redevelopment project
during that year;
3. if there are not sufficient funds available in the special tax allocation fund to
make the payment pursuant to this paragraph (k) then the amount so due shall
accrue and be payable when sufficient funds are available in the special tax
allocation fund; and
4. the total of such interest payments incurred pursuant to this Act may not exceed
30 percent of the total: (i) costs paid or incurred by the redeveloper for such
redevelopment project plus (ii) redevelopment project costs excluding any
w property assembly costs and any relocation costs incurred by a municipality
pursuant to this Act.
ow If a special service area has been established pursuant to the Special Service Area Tax
Act, 35 ILCS 235/0.01 et. seq. then any tax increment revenues derived from the tax
imposed pursuant to the Special Service Area Tax Act may be used within the redevel-
all opment project area for the purposes permitted by the Special Service Area Tax Act as
well as the purposes permitted by the Act.
2. Estimated Redevelopment Project Costs
A range of redevelopment activities and improvements will be required to implement
nr this Redevelopment Plan. The activities and improvements and their estimated costs
are shown in Table 1: Estimated Redevelopment Project Costs of this Redevelopment
Plan. All estimates are based on 2002 dollars. Funds may be moved from one line
on
Elgin Central Area Redevelopment Project and Plan 28
Elgin,Illinois-January 14, 2002
WO
OPP
item to another or to an eligible cost category described in this Plan. To the extent that
municipal obligations have been issued to pay for such Redevelopment Project Costs
prior to, and in anticipation of, the adoption of TIF, the City shall be reimbursed from
Incremental Property Taxes for such Redevelopment Project Costs. Redevelopment
OP
Project Costs described in Table 1 below provide an estimate of expenditures.
Adjustments may be made in line items without amending this Redevelopment Plan, as
provided in the Act.
The estimate of Redevelopment Project Costs listed below excludes financing costs,
including any interest expense or subsidy, capitalized interest and costs associated with
•
optional redemptions. These costs are subject to prevailing market conditions and are
in addition to the Redevelopment Project Costs listed below. The issuance of
10 municipal obligations to fund any or all estimated Redevelopment Project Costs is
generally predicated upon a feasibility report indicating sufficient incremental property
taxes are estimated to be available at times and in amounts sufficient to secure the
Fp proposed debt service.
Although all costs listed are eligible Redevelopment Project Costs, this listing does not
obligate the City to pay or reimburse such costs.
TABLE 1. ESTIMATED REDEVELOPMENT PROJECT COSTS
Elgin,Illinois
Eligible Expense Estimated Cost
MI
Planning, Legal,Administration and Other $1,000,000
Fees
Property Assembly, Site Preparation, and $9,500,000
Relocation
FP
Public Works and Improvements p $65,000,000
Building Rehabilitation and Façade $6,500,000
Improvements
Developer/Interest Subsidies $1,000,000
Total Redevelopment Project Costs $83,000,000
OW
G. Sources of Funds to Pay Redevelopment Project Costs
011. Funds necessary to pay for Redevelopment Project Costs and secure municipal obligations is-
sued for such costs are to be derived primarily from Incremental Property Taxes. Other sources
of funds which may be used to pay for Redevelopment Project Costs or secure municipal ali-
t.
Elgin Central Area Redevelopment Project and Plan 29
Elgin,Illinois-January 14, 2002
ti�
Xr,
gations are land disposition proceeds, state and federal grants, investment income, private fi-
lo
nancing and other legally permissible funds the City may deem appropriate. The City may in-
cur Redevelopment Project Costs which are paid for from funds of the City other than incre-
mental taxes, and the City may then be reimbursed for such costs from incremental taxes. Also,
the City may permit the utilization of guarantees, deposits and other forms of security made
available by private sector developers. Additionally, the City may utilize revenues, other than
State sales tax increment revenues, received under the Act from one redevelopment project area
for eligible costs in another redevelopment project area that is either contiguous to, or is sepa-
rated only by a public right-of-way from, the redevelopment project area from which the reve-
• nues are received. The City may incur Redevelopment Project Costs which are paid from funds
Oil of the City other than incremental taxes, and the City may then be reimbursed from such costs
from incremental taxes.
NM
The Project Area is contiguous to the South Grove and Dundee/Summit Tax Increment Financ-
ing Redevelopment Project Areas and may, in the future, be contiguous or separated by only a
public right-of-way to other redevelopment project areas created under the Act. The City may
utilize net incremental property taxes received from the Project Area to pay eligible redevelop-
ment project costs, or obligations issued to pay such costs, in other contiguous redevelopment
•
project areas or project areas separated only by a public right of way, and vice versa. The
amount of revenue from the Project Area made available to support such contiguous redevel-
opment project areas or those separated only by a public right of way, when added to all
amounts used to pay eligible Redevelopment Project Costs within the Project Area, shall not at
any time exceed the total Redevelopment Project Costs described in this Redevelopment Plan
OP
and as provided by the Act.
The Project Area may become contiguous to, or be separated only by a public right of way
from, redevelopment project areas created under the Industrial Jobs Recovery Law (65 ILCS
5/11-74.6-1, et seq.). If the City finds that the goals, objectives and financial success of such
contiguous redevelopment project areas or those separated only by a public right of way are in-
terdependent with those of the Project Area, the City may determine that it is in the best inter-
ests of the City and in furtherance of the purposes of the Redevelopment Plan that net revenues
from the Project Area be made available to support any such redevelopment project areas and
vice versa. The City therefore proposes to utilize net incremental revenues received from the
Project Area to pay eligible redevelopment project costs (which are eligible under the Industrial
Jobs Recovery Law referred to above) in any such areas and vice versa. Such revenues may be
transferred or loaned between the Project Area and such areas. The amount of revenue from the
Project Area so made available, when added to all amounts used to pay eligible Redevelopment
Project Costs within the Project Area or other areas as described in the preceding paragraph,
shall not at any time exceed the total Redevelopment Project Costs described in this Redevel-
opment Plan.
-.
VIP
Elgin Central Area Redevelopment Project and Plan 30
ss„ Elgin,Illinois-January 14, 2002
a
NP
4P
H. Issuance of Obligations
�. The City may issue obligations secured by Incremental Property Taxes pursuant to Section 11-
74.4-7 of the Act. To enhance the security of a municipal obligation,the City may pledge its full
faith and credit through the issuance of general obligation bonds. Additionally, the City may
provide other legally permissible credit enhancements to any obligations issued pursuant to the
Act.
The redevelopment project shall be completed, and all obligations issued to finance redevelop-
ment costs shall be retired, no later than December 31 of the year in which the payment to the
City treasurer as provided in the Act is to be made with respect to ad valorem taxes levied in the
twenty-third calendar year following the year in which the ordinance approving the Project Area
is adopted (By December 31, 2026). Also, the final maturity date of any such obligations which
are issued may not be later than 20 years from their respective dates of issue. One or more se-
m ries of obligations may be sold at one or more times in order to implement this Redevelopment
Plan.
OP
In addition to paying Redevelopment Project Costs, Incremental Property Taxes may be used
for the scheduled retirement of obligations, mandatory or optional redemptions, establishment
of debt service reserves and bond sinking funds. To the extent that Incremental Property Taxes
are not needed for these purposes, any excess Incremental Property Taxes shall then become
available for distribution annually to taxing districts having jurisdiction over the Project Area in
on the manner provided by the Act.
I. Valuation of the Project Area
e•
1. Most Recent EAV of Properties in the Project Area
The purpose of identifying the most recent equalized assessed valuation ("EAV") of the
tik. Project Area is to provide an estimate of the initial EAV which the Kane County Clerk
will certify for the purpose of annually calculating the incremental EAV and incre-
111
mental property taxes of the Redevelopment Project Area. The 2000 EAV of all taxable
parcels in the Project Area is approximately$86,417,208. The EAV is subject to verifi-
• cation by the Kane County Clerk. After verification,the final figure shall be certified by
the Kane County Clerk, and shall become the Certified Initial EAV from which all in-
cremental property taxes in the Project Area will be calculated by Kane County.
14,
N§' Elgin Central Area Redevelopment Project and Plan 31
Elgin,Illinois-January 14,2002
PO
2. Anticipated Equalized Assessed Valuation
Two estimates of the potential EAV of the Project Area have been prepared: one with
f/0 conservative redevelopment assumptions (Scenario 1) and one with more optimistic re-
development assumptions (Scenario 2), as detailed below. By the tax year 2025 (collec-
n.
tion year 2026) and following roadway and utility improvements, installation of addi-
w tional and upgraded lighting, improved signage and landscaping, etc. and substantial
completion of potential Redevelopment Projects, the EAV of the Project Area is esti-
mated to be approximately $170 million under conservative Scenario 1 and $201 mil-
l" lion under optimistic Scenario 2, as explained below. These estimates are based on sev-
eral key assumptions, including:
P P a) redevelopment of the Project Area will occur in a timely manner;
b) new construction of the Gail Borden Public Library and the new Recreation Center,
with all land and improvements fully tax-exempt;
c) in the conservative scenario, an estimated annual inflation in EAV of 2.25 percent
will be realized through 2025, with annual inflation at 2.50 percent in the optimistic
scenario.
d) the five-year average state equalization factor of 1.024 (average of tax years 1995
through 2000) is used in all years to calculate estimated EAV.
ow
e) an estimated tax rate of 8.571% (weighted average of the last three years for the
relevant tax code areas)
f) approximate new construction or major rehabilitation quantities in the respective
scenarios as shown below, in all cases assuming all improvements will be con-
NP
structed and occupied by 2011.
Estimated New Development
Land Use Conservative Scenario I Optimistic Scenario 2
Commercial/Retail/Office 270,000 sq. ft. 800,000 sq. ft.
Residential-owner occupied 200 units 400 units
General Industrial 25,000 sq. ft. 50,000 sq. ft.
11.
It should be emphasized that these estimates and projections of redevelopment are not
based upon any known redevelopment proposals or site specific plans. They are based
on the estimated potential for redevelopment in the Project Area.
w
Elgin Central Area Redevelopment Project and Plan 32
Elgin,Illinois-January 14, 2002
PP
OPP
VI. LACK OF GROWTH AND DEVELOPMENT THROUGH
INVESTMENT BY PRIVATE ENTERPRISE
As described in Section III of this Redevelopment Plan, the Project Area as a whole is adversely
vi, impacted by the presence of numerous conservation factors, and these factors are reasonably
distributed throughout the Project Area. Conservation factors within the Project Area are wide-
_
spread and represent major impediments to sound growth and development. These factors and
the specific extent of their presence in the Project Area are explained in greater detail in the Eli-
gibility Study,which is attached as Exhibit II of this Redevelopment Plan.
• The decline of and the lack of private investment in the Project Area are evidenced by the fol-
lowing:
�* Physical Condition of the Project Area
• The Project Area is characterized by age (96% of the buildings are 35 years or older), dilapi-
a" dation, obsolescence, deterioration, structures below minimum code specifications, excessive
vacancies, overcrowding, inadequate utilities, excessive land coverage, deleterious land use
or layout, depreciation of physical maintenance, and an overall lack of community planning.
on
• Several portions of the Project Area's surface infrastructure (i.e. streets, alleys, curbs and
gutters, street lighting and sidewalks) need major repair or replacement, and the water supply
lines and combined sanitary/storm sewers need major repair or replacement throughout the
144
entire Project Area.
„F Lack of Investment and Growth by Private Enterprise
• Within the last five years,very few new buildings have been built in the Project Area.
• The growth rate of the total Equalized Assessed Valuation of the Project Area has shown to
be lagging that of the balance of the City as a whole for all of the last six calendar years for
which comparative information is available(1994 through 2000; see Table 2 below).
• • Between 1994 and 2000, the EAV of the Project Area increased from $74,638,128 to
$86,417,208, an average annual increase of 2.47 percent. Over this same period, the EAV of
the City as a whole (excluding the Project Area) has increased at an average annual rate of
4.65 percent, almost double the Project Area's rate.
• Almost one third of the blocks in the Project Area(60 of 184 blocks) are impacted by vacant
or underutilized buildings.
Elgin Central Area Redevelopment Project and Plan 33
Elgin,Illinois-January 14, 2002
Wo
Table 2. Growth in EAV of the Project Area vs. the Balance of the City
Year City of Elgin Total Change Project Area EAV Change
EAV(excluding
Project Area)
44.;
• 1994 904,528,932 74,638,128
1995 955,448,581 5.63% 76,389,186 2.35%
1996 985,111,490 3.10% 77,631,922 1.63%
1997 1,019,333,436 3.47% 79,719,326 2.69%
1998 1,076,218,057 5.58% 81,259,263 1.93%
1999 1,135,197,914 5.48% 83,636,674 2.93%
2000 1,188,094,893 4.66% 86,417,208 3.32%
!P Average annual increase in EAV:
1994-2000: 4.65% 1994-2000: 2.47%
OP
In summary, the Project Area is not yet a blighted area, but is deteriorating and declining and
may become a blighted area. The Project Area on the whole has not been subject to growth and
development through investment by private enterprise. The Project Area would not reasonably
IF
be anticipated to be developed without the adoption of this Redevelopment Plan for the Project
Area.
6
it
P.
Elgin Central Area Redevelopment Project and Plan 34
Elgin, Illinois-January 14, 2002
Ps VII. FINANCIAL IMPACT
Without the adoption of the Redevelopment Plan and TIF, the Project Area is not reasonably
expected to be redeveloped by private enterprise. In the absence of City-sponsored redevelop-
., ment initiatives, there is a prospect that conservation factors will continue to exist and spread,
and the Project Area on the whole and adjacent properties will become less attractive for the
maintenance and improvement of existing buildings and sites. In the absence of City-sponsored
redevelopment initiatives, erosion of the assessed valuation of property in and outside of the
Project Area could lead to a reduction of real estate tax revenue to all taxing districts.
au
Section V of this Redevelopment Plan describes the comprehensive, area-wide Redevelopment
s. Project proposed to be undertaken by the City to create an environment in which private in-
vestment can occur. The Redevelopment Project will be staged over a period of years consis-
tent with local market conditions and available financial resources required to complete the
am various redevelopment improvements and activities as well as Redevelopment Projects set forth
in this Redevelopment Plan. Successful implementation of this Redevelopment Plan is expected
Igo
to result in new private investment in rehabilitation of buildings and new construction on a scale
• sufficient to eliminate problem conditions and to return the area to a long-term sound condition.
The Redevelopment Project is expected to have significant short- and long-term positive finan-
cial impacts on the taxing districts affected by this Redevelopment Plan. In the short-term, the
City's effective use of TIF can be expected to stabilize existing assessed values in the Project
Area, thereby stabilizing the existing tax base for local taxing agencies. In the long-term, after
the completion of all redevelopment improvements and activities, Redevelopment Projects and
the payment of all Redevelopment Project Costs and municipal obligations, the taxing districts
will benefit from the enhanced tax base which results from the increase in EAV caused by the
Redevelopment Projects.
1110
OP
OP
PP
PP
Elgin Central Area Redevelopment Project and Plan 35
• Elgin,Illinois-January 14, 2002
IMP
PO VIII. DEMAND ON TAXING DISTRICT SERVICES
The following major taxing districts presently levy taxes against properties located within the
is Project Area: Kane County, Kane County Forest Preserve, Elgin Township, Elgin Township
Road District, Gail Borden Library District, Fox River Water Reclamation (FRW), City of El-
gin Special Service Area 2, City of Elgin, Elgin School District 46, and Elgin Community Col-
lo lege 509.
The Redevelopment Plan provides for commercial, retail, office, residential, open space and
public type development activity within the Project Area. The amount and type of new
development is not known at this time. It is anticipated that redevelopment projects
ow
implemented as part of the Redevelopment Project and Plan will not cause significantly
increased demand for services or capital improvements on most of the taxing districts.
Non-residential development(i.e.,retail, service, office,public) should not cause any significant
um
increase in demand for services or capital improvements on any of the taxing districts with
overlapping jurisdictions.
no
New residential development, to the extent that it results in an increase in the population of
school-aged children, would cause an increase in the demand for services provided by Elgin
School District 46. While residential development is anticipated within the Project Area, even
the optimistic estimates of increases in residential units (400 units),which would be expected to
occur over many years, are not significant relative to the community's overall growth and
IP current size. In addition, many of the potential units in the downtown area are anticipated to
consist of condominium units that would be occupied by households without school-aged
children. Therefore, although the potential for an increase in demand upon Elgin School
District 46 exists, such increase in demand is not anticipated to be significant.
Replacement of vacant or underutilized buildings and sites with active uses may result in addi-
- tional demands on services and facilities provided by on any of the following taxing districts:
Kane County, Kane County Forest Preserve, Elgin Township, Elgin Township Road District,
Gail Borden Library District, Fox River Water Reclamation, City of Elgin Special Service Area
2, Cityof Elgin, Elgin School District 46, and Elgin Community College 509. It is expected
that any increase in demand for these services associated with the Redevelopment Project Area
can be adequately handled by existing facilities or substantially financed by incremental prop-
erty tax revenues derived from such new improvements. Therefore, at this time, no special pro-
grams are proposed for these taxing districts. Should demand increase beyond existing service
FP and program capabilities, the City will work with the affected taxing district to determine what,
if any, program is necessary to provide adequate services (which would be separate from con-
sideration of any taxing district's capital facilities within the Project Area). The City may enter
• into intergovernmental agreements with taxing districts where TIF revenues can be used for all
or a portion of various improvements to the applicable capital facilities, to the extent that such
increased capital needs result from redevelopment projects incurred in furtherance of the objec-
tives of this Redevelopment Plan.
Elgin Central Area Redevelopment Project and Plan 36
�„ Elgin,Illinois-January 14, 2002
pp
IX. CONFORMITY OF THE REDEVELOPMENT PLAN
WITH LAND USES APPROVED BY THE ELGIN
pp PLANNING COMMISSION
• The City of Elgin, with the assistance of TPAP, is currently in the process of preparing a major
update to the City's Comprehensive Plan, since the current version of the City's Comprehensive
Plan was initially adopted in 1983. Substantial progress has been made towards completing the
updated Comprehensive Plan, but it will not be completed and adopted until after the antici-
pated adoption of this Redevelopment Plan. Nonetheless, information gathered in that effort
has been incorporated in preparation of this Redevelopment Plan.
w
The Land Use Plan contained in this Redevelopment Plan is intended to be in conformity with
the updated Comprehensive Plan. Although the Comprehensive Plan update may not be corn-
pleted in its entirety prior to the adoption of this Redevelopment Plan, the Land Use Plan and
development guidelines contained herein are consistent with the completed portions of the up-
dated Comprehensive Plan.
kiov
PP
PP
PP
U
Elgin Central Area Redevelopment Project and Plan 37
Elgin,Illinois-January 14, 2002
OP
RIP
X. PHASING AND SCHEDULING
A phased implementation strategy will be utilized to achieve comprehensive and coordinated
m" redevelopment of the Project Area.
It is anticipated that City expenditures for Redevelopment Project Costs will be carefully staged
on on a reasonable and proportional basis to coincide with Redevelopment Project expenditures by
private developers and the receipt of Incremental Property Taxes by the City.
The estimated date for completion of Redevelopment Projects is no later than the year 2025.
41
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CON
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Elgin Central Area Redevelopment Project and Plan 38
Elgin,Illinois-January 14,2002
wis
PP
M. PROVISIONS FOR AMENDING THIS
REDEVELOPMENT PLAN
This Redevelopment Plan may be amended pursuant to the Act.
RP
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Elgin Central Area Redevelopment Project and Plan 39
P. Elgin,Illinois-January 14, 2002
XII. COMMITMENT TO FAIR EMPLOYMENT
PRACTICES AND AFFIRMATIVE ACTION PLAN
The City is committed to and will affirmatively implement the following principles with respect
to this Redevelopment Plan:
A) The assurance of equal opportunity in all personnel and employment actions,with re-
spect to the Redevelopment Project, including, but not limited to hiring, training,
transfer, promotion, discipline, fringe benefits, salary, employment working condi-
tions, termination, etc., without regard to race, color, religion, sex, age, handicapped
status,national origin, creed or ancestry.
B) This commitment to affirmative action and nondiscrimination will ensure that all
members of the protected groups are sought out to compete for all job openings and
promotional opportunities.
In order to implement this principle for this Redevelopment Plan, the City shall require and
promote equal employment practices and affirmative action on the part of itself and its contrac-
RP tors and vendors. In particular,parties engaged by the City shall be required to agree to the prin-
ciples set forth in this section.
IN
1111
IMP
OM
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•
111
Elgin Central Area Redevelopment Project and Plan 40
Elgin,Illinois-January 14, 2002
e�.
D•
XIII. IMPACT ON INHABITED RESIDENTIAL UNITS
The Project Area contains hundreds of inhabited residential units. Based on the Land Use
Plan's long-term intent, where residential land uses are likely to be eventually replaced by non-
residential uses or parks and open space, the number of inhabited residential units that may be
displaced is estimated not to exceed 125 (one hundred twenty-five).
A*
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Elgin Central Area Redevelopment Project and Plan 41
Elgin,Illinois-January 14, 2002
PP
PP
O. EXHIBIT I: LEGAL DESCRIPTION OF
PROJECT AREA BOUNDARY
OP
THOSE PARTS OF SECTIONS 11, 12, 13, 14, 23 AND 24, TOWNSHIP 41 NORTH,
RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS:
COMMENCING AT THE POINT OF INTERSECTION OF THE EASTERLY RIGHT OF
pp WAY LINE OF DUNDEE AVENUE WITH THE NORTHERLY RIGHT OF WAY LINE OF
CONGDON AVENUE, SAID POINT BEING THE POINT OF BEGINNING; THENCE
WESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF CONGDON
on
AVENUE TO THE INTERSECTION OF SAID NORTHERLY RIGHT OF WAY LINE
WITH THE WESTERLY RIGHT OF WAY LINE OF MORTON AVENUE; THENCE
SOUTHERLY ALONG THE WESTERLY RIGHT OF WAY LINE OF MORTON AVENUE
um
TO THE INTERSECTION OF SAID WESTERLY RIGHT OF WAY LINE WITH THE
NORTHERLY RIGHT OF WAY LINE OF COOPER AVENUE; THENCE WESTERLY
ALONG THE NORTHERLY RIGHT OF WAY LINE OF COOPER AVENUE TO THE
V INTERSECTION OF SAID NORTHERLY RIGHT OF WAY LINE WITH THE WESTERLY
RIGHT OF WAY LINE OF DUNCAN AVENUE; THENCE SOUTHERLY ALONG THE
MO
WESTERLY RIGHT OF WAY LINE OF DUNCAN AVENUE TO THE INTERSECTION
OF SAID WESTERLY RIGHT OF WAY LINE WITH THE NORTHERLY RIGHT OF WAY
.� LINE OF SLADE AVENUE; THENCE WESTERLY ALONG THE NORTHERLY RIGHT
OF WAY LINE OF SLADE AVENUE TO THE INTERSECTION OF SAID NORTHERLY
RIGHT OF WAY LINE WITH THE WESTERLY RIGHT OF WAY LINE OF BELLEVUE
AVENUE; THENCE SOUTHERLY ALONG THE WESTERLY RIGHT OF WAY LINE OF
BELLEVUE AVENUE TO THE INTERSECTION OF SAID WESTERLY RIGHT OF WAY
inLINE WITH THE NORTHERLY RIGHT OF WAY LINE OF LINCOLN AVENUE;
THENCE WESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF LINCOLN
AVENUE TO THE INTERSECTION OF SAID NORTHERLY RIGHT OF WAY LINE
WITH THE WESTERLY RIGHT OF WAY LINE OF CEDAR AVENUE; THENCE
SOUTHERLY ALONG THE WESTERLY RIGHT OF WAY LINE OF CEDAR AVENUE
TO THE INTERSECTION OF SAID WESTERLY RIGHT OF WAY LINE WITH THE
ma
NORTHERLY RIGHT OF WAY LINE OF LOVELL STREET; THENCE WESTERLY
ALONG THE NORTHERLY RIGHT OF WAY LINE OF LOVELL STREET TO THE
pp INTERSECTION OF SAID NORTHERLY RIGHT OF WAY LINE WITH THE WESTERLY
RIGHT OF WAY LINE LOGAN AVENUE; THENCE SOUTHERLY ALONG THE
WESTERLY RIGHT OF WAY LINE OF LOGAN AVENUE TO THE INTERSECTION OF
SAID WESTERLY RIGHT OF WAY LINE WITH THE NORTHERLY RIGHT OF WAY
LINE OF JEFFERSON AVENUE; THENCE WESTERLY ALONG THE NORTHERLY
RIGHT OF WAY LINE OF JEFFERSON AVENUE TO THE INTERSECTION OF SAID
Elgin Central Area Redevelopment Project and Plan 42
Elgin, Illinois-January 14, 2002
PP
0.
NORTHERLY RIGHT OF WAY LINE WITH THE WESTERLY RIGHT OF WAY LINE
PP
EXTENDED NORTH OF MANN PLACE; THENCE SOUTHERLY ALONG THE
WESTERLY RIGHT OF WAY LINE OF MANN PLACE TO THE INTERSECTION OF
SAID WESTERLY RIGHT OF WAY LINE WITH THE NORTH LINE OF COUNTY
CLERK'S SUBDIVISION OF A PART OF BLOCK 26 OF P.J. KIMBALL JR'S. 3RD
ADDITION; THENCE WESTERLY ALONG SAID NORTH LINE OF COUNTY CLERK'S
SUBDIVISION OF A PART OF BLOCK 26 OF P.J. KIMBALL JR'S. 3RD ADDITION TO A
POINT ALONG SAID NORTH LINE, WHICH IS 173 FEET, MORE OR LESS, EAST THE
Pi INTERSECTION OF SAID NORTH LINE EXTENDED WITH THE WESTERLY RIGHT
OF WAY LINE OF ST. JOHN STREET; THENCE CONTINUING SOUTH FROM THE
LAST DESCRIBED POINT A DISTANCE OF 108 FEET, MORE OR LESS, TO A POINT
• WHICH IS 173 FEET, MORE OR LESS, EAST OF THE WESTERLY RIGHT OF WAY
LINE OF ST. JOHN STREET; THENCE CONTINUING WEST FROM THE LAST
DESCRIBED POINT A DISTANCE OF 173 FEET, MORE OR LESS, TO A POINT ALONG
THE WESTERLY RIGHT OF WAY LINE OF ST. JOHN STREET, WHICH IS 108 FEET,
MORE OR LESS, NORTH OF THE NORTHERLY RIGHT OF WAY LINE OF SUMMIT
PP STREET; THENCE SOUTHERLY ALONG THE WESTERLY RIGHT OF WAY LINE OF
ST. JOHN STREET TO THE INTERSECTION OF SAID WESTERLY RIGHT OF WAY
LINE WITH THE NORTHERLY RIGHT OF WAY LINE OF SUMMIT STREET; THENCE
WESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF SUMMIT STREET
TO THE INTERSECTION OF SAID NORTHERLY RIGHT OF WAY LINE WITH THE
EASTERLY RIGHT OF WAY LINE OF NORTH GROVE AVENUE; THENCE
NORTHERLY ALONG THE EASTERLY RIGHT OF WAY LINE OF NORTH GROVE
AVENUE TO THE INTERSECTION OF SAID EASTERLY RIGHT OF WAY LINE WITH
THE NORTHERLY RIGHT OF WAY LINE OF JEFFERSON STREET; THENCE
WESTERLY ALONG THE NORTHERLY RIGHT OF WAY LINE OF JEFFERSON
STREET TO THE INTERSECTION OF SAID NORTHERLY RIGHT OF WAY LINE WITH
THE EASTERLY RIGHT OF WAY LINE OF THE FORMER CHICAGO AND
NORTHWEST RAILROAD (NOW ABANDONED); THENCE NORTHERLY ALONG THE
+P EASTERLY RIGHT OF WAY OF THE FORMER CHICAGO AND NORTHWEST
RAILROAD TO THE INTERSECTION OF SAID EASTERLY RIGHT OF WAY LINE
WITH THE NORTHERLY RIGHT OF WAY LINE OF GRANT AVENUE; THENCE
NORTHWESTERLY TO THE NORTHEAST CORNER OF LOT 8 IN LOVELL'S
ADDITION; THENCE WESTERLY ALONG THE NORTH LINE OF SAID LOT 8 TO THE
OP EAST SHORELINE OF THE FOX RIVER; THENCE SOUTHERLY ALONG SAID EAST
SHORELINE OF THE FOX RIVER TO A POINT OF INTERSECTION WITH THE
NORTHERLY RIGHT OF WAY LINE OF JERUSHA AVENUE, EXTENDED EAST; THE
WESTERLY ALONG SAID EXTENDED NORTHERLY RIGHT OF WAY LINE OF
JERUSHA AVENUE TO THE SOUTHWEST CORNER OF LOT 13 IN BLOCK 5 OF
SADLER'S ADDITION; THENCE NORTHERLY ALONG THE WEST LINE EXTENDED,
PP
Elgin Central Area Redevelopment Project and Plan 43
Elgin,Illinois-January 14, 2002
OF SAID LOT 13 TO THE NORTHWEST CORNER OF LOT 6 IN BLOCK 5 OF
SADLER'S ADDITION; THENCE EASTERLY ALONG THE NORTHERLY LINE OF
SAID BLOCK 5 (BEING ALSO THE SOUTHERLY RIGHT OF WAY LINE OF BELLE
IP AVENUE) TO THE NORTHWEST CORNER OF LOT 9 IN BLOCK 6 OF SADLER'S
ADDITION(BEING ALSO A POINT ALONG THE EASTERLY RIGHT OF WAY LINE OF
MABEL STREET); THENCE NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY
LINE EXTENDED OF MABEL STREET TO THE NORTHEAST CORNER OF THE
RIGHT OF WAY OF BIG TIMBER COURT; THENCE WESTERLY ALONG THE
OP NORTHERLY RIGHT OF WAY LINE EXTENDED OF BIG TIMBER COURT TO A
POINT OF INTERSECTION WITH THE WESTERLY RIGHT OF WAY LINE OF STATE
STREET (ILLINOIS STATE ROUTE 31); THENCE SOUTHERLY ALONG SAID
WESTERLY RIGHT OF WAY LINE OF STATE STREET TO A POINT OF
INTERSECTION WITH THE WESTERLY RIGHT OF WAY LINE OF THE CHICAGO,
MINNEAPOLIS, ST. PAUL AND PACIFIC RAILROAD; THENCE SOUTHERLY ALONG
SAID WESTERLY RIGHT OF WAY LINE OF THE CHICAGO, MINNEAPOLIS, ST.
PAUL AND PACIFIC RAILROAD TO A POINT OF INTERSECTION WITH THE
NORTHERLY LINE EXTENDED EAST, OF WEST PARK ADDITION; THENCE
WESTERLY ALONG SAID NORTHERLY LINE EXTENDED OF WEST PARK
ADDITION TO THE POINT OF INTERSECTION WITH EASTERLY RIGHT OF WAY
LINE OF THE CHICAGO, MINNEAPOLIS, ST. PAUL AND PACIFIC RAILROAD;
THENCE SOUTHERLY ALONG SAID WESTERLY RIGHT OF WAY LINE OF THE
me CHICAGO, MINNEAPOLIS, ST. PAUL AND PACIFIC RAILROAD TO A POINT OF
INTERSECTION ALONG THE NORTHERLY RIGHT OF WAY LINE OF LAWRENCE
AVENUE; THENCE WESTERLY ALONG SAID NORTHERLY RIGHT OF WAY LINE OF
• LAWRENCE AVENUE TO A POINT OF INTERSECTION ALONG THE WESTERLY
RIGHT OF WAY LINE OF JACKSON STREET; THENCE SOUTHERLY ALONG SAID
WESTERLY RIGHT OF WAY LINE OF JACKSON STREET TO A POINT OF
on
INTERSECTION ALONG THE SOUTHERLY RIGHT OF WAY LINE OF MILL STREET;
THENCE EASTERLY ALONG SAID SOUTHERLY RIGHT OF WAY LINE OF MILL
�* STREET TO A POINT ALONG THE WESTERLY RIGHT OF WAY LINE OF CRYSTAL
AVENUE; THENCE SOUTHERLY ALONG SAID WESTERLY RIGHT OF WAY LINE OF
CRYSTAL AVENUE TO A POINT ALONG THE NORTHERLY RIGHT OF WAY LINE
RIP
OF LOCUST STREET; THENCE WESTERLY ALONG SAID NORTHERLY RIGHT OF
WAY LINE OF LOCUST STREET TO A POINT ALONG THE WESTERLY RIGHT OF
OP WAY LINE OF PERRY STREET; THENCE SOUTHERLY ALONG SAID WESTERLY
LINE OF PERRY STREET TO A POINT ALONG THE SOUTHERLY RIGHT OF WAY
LINE OF CROSBY STREET; THENCE EASTERLY ALONG SAID SOUTHERLY RIGHT
IP OF WAY LINE OF CROSBY STREET TO A POINT ALONG THE WESTERLY RIGHT OF
WAY LINE OF ELM STREET; THENCE SOUTHERLY ALONG SAID WESTERLY
RIGHT OF WAY LINE OF ELM STREET TO A POINT ALONG THE NORTH LINE
Elgin Central Area Redevelopment Project and Plan 44
Elgin,Illinois-January 14, 2002
OP
54.
in
td
EXTENDED WEST OF B. W. RAYMOND'S 2ND ADDITION; THENCE EASTERLY
ALONG SAID NORTH LINE OF B.W. RAYMOND'S 2ND ADDITION TO A POINT
ALONG THE WESTERLY RIGHT OF WAY LINE OF WOODWARD STREET; THENCE
SOUTHERLY ALONG SAID WESTERLY LINE OF WOODWARD STREET TO A POINT
In
ALONG THE SOUTHERLY RIGHT OF WAY LINE OF STANDISH STREET; THENCE
EASTERLY ALONG SAID SOUTHERLY RIGHT OF WAY LINE OF STANDISH STREET
TO A POINT OF INTERSECTION ALONG THE WESTERLY RIGHT OF WAY LINE OF
ELY STREET; THENCE SOUTHERLY ALONG SAID WESTERLY RIGHT OF WAY
LINE OF ELY STREET TO A POINT OF INTERSECTION ALONG THE NORTHERLY
RIGHT OF WAY LINE OF WALNUT AVENUE; THENCE WESTERLY ALONG SAID
NORTHERLY RIGHT OF WAY LINE OF WALNUT AVENUE TO A POINT OF
INTERSECTION ALONG THE WESTERLY RIGHT OF WAY LINE OF BILLINGS
STREET; THENCE SOUTHERLY ALONG SAID WESTERLY RIGHT OF WAY LINE OF
BILLINGS STREET TO A POINT OF INTERSECTION ALONG THE SOUTHERLY
IP RIGHT OF WAY LINE OF OAK STREET; THENCE EASTERLY ALONG SAID
SOUTHERLY RIGHT OF WAY LINE OF OAK STREET TO A POINT OF
INTERSECTION ALONG THE EASTERLY RIGHT OF WAY LINE OF GRISWOLD
STREET; THENCE NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE OF
GRISWOLD STREET TO A POINT OF INTERSECTION ALONG THE SOUTHERLY
RIGHT OF WAY LINE OF WASHBURN STREET; THENCE EASTERLY ALONG SAID
SOUTHERLY RIGHT OF WAY LINE OF WASHBURN STREET TO A POINT OF
INTERSECTION ALONG THE WESTERLY RIGHT OF WAY LINE OF HENDEE
STREET; THENCE SOUTHERLY ALONG SAID WESTERLY RIGHT OF WAY LINE OF
HENDEE STREET TO A POINT OF INTERSECTION ALONG THE SOUTHERLY RIGHT
OF WAY LINE OF HARDING STREET; THENCE EASTERLY ALONG SAID
SOUTHERLY RIGHT OF WAY OF HARDING STREET EXTENDED TO A POINT OF
INTERSECTION ALONG THE WESTERLY RIGHT OF WAY LINE OF THE CHICAGO,
IP
MINNEAPOLIS, ST. PAUL AND PACIFIC RAILROAD; THENCE SOUTHERLY ALONG
SAID WESTERLY RIGHT OF WAY LINE TO A POINT OF INTERSECTION WITH THE
SOUTHERLY RIGHT OF WAY LINE OF LAKE STREET (U.S. ROUTE 20); THENCE
EASTERLY ALONG THE SOUTHERLY RIGHT OF WAY LINE OF LAKE STREET TO A
POINT OF INTERSECTION WITH THE EASTERLY RIGHT OF WAY LINE OF THE
CHICAGO AND NORTHWESTERN RAILROAD; THE NORTHERLY ALONG SAID
. EASTERLY RIGHT OF WAY LINE OF THE CHICAGO NORTHWESTERN RAILROAD
TO A POINT OF INTERSECTION WITH THE SOUTHERLY RIGHT OF WAY LINE OF
HASTING STREET; THENCE EASTERLY ALONG SAID SOUTHERLY RIGHT OF WAY
LINE OF HASTING STREET TO A POINT OF INTERSECTION WITH THE EASTERLY
RIGHT OF WAY LINE OF WELLINGTON AVENUE EXTENDED; THENCE
it,. NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE OF WELLINGTON
AVENUE TO A POINT OF INTERSECTION ALONG THE SOUTHERLY RIGHT OF
Elgin Central Area Redevelopment Project and Plan 45
Elgin,Illinois-January 14,2002
IP
WAY LINE OF WATCH STREET; THENCE EASTERLY ALONG SAID SOUTHERLY
NIP
RIGHT OF WAY LINE OF WATCH STREET TO A POINT OF INTERSECTION ALONG
THE EASTERLY RIGHT OF WAY LINE OF ST. CHARLES STREET; THENCE
+� NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE OF ST. CHARLES
44,4 STREET TO A POINT OF INTERSECTION ALONG THE NORTHERLY RIGHT OF WAY
LINE OF VILLA STREET; THENCE WESTERLY ALONG SAID NORTHERLY RIGHT
1110
OF WAY LINE OF VILLA STREET TO A POINT OF INTERSECTION ALONG THE
EASTERLY RIGHT OF WAY LINE OF CHANNING STREET; THENCE NORTHERLY
IP ALONG SAID EASTERLY RIGHT OF WAY LINE OF CHANNING STREET TO THE
NORTHWEST CORNER OF J. H. AND F. GIFFORD'S ADDITION; THENCE EASTERLY
ALONG THE NORTH LINE EXTENDED OF SAID J. H. AND F. GIFFORD'S ADDITION
O" (ALSO THE SOUTH LINE OF CHANNING SCHOOL) TO THE SOUTHWEST CORNER
OF MILTON TOWNSEND'S SUBDIVISION; THENCE NORTHERLY ALONG THE
WESTERLY LINE EXTENDED OF SAID MILTON TOWNSEND'S SUBDIVISION(ALSO
THE EAST LINE OF CHANNING SCHOOL) TO THE SOUTHEAST CORNER OF LOT
270 IN COUNTY CLERK'S SUBDIVISION; THE WESTERLY ALONG SAID
PO SOUTHERLY LINE EXTENDED OF LOT 270 IN COUNTY CLERK'S SUBDIVISION TO
A POINT OF INTERSECTION ALONG THE EASTERLY RIGHT OF WAY LINE OF
CHANNING STREET (ALSO THE NORTH LINE CHANNING SCHOOL); THENCE
NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE OF CHANNING
STREET TO A POINT OF INTERSECTION ALONG THE SOUTHERLY RIGHT OF WAY
O, LINE OF PARK STREET; THENCE EASTERLY ALONG SAID SOUTHERLY RIGHT OF
WAY LINE OF PARK STREET TO A POINT OF INTERSECTION ALONG THE
EASTERLY RIGHT OF WAY LINE OF HILL AVENUE; THENCE NORTHERLY ALONG
SAID EASTERLY RIGHT OF WAY LINE OF HILL AVENUE TO A POINT OF
INTERSECTION WITH THE SOUTHERLY RIGHT OF WAY LINE FRANKLIN STREET;
THENCE EASTERLY ALONG SAID SOUTHERLY RIGHT OF WAY LINE OF
FRANKLIN STREET TO A POINT OF INTERSECTION WITH THE CENTER LINE OF
VACATED PORTER STREET; THENCE NORTHERLY ALONG SAID CENTER LINE OF
IP VACATED PORTER STREET TO A POINT OF INTERSECTION WITH THE
SOUTHERLY LINE OF BLOCK 3 IN P. MANN'S ADDITION; THENCE EASTERLY
ALONG SAID SOUTHERLY LINE OF BLOCK 3 IN P. MANN'S ADDITION TO THE
011
SOUTHEAST CORNER OF LOT 6 IN SAID BLOCK 3; THE NORTHERLY ALONG THE
EASTERLY LINE EXTENDED OF SAID LOT 6 TO A POINT OF INTERSECTION WITH
THE NORTHERLY RIGHT OF WAY OF ANN STREET; THENCE WESTERLY ALONG
SAID NORTHERLY RIGHT OF WAY OF ANN STREET TO A POINT OF
INTERSECTION ALONG THE EASTERLY RIGHT OF WAY OF HILL AVENUE;
THENCE NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE OF HILL
AVENUE TO A POINT OF INTERSECTION ALONG THE SOUTHERLY RIGHT OF
w
WAY LINE OF CHESTER AVENUE; THENCE EASTERLY ALONG SAID SOUTHERLY
Elgin Central Area Redevelopment Project and Plan 46
Elgin,Illinois-January 14,2002
PR
RIGHT OF WAY LINE OF CHESTER AVENUE TO A POINT OF INTERSECTION
IP
ALONG THE EASTERLY RIGHT OF WAY LINE OF LIBERTY STREET (ILLINOIS
STATE ROUTE 25);THENCE NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY
LINE OF LIBERTY STREET TO THE POINT OF BEGINNING;
EXCEPT: THAT PART OF THE SOUTHWEST QUARTER OF SECTION 13 AND THE
NORTHWEST QUARTER OF SECTION 24, TOWNSHIP 41 NORTH, RANGE 8 EAST OF
THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT
THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF SECTION 13,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN;
P"' THENCE SOUTHERLY ALONG THE WEST LINE OF SAID SOUTHWEST QUARTER,A
DISTANCE OF APPROXIMATELY 973.00 FEET TO A POINT ON THE NORTHERLY
RIGHT OF WAY LINE OF PRAIRIE STREET, SAID POINT BEING THE POINT OF
BEGINNING; THENCE EASTERLY ALONG SAID NORTHERLY RIGHT OF WAY LINE,
A DISTANCE OF APPROXIMATELY 685.00 FEET TO THE WESTERLY LINE OF THE
H.T. PLUMMER'S SUBDIVISION; THENCE SOUTHEASTERLY ALONG SAID
WESTERLY LINE AND THE WESTERLY LINE OF WILLIAM F. SYLLA'S
RESUBDIVISION OF J.T. GIFFORD'S ADDITION TO ELGIN, A DISTANCE OF
APPROXIMATELY 660.00 FEET; THENCE NORTHEASTERLY AT RIGHT ANGLES TO
THE LAST DESCRIBED COURSE,A DISTANCE OF APPROXIMATELY 40.00 FEET TO
THE NORTHWEST CORNER OF THE RAILROAD ADDITION TO ELGIN; THENCE
SOUTHEASTERLY ALONG THE WESTERLY LINE OF SAID RAILROAD ADDITION, A
DISTANCE OF APPROXIMATELY 620.00 FEET TO THE SOUTHWEST CORNER OF
LOT 10 IN SAID RAILROAD ADDITION; THENCE NORTHEASTERLY ALONG THE
SOUTHERLY LINE OF SAID LOT 10, A DISTANCE OF APPROXIMATELY 10.00 FEET
TO THE SOUTHERLY RIGHT OF WAY LINE OF GMF,ORD PLACE; THENCE
•
NORTHEASTERLY ALONG SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE
OF APPROXIMATELY 295.00 FEET TO THE INTERSECTION OF SAID LINE WITH
THE EASTERLY RIGHT OF WAY LINE OF RAYMOND STREET; THENCE
SOUTHEASTERLY ALONG SAID EASTERLY RIGHT OF WAY LINE, A DISTANCE OF
APPROXIMATELY 550 .00 FEET TO THE INTERSECTION OF SAID LINE WITH THE
SOUTHERLY RIGHT OF WAY LINE OF NATIONAL STREET; THENCE
SOUTHWESTERLY ALONG SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE
P, OF APPROXIMATELY 475.00 FEET TO THE NORTHEAST CORNER OF BLOCK 1 OF
SHERMAN'S ADDITION TO ELGIN; THENCE SOUTHEASTERLY ALONG THE
EASTERLY LINE OF SAID BLOCK 1 BEING A CURVE TO THE RIGHT, A DISTANCE
OF APPROXIMATELY 846.50 FEET; THENCE SOUTHWESTERLY PARALLEL WITH
THE NORTHERLY LINE OF SAID BLOCK 1, A DISTANCE OF APPROXIMATELY
250.00 FEET; THENCE SOUTHEASTERLY AT RIGHT ANGLES TO THE LAST
Elgin Central Area Redevelopment Project and Plan 47
Elgin,Illinois-January 14,2002
PP
DESCRIBED COURSE, A DISTANCE OF APPROXIMATELY 70.00 FEET; THENCE
SOUTHWESTERLY PARALLEL WITH THE NORTHERLY LINE OF SAID BLOCK 1, A
DISTANCE OF APPROXIMATELY 323.80 FEET; THENCE NORTHWESTERLY ALONG
A LINE THAT FORMS AN ANGLE OF 91 DEGREES, 00 MINUTES, 00 SECONDS TO
THE LEFT WITH THE PROLONGATION OF THE LAST DESCRIBED COURSE, A
DISTANCE OF APPROXIMATELY 915.00 FEET TO THE SOUTHERLY RIGHT OF WAY
LINE OF NATIONAL STREET; THENCE SOUTHWESTERLY ALONG SAID
SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF APPROXIMATELY 150.00 FEET
TO THE EAST BANK OF THE FOX RIVER; THENCE NORTHWESTERLY ALONG
SAID EAST BANK OF THE FOX RIVER TO THE WEST LINE OF THE SOUTHWEST
QUARTER OF SECTION 13, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN; THENCE NORTHERLY ALONG SAID WEST LINE, A
DISTANCE OF APPROXIMATELY 110.00 FEET TO THE POINT OF BEGINNING. SAID
PROPERTY COMMONLY KNOWN AS THE SOUTH GROVE REDEVELOPMENT
PROJECT AREA, ALL LOCATED IN ELGIN TOWNSHIP, CITY OF ELGIN, KANE
COUNTY, ILLINOIS,AND;
tft-
EXCEPT: THAT PART OF THE SOUTHWEST QUARTER OF SECTION 12, TOWNSHIP
41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS
{ FOLLOWS; COMMENCING AT THE NORTHWEST CORNER OF SAID SOUTHWEST
QUARTER; THENCE SOUTH ALONG THE WEST LINE OF SAID SOUTHWEST
on
QUARTER, A DISTANCE OF APPROXIMATELY 1,730.00 FEET, TO A POINT ON THE
NORTH RIGHT OF WAY LINE OF SUMMIT STREET; THENCE EAST ALONG SAID
NORTH RIGHT OF WAY LINE,A DISTANCE OF APPROXIMATELY 1,170.00 FEET,TO
THE POINT OF BEGINNING; THENCE SOUTH ALONG THE WEST LINE EXTENDED
OF LOT 8 IN BLOCK 24 OF JANE R. KIMBALL'S SUBDIVISION, A DISTANCE OF
* APPROXIMATELY 495.00 FEET, TO A POINT THAT IS 132.00 FEET SOUTH OF THE
SOUTH RIGHT OF WAY LINE OF SENECA STREET AND 132.00 FEET EAST OF THE
EAST RIGHT OF WAY LINE OF PROSPECT BOULEVARD; THENCE EAST ON A LINE
Po
PERPENDICULAR TO THE LAST DESCRIBED COURSE, A DISTANCE OF
APPROXIMATELY 66.00 FEET, TO A POINT ON THE WESTERLY LINE EXTENDED
�► OF LOT 8 IN WM. H. WILCOX'S 2ND ADDITION; THENCE NORTHEAST ALONG
SAID WESTERLY LINE EXTENDED A DISTANCE OF APPROXIMATELY 70.00 FEET,
TO THE SOUTHWEST CORNER OF SAID LOT 8; THENCE SOUTHEAST ALONG THE
SOUTHERLY LINE EXTENDED OF SAID LOT 8, A DISTANCE OF APPROXIMATELY
390.00 FEET, TO A POINT ON THE EASTERLY RIGHT OF WAY LINE OF DUNDEE
AVENUE; THENCE NORTHEAST ALONG SAID EASTERLY RIGHT OF WAY LINE, A
DISTANCE OF APPROXIMATELY 745.00 FEET, TO THE POINT OF INTERSECTION
WITH THE NORTH RIGHT OF WAY LINE EXTENDED OF SUMMIT STREET; THENCE
PP
Elgin Central Area Redevelopment Project and Plan 48
Elgin,Illinois-January 14, 2002
Po
go
WEST ALONG SAID NORTH RIGHT OF WAY LINE EXTENDED TO THE POINT OF
BEGINNING. SAID PROPERTY COMMONLY KNOWN AS THE DUNDEE/SUMMIT
REDEVELOPMENT PROJECT AREA, ALL LOCATED IN ELGIN TOWNSHIP, CITY OF
�w ELGIN,KANE COUNTY, ILLINOIS.
SAID PROPERTY COMMONLY KNOWN AS THE ELGIN CENTRAL AREA TAX
INCREMENT FINANCING REDEVELOPMENT PROJECT AREA, ALL LOCATED IN
KANE COUNTY, ELGIN TOWNSHIP, CITY OF ELGIN,ILLINOIS.
im
IP
IP
00
•
NO
PP
Elgin Central Area Redevelopment Project and Plan 49
*,,, Elgin,Illinois-January 14, 2002
I
I
i EXHIBIT II:
I Elgin Central Area Tax Increment
I Financing Redevelopment Project Area
I
Eligibility Study
PP
OP
ti
PO
ELGIN CENTRAL AREA
TAX INCREMENT FINANCING
REDEVELOPMENT PROJECT AREA
ELIGIBILITY STUDY
44.•
City of Elgin, Illinois
IPP
MR
O Prepared by
Trkla,Pettigrew,Allen &Payne, Inc.
January 14, 2002
PP
Pr
OP
PP
IPP
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4110
TABLE OF CONTENTS
se
EXECUTIVE SUMMARY 1
111 I. BASIS FOR REDEVELOPMENT 5
II. THE STUDY AREA 7
IP III. ELIGIBILITY SURVEY AND ANALYSIS 10
A. Building Condition Survey 10
1. Building Components Evaluated 12
2. Building Component Classification 12
3. Final Building Rating 13
B. Presence of Conservation Factors 14
1. Age 14
up 2. Dilapidation 15
3. Obsolescence 16
4. Deterioration 18
5. Illegal Use of Individual Structures 24
6. Presence of Structures Below Minimum Code Standards 24
7. Abandonment 25
8 Excessive Vacancies 25
9 Overcrowding of Structures And Community Facilities 26
,n 10. Lack of Ventilation,Light, or Sanitary Facilities 26
11. Inadequate Utilities 27
12. Excessive Land Coverage 28
+err 13. Deleterious Land-Use Or Layout 28
14. Depreciation of Physical Maintenance 29
15. Lack of Community Planning 30
40
IV. ELIGIBILITY CONCLUSIONS 31
im
40,
me
IIP
OR
LIST OF FIGURES •
O.
Figure 1 Project Area Boundary Map 8
Figure 2 Existing Land-Use 9
44.
■. Figure 3 Exterior Survey Form 11
Figure 4 Distribution of Conservation Factors .39
44.4
LIST OF TABLES
In
4
110Table 1 Summary of Building Condition Classifications 15
Table 2 Summary of Building Conditions 20
Table 3 Distribution of Conservation Factors 32
ow
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EXECUTIVE SUMMARY
401
The purpose of this study is to document whether the Elgin Central Area Tax Increment Financing
Redevelopment Study Area(the "Study Area") in the City of Elgin, Illinois (the "City")qualifies for
designation as a "Conservation Area" pursuant to the definition contained in the Illinois Tax
111111
Increment Allocation Redevelopment Act 65 ILCS 5/11-74.4-1 et seq., as amended and
supplemented from time to time(the "Act").
This study, entitled the Elgin Central Area Tax Increment Financing Redevelopment Project Area
Eligibility Study("Eligibility Study")documents the conditions that exist which may be sufficient to
designate an approximately 1,070 acre area as a Conservation Area. The Study Area encompasses
184 full or partial blocks (as defined by either right-of-way boundaries and/or tax parcel
designations) and includes a variety of commercial, mixed-use, office, industrial, public, semi-
- public and residential development in the central, historic core of the City. In general, the Study
„g„. Area includes the City's central business district; blocks along State Street and the west side of the
Fox River from Big Timber Court on the north to U.S. Route 20 on the south;blocks along the east
side of the Fox River from River Bluff Road on the north to U.S. Route 20 on the south; blocks
along the Dundee Avenue and Villa Street corridors, from Congdon Avenue on the north to Watch
Street on the south; a portion of the Spring-Douglas Historic District (south of Summit Street); a
en portion of the Elgin Historic District (west of Channing Street); and a portion of the Elgin National
Watch Historic District (west of Wellington Avenue and Channing Street). The Study Area
boundary is shown in Figure 1,Project Area Boundary Map.
In 1999, the Illinois General Assembly adopted substantial amendments to the Act that became
effective on November 1, 1999. The 1999 Amendments do not apply to a municipality that, prior
to July 1, 1999, adopted an ordinance or resolution providing for a feasibility study until after that
municipality adopts an ordinance approving a redevelopment plan and a redevelopment project
or designating a redevelopment project area. On June 23, 1999, the City adopted a resolution
providing for this Eligibility Study. This Eligibility Study is based on the eligibility criteria and
procedures set forth in the Act prior to the effective date of the 1999 Amendments and all
• references to the Act hereinafter refer to the Act prior to the effective date of the 1999
Amendments.
ger As set forth in the Act, "redevelopment project area" means an area designated by the
municipality, which is not less in the aggregate than 1 1/2 acres and in respect to which the
municipality has made a finding that there exist conditions which cause the area to be classified
• as an industrial park conservation area or a blighted area or a conservation area, or a combination
of both blighted and conservation areas. The Study Area exceeds the minimum acreage
requirements of the Act.
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As set forth in the Act, a "Conservation Area" means any improved area within the boundaries of a
redevelopment project area located within the territorial limits of the municipality in which 50
Elgin Central Area TIF Eligibility Study 1
January 14, 2002
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ie•
As
percent or more of the structures in the area have an age of 35 years or more. Such an area is not yet
a blighted area,but because of a combination of three or more of the following factors: dilapidation;
"' obsolescence; deterioration; illegal use of individual structures; presence of structures below
minimum code standards; abandonment; excessive vacancies; overcrowding of structures and
community facilities; lack of ventilation, light or sanitary facilities; inadequate utilities; excessive
land coverage; deleterious land use or layout; depreciation of physical maintenance; or lack of
community planning, is detrimental to the pubic safety, health, morals or welfare and such an area
may become a blighted area.
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While it may be concluded that the mere presence of three or more of the stated factors may be
sufficient to make a finding as a Conservation Area, the evaluation contained in this Eligibility
IP
Study was made on the basis that the conservation factors must be present to an extent which is
clearly consistent with the stated purposes of the Act.
On the basis of this approach,the Study Area is found to be eligible within the definition set forth in
the Act. Of the total 1,927 structures located within the area, 1,853 (96.2 percent) are 35 years of
�r age or older. In addition to age, of the fourteen other factors set forth in the Act, eleven are found to
be present in the Study Area. Additionally:
• The conservation factors which are present are reasonably distributed throughout the
Study Area.
• The entire Study Area is impacted by and shows the presence of conservation
factors.
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• The Study Area includes only real property and improvements thereon substantially
benefited by the proposed redevelopment project activities and improvements.
The following conservation factors are found to be present in the Study Area,which contains a total
of 184 full or partial blocks:
1. Dilapidation
Dilapidation as a factor is present to a major extent in 9 blocks and to a limited
extent in 1 block. Seventeen buildings are in substandard(dilapidated)condition.
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2. Obsolescence
Obsolescence as a factor is present to a major extent in 96 blocks and to a limited
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extent in 40 blocks. Conditions contributing to this factor include the functional and
economic obsolescence of buildings and obsolete platting.
3. Deterioration
44
Elgin Central Area TIF Eligibility Study 2
January 14, 2002
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a, Deterioration as a factor is present to a major extent in 61 blocks and to a limited
extent in 98 blocks. Conditions contributing to this factor include deteriorating
buildings, site surfaces,parking areas,portions of streets, curbing and alleys.
4. Structures Below Minimum Code Standards
Structures below minimum code standards as a factor is present to a major extent in
36 blocks and to a limited extent in 93 blocks. Structures impacted by this factor
include all buildings with advanced defects visible on the exterior that are below the
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City's minimum code requirements for existing buildings and property maintenance.
5. Excessive Vacancies
Excessive vacancies as a factor is present to a major extent in 23 blocks and to a
limited extent in 37 blocks. Conditions contributing to this factor include vacant
ow buildings and vacant space within buildings.
a
6. Overcrowding
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Overcrowding as a factor is present to major extent in 17 blocks and to a limited
extent in 54 blocks and includes all buildings which have been altered or added onto
in order to accommodate additional tenants or occupants in limited space. This
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factor is present primarily in portions of the residential areas.
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7. Inadequate Utilities
,, The factor of inadequate utilities is present to a major extent throughout the Study
Area. Sanitary and storm system lines are not present in the northernmost portion of
the Study Area (west of the River) where properties are serviced by well and septic
systems. Water supply lines are undersized throughout major portions of the Study
Area.
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8. Excessive Land Coverage
Excessive land coverage as a factor is present to a major extent in 22 blocks and to a
limited extent in 27 blocks. Excessive land coverage is evidenced by full or nearly
full coverage of a parcel by a building and/or parcels that contain multiple buildings
,sr with a lack of or limited off-street parking, accessibility, and loading and service
areas.
w� 9. Deleterious Land Use or Layout
Deleterious land use or layout as a factor is present to a major extent in 45 blocks
and to a limited extent in 48 blocks. Conditions contributing to this factor include
I"" the improper layout of parcels; small,narrow and irregularly shaped parcels; interior
land-locked parcels; and incompatible uses.
Elgin Central Area TIF Eligibility Study 3
January 14, 2002
as
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10. Depreciation of Physical Maintenance
Depreciation of physical maintenance as a factor is present to a major extent in 81
blocks and to a limited extent in 77 blocks where maintenance of buildings,
premises,parking areas, streets, curbing and alleys has been deferred.
11. Lack of Community Planning
Imo The Study Area encompasses the City's oldest settlement area, the core of which
was developed in the late nineteenth and early twentieth centuries. Much of the
development pattern for this area reflects the parcel-by-parcel approach to
development typical of growing mercantile/industrial towns at the turn of the
century. In addition, many of the current block and use patterns are based on the
early patterns that were first established without the benefit of development controls
IF or a plan with reasonable policies and standards for development.
The conclusion of Trkla, Pettigrew, Allen & Payne, Inc. ("TPAP") is that the number, degree, and
distribution of conservation factors as documented in this Eligibility Study warrant designation of
the Study Area as a "Conservation Area" as set forth in the Act. The conclusions presented in this
Eligibility Study are those of TPAP which was retained by the City to examine whether
Conservation Area conditions exist within the Study Area. The City Council should review this
Eligibility Study and any supporting data and files and, if satisfied with the methodologies and
MI conclusions contained herein, may adopt the necessary ordinances approving the redevelopment
project and plan of which this Eligibility Study is a part, designating the redevelopment project area
and approving the use of tax increment financing. As part of the adoption of these ordinances, the
City is required to make this Eligibility Study a part of the public record.
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Elgin Central Area TIF Eligibility Study 4
January 14, 2002
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I. BASIS FOR REDEVELOPMENT
The Illinois General Assembly made two key findings in adopting the Act:
1. That there exist in many municipalities within the State blighted and conservation
areas; and
2. That the eradication of blighted areas and the treatment and improvement of
ur conservation areas by redevelopment projects are essential to the public interest.
These findings were made on the basis that the presence of blight or conditions which lead to blight
um is detrimental to the safety,health,welfare and morals of the public.
To ensure that the exercise of these powers is proper and in the public interest, the Act also
um specifies certain requirements which must be met before a municipality can proceed with
implementing a redevelopment project. One of these requirements is that the municipality must
demonstrate that each prospective redevelopment project qualifies either as a"blighted area" or as a
ow "conservation area"within the definitions set forth in the Act.
In 1999, the Illinois General Assembly adopted substantial amendments to the Act that became
on
effective on November 1, 1999, including: (i) the addition of definitions for each eligibility factor
for blighted and conservations areas and for each factor relating to improved vacant land (ii) the
elimination of certain eligibility factors and the addition of others; and (iii) the requirement that
um
municipalities planning to include 75 or more inhabited residential units or to remove ten or more
inhabited residential units within a proposed redevelopment project area conduct a housing impact
um study(the "1999 Amendments"). The 1999 Amendments do not apply to a municipality that prior
to July 1, 1999, adopted an ordinance or resolution providing for a feasibility study until after that
municipality adopts an ordinance approving a redevelopment plan and a redevelopment project
or designating a redevelopment project area. On June 23, 1999, the City adopted a resolution
providing for this Eligibility Study. This Eligibility Study is based on the eligibility criteria and
procedures set forth in the Act prior to the effective date of the 1999 Amendments and all
ow references to the Act hereinafter refer to the Act prior to the effective date of the 1999
Amendments.
- The definitions in the Act for a Conservation Area are paraphrased below.
A. ELIGIBILITY OF A CONSERVATION AREA
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A conservation area is an improved area in which 50 percent or more of the structures in the area
have an age of 35 years or more and there is a presence of a combination of three or more of the
fourteen factors listed below. Such an area is not yet a blighted area, but because of a combination
of three or more of these factors, the area may become a blighted area.
Elgin Central Area TIF Eligibility Study 5
January 14, 2002
1. Dilapidation
- 2. Obsolescence
3. Deterioration
4. Illegal use of individual structures
U. 5. Structures below minimum code standards
6. Abandonment
7. Excessive vacancies
map
8. Overcrowding of structures and community facilities
9. Lack of ventilation,light, or sanitary facilities
10. Inadequate utilities
11. Excessive land coverage
12. Deleterious land use or layout
13. Depreciation of physical maintenance
14. Lack of community planning
B. CRITERIA FOR CONCLUSIONS
While the Act defines a conservation area, it does not define the various factors for each,nor does it
describe what constitutes the presence or the extent of presence necessary to make a finding that a
factor exists. Therefore, reasonable and defensible criteria should be developed to support each
local finding that an area qualifies as either a blighted area or as a conservation area. In developing
these criteria,the following basic principles have been applied:
3•�
U. 1. The minimum number of factors must be present and the presence of each must be
documented;
2. Each factor to be claimed should be present to a meaningful extent so that a local
IMP governing body may reasonably find that the factor is clearly present within the intent
of the Act; and
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3. The effect of the factors should be reasonably distributed throughout the Study Area.
9, It is also important to note that the test of eligibility is based on the conditions of the Study Area as
a whole; it is not required that eligibility must be established for each and every property in the
Study Area.
U.
U.
Elgin Central Area TIF Eligibility Study 6
January 14, 2002
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II. THE STUDY AREA
The Study Area includes an area of approximately 1,070 acres located in the central,historic core of
the City. Of the total 1,070 acres, 624 acres (58 percent) are situated on the east side of the Fox
River, 292 acres (27 percent) are situated on the west side of the Fox River, and approximately 154
acres (15 percent) are attributable to the portion of the Fox River encompassed by the Study Area.
Streets, alleys and the abandoned rail line rights-of-way account for approximately one-third of the
total area.
The Study Area encompasses 184 full or partial blocks (as defined by either right-of-way
1 boundaries and/or tax parcel designations) and includes a variety of commercial, mixed-use, office,
industrial, public, semi-public and residential development in the central, historic core of the City.
In general, the Study Area includes the City's central business district; blocks along State Street and
""P the west side of the Fox River from Big Timber Court on the north to U.S. Route 20 on the south;
46, blocks along the east side of the Fox River from River Bluff Road on the north to U.S. Route 20 on
the south; blocks along the Dundee Avenue and Villa Street corridors, from Congdon Avenue on
the north to Watch Street on the south; a portion of the Spring-Douglas Historic District (south of
Summit Street); a portion of the Elgin Historic District (west of Channing Street); and a portion of
the Elgin National Watch Historic District (north of Watch Street). The Study Area is generally
bounded by Big Timber Court, Jerusha Avenue, Jefferson Street, Summit Street and Congdon
Avenue at varying points on the north; Liberty Street, Hill Avenue, Channing Street, and
Wellington Avenue at varying points on the east; Chester Avenue, Park Street, Watch Street, Lake
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Street (U.S. Route 20), and Oak Street at varying points on the south; and State Street, Crystal
Avenue, and Hendee Street at varying points on the west. The Study Area boundary is shown in
go Figure 1,Project Area Boundary Map.
The area is characterized by several problem conditions, including an inconsistent mix of
residential and commercial uses along the main corridors where block fronts are predominantly
commercial, or contain industrial activity in adjacent parcels; obsolete buildings; and a significant
number of vacant buildings and buildings with vacant space, particularly in the central business
district. Many blocks also contain a mix of parcels of inconsistent size and configuration, including
both small and large parcels and interior parcels in several blocks. Other problems result from the
development of two residential areas within floodplain areas along the Fox River with
deteriorating/inadequate streets and inadequate utilities. Further, the Study Area contains vacant
L and underutilized areas along the Fox River and in isolated blocks.
• Other conditions that have contributed to the conservation factors contained within the Study Area
include: (i) limited and irregular block sizes bisected by a vacated rail line which runs diagonally
through the central business district blocks and the related overcrowding of buildings on parcels;
""" (ii)multiple parcels of limited widths and depths; and(iii)the presence of older buildings of limited
size in the central business district which were constructed near the turn of the century. See Figure
2,Existing Land-Use.
Q.
Elgin Central Area TIF Eligibility Study 7
*'" January 14, 2002
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III. ELIGIBILITY SURVEY AND ANALYSIS
A survey and analysis of existing conditions within the Study Area was completed by TPAP to
document the extent to which each conservation factor is present within the Study Area. The
surveys and analyses included:
1. Exterior survey of the condition and use of each building;
I"" 2. Field survey of environmental conditions covering streets, sidewalks, lighting, traffic, parking
facilities, landscaping, fences and walls, and general property maintenance;
gm3. Analysis of existing uses and their relationships;
4. Comparison of current land use to the current zoning ordinance and the current zoning map;
5. Comparison of surveyed buildings to property maintenance and other codes of the City;
RP
6. Analysis of original and current platting and building size and layout;
7. Analysis of City utility maps;
w 8. Analysis of City records of property code and housing occupancy violations;
9. Review of City map of completed and proposed street surface projects;
10. Analysis of vacant sites; and
11. Review of previously prepared plans, studies and data.
aim
A. BUILDING CONDITION SURVEY
"` Surveys of the Study Area were conducted during the period of November 1999 through January
2000 to determine the area's eligibility. Noted during the inspection were structural deficiencies of
individual buildings and related environmental deficiencies in the Study Area. Field data
"• documentation was confirmed and updated during February 2001. Summarized below is the
process used for assessing building conditions in the Study Area,the standards and criteria used for
evaluation, and the findings as to the existence of dilapidation or deterioration of structures. A copy
OPP
of the Building Condition Survey Manual: Methods and Criteria for Evaluating Structures, which
details the methodology used when completing the field survey work, will be provided to the City
en and filed with the official document. Figure 3, Exterior Survey Form, illustrates the building
condition survey form used to record building conditions.
IPP
Elgin Central Area TIF Eligibility Study 10
January 14,2002
I ' I . I 1 1 1 I I = I i
EXTERIOR BUILDING SURVEY FORM
A B C p E r G.
CODES
PROJECT
4 #i PERSONNEL A. LAND USE
4~O -1• ""o .j. rp�+r �G ,ra , C)2'e1, R.Residential P. Public
G q,�" ' * �e e ooe C.Commercial S.Semi Public
ACTIVITY r`y4'4,, 'flsv, '" 4iaQ1. y,,`6, cs rf. +D` a4 .p�� R,� rb:Fri
1 1 1 1 s r r •? b 'o o, ♦ '. O G G 2 ,02 I.Industrial L Transient
''� ti qc , DATE 8. HEIGHT
PARCEL BLDG. 1.One Story
01.One and one-half stories
(DESCRIBE) (COMMENTS) 2.Two Stories
02.Twoanndd
one-half stories
' 3.Three stories
4.Four stories
5.Five stories,ETC
C. CONSTRUCTION
' 1.Masonry 3.Wood
2.Concrete 4.Metal
a J Combinations of the above materials shall be
• listed in the following manner
12.Masonry 6 12.Masonry 6
Concrete Wood,ETC.
34.Wood& 8.The Covered
Metal 9,Stucco Covered
5.Roll Covered 1,8-93.Wood,
6.Shingle Covered Stucco Covered
7.Slate Covered
D. DECADE
. ,.. , 1.Before 1900 5.1930.1940
2.1900-1910 6.1940-1950
3.1910.1920 7.1950.1960
4.1920.1930 8.After.1960
F. SIRUCT URA( CONDITIONS
0.Sound 2.Major Repair
1.Minor Repair 3.In Critical Condition
• 9.Unable to Review
._. F. BUILDING RATINGS
0.Sound 2.Major Repair
, 1.Minor Repair 3.Substandard
r r G. BLIGHTING INFLUENCES
1, Age
_ 2. Dilapidation
3. Obsolescence
4. Deterioration
' 5, Illegal use of individual structures
6. Presence of structures below
• minimum code
7. Abandonment
, 8. Excessive vacancies
9. Overcrowding of structures
and community facilities
10.Lack of ventilation,light,
or sanitary facilities
11.Inadequate utilities
12.Excessive land coverage
13.Deleterious land use and lay-out
Figure 3 14.Depreciation of physical maintenance
15.Lack of community planning
EXTERIOR SURVEY FORM •
ELGIN CENTRAL AREA Elgin, ILlip
Tax Increment Financing Redevelopment Project Prepared by:Trkla, Pettigrew, Allen,& Payne, Inc.
OM
1. Building Components Evaluated
During field surveys, each component of a subject building was examined to determine whether it
was in sound condition or had minor, major, or critical defects. Building components examined
"' were of two types:
a. Primary Structural Components.
no
These components are the basic structural elements of any building, including
foundation walls, load-bearing walls and columns,roof structure, and roof.
MR
b. Secondary Building Components.
These components are generally added to the primary structural components and are
necessary parts of the building, including porches and steps, windows and window
units, doors and door units, chimneys, gutters and downspouts.
Each primary and secondary component was evaluated separately as a basis for determining the
overall condition of individual buildings. This evaluation considered the relative importance of
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specific components within a building and the effect that deficiencies in components will have on
the remainder of the building.
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2. Building Component Classification
The four categories used to classify building components and systems and the criteria used to
evaluate deficiencies are described below.
�• a. Sound.
Building components which contain no defects, are adequately maintained, and
require no treatment outside of normal maintenance as required during the life of the
amp building.
b. Deficient-Requiring Minor Repair.
Building components which contain defects (loose or missing material or holes and
cracks over a limited area)which may or may not be corrected through the course of
.,, normal maintenance but could be significant depending on the size of the building
or number of buildings in a large complex.
Buildings with minor defects clearly indicate a lack of, or reduced level of,
maintenance. Minor defects have limited effect on either primary or secondary
components and the correction of such defects may be accomplished by the owner
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Elgin Central Area TIF Eligibility Study 12
no January 14, 2002
on
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or occupants of either average size residences or smaller commercial buildings,such
as patching or caulking over a limited area or replacement of less complicated
w components. Minor defects are not considered in rating a building as structurally
substandard.
*' c. Deficient-Requiring Major Repair.
Building components which contain major defects over a widespread area and
would be difficult to correct through normal maintenance. Buildings in the major
deficient category would require replacement or rebuilding of components or
significant upgrading of larger buildings or complexes of buildings by skilled people
in the building and maintenance trades.
op
d. Critical.
OP Building components which contain major defects (bowing, sagging, or settling of
any or all exterior components causing the structure to be out-of-plumb, or broken,
with loose or missing material and deterioration over a widespread area) so
in extensive that the building is classified as substandard (dilapidated) and the cost and
degree of repair would be excessive or unfeasible.
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3. Final Building Rating
After completing the exterior building condition survey, each individual building was placed in one
of four categories based on the combination of defects found in various primary and secondary
building components. Each final rating is described below.
a. Sound.
.m Sound buildings kept in a standard condition, requiring no maintenance at present.
Buildings so classified have less than one minor defect.
"" Deficient buildings contain defects which collectively are either not easily
correctable through normal maintenance or require contracted skills to accomplish
the level of improvements as part of maintenance or correction of defects. The
- classification of major or minor reflects the degree or extent of defects found during
the survey of the building.
b. Minor.
Buildings classified as deficient (requiring minor repairs) have at least one minor
defect, beyond normal maintenance, in one of the primary components or in the
combined secondary components,but less than one major defect.
Elgin Central Area TIF Eligibility Study 13
as January 14, 2002
gar.
41111
c. Major.
Buildings classified as deficient (requiring major repairs) have at least one major
defect in one of the primary components or in the combined secondary components,
but less than one critical defect.
ern
d. Substandard.
Structurally substandard buildings contain defects which are so serious and so
extensive that the building must be removed. Buildings classified as structurally
substandard have two or more major defects.
Minor deficient and major deficient buildings are considered to be the same as deteriorating
buildings as referenced in the Act; substandard buildings are the same as dilapidated buildings. The
words"building" and "structure" are presumed to be interchangeable.
B. PRESENCE OF CONSERVATION FACTORS
Summarized below are the conclusions of the surveys and analyses completed for each
conservation factor based on existing conditions within the Study Area. The conclusions indicate
um
whether the factor is found to be present within the Study Area, and the relative extent to which the
factor is present. A factor noted as "not present" indicates either that no information was available
or that no evidence was documented as part of the various surveys and analyses which would
indicate its presence. A factor noted as "present to a limited extent" indicates that the factor is
present,but the distribution or impact of the factor is limited. Finally,a factor noted as "present to a
major extent" indicates that the factor is present throughout major portions of the block, and that the
presence of such conditions has a major adverse impact or influence on adjacent and nearby
development.
gm
1. Age
�. Age is a primary and prerequisite factor in determining an area's qualification for designation as a
Conservation Area. Age presumes the existence of problems or limiting conditions resulting from
normal and continuous use of structures over a period of extended years. Since building
deterioration and related structural problems can be a function of time, temperature and moisture,
structures which are 35 years of age or older typically exhibit more problems, are difficult to adapt
to present-day space requirements and require a greater level of maintenance than more recently
""P constructed buildings.
Elgin Central Area TIF Eligibility Study 14
'�'" January 14,2002
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Discussion
"q1 Buildings which meet the age factor are reasonably distributed throughout the blocks comprising
the Study Area. Many of the buildings in the Study Area were built in the late nineteenth or early
twentieth centuries when the area was developed. Of the 1,927 buildings in the area, 1,853 (96.2
percent) exceed 35 years in age.
Conclusion
The Study Area meets the prerequisite test for designation as a "Conservation Area" since more
than 50 percent of the buildings in the area are 35 years of age or older.
on2. Dilapidation
Dilapidation refers to an advanced state of disrepair of buildings and improvements. This is
reflected in the Webster's New Collegiate Dictionary, which defines "Dilapidate," "Dilapidated"
and "Dilapidation" as follows:
+M • Dilapidate, means "... to become or cause to become partially ruined and in need for
repairs, as through neglect."
• Dilapidated, means "... falling to pieces or into disrepair; broken down; shabby and
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neglected."
• Dilapidation, means "... dilapidating or becoming dilapidated; a dilapidated
- condition."
Discussion
TPAP conducted an exterior survey of each building within the Study Area to determine its
condition. The results of the survey are indicated in Table 1 below.
Table 1: Summary of Building Condition Classifications
Building Condition Classification Number of Buildings
Structurally Sound 1,012
Minor Deficient(deteriorating) 811
Major Deficient(deteriorated) 87
Substandard(dilapidated) 17
Total 1,927
Elgin Central Area TIF Eligibility Study 15
'"' January 14,2002
on
Conclusion
Seventeen substandard (dilapidated) buildings were found to be present in ten blocks within the
Study Area. The results of the analysis indicate that the factor of "dilapidation" is present to a
major extent in nine blocks and to a limited extent in one block within the Study Area.
111111
3. Obsolescence
Webster's New Collegiate Dictionary defines Obsolescence as "being out of use; obsolete."
Obsolete is further defined as "no longer in use; disused" or"of a type or fashion no longer current."
These definitions are helpful in describing the general obsolescence of buildings or site
improvements in a proposed redevelopment project area. In making findings with respect to
buildings, it is important to distinguish between "functional obsolescence," which relates to the
physical utility of a structure, and "economic obsolescence," which relates to a property's ability to
compete in the marketplace.
.M, Functional Obsolescence
Structures historically have been built for specific uses or purposes. The design, location,
height and space arrangement are intended for a specific occupancy at a given time.
Buildings become obsolescent when they contain characteristics or deficiencies which limit
the use and marketability of such buildings. The characteristics may include loss in value to
a property resulting from an inherent deficiency (related to such conditions as poor design
or layout, improper orientation of a building on a site, etc.) which detracts from the overall
usefulness or desirability of a property.
Economic Obsolescence.
Economic obsolescence is normally a result of adverse conditions which cause some degree
IFF of market rejection and, hence, depreciation in market values. Typically,buildings classified
as dilapidated and buildings which contain vacant space are characterized by problem
conditions which may not be economically curable, resulting in net rental losses and/or
** depreciation in market value.
Obsolete buildings contain characteristics or deficiencies which limit their long-term sound use or
reuse. Obsolescence in such buildings is typically difficult and expensive to correct. Obsolete
building types have an adverse affect on nearby and surrounding development and detract from the
physical,functional and economic vitality of an area.
Site improvements, including sewer and water lines, public utility lines (gas, electric and
telephone), roadways, parking areas, parking structures, sidewalks, curbs and gutters, lighting, etc.,
may also evidence obsolescence in terms of their relationship to contemporary development
Elgin Central Area TIF Eligibility Study 16
January 14, 2002
um
.10
standards for such improvements. Factors of obsolescence may include inadequate utility
capacities, outdated designs, etc.
m.
Discussion
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Obsolescent Buildings
Buildings characterized by obsolescence are present in 136 blocks within the Study Area. Such
buildings include residential buildings converted to accommodate commercial activity; single-
family residential buildings converted to accommodate additional units; deep, narrow commercial
buildings; small structures with limited utility or opportunity for expansion; and single-purpose
buildings which were constructed for specific uses and are difficult to adapt for contemporary uses.
Obsolete Platting
Throughout the Study Area, blocks contain parcels of varying depths and widths, including small
parcels that are less than 25 feet wide (a characteristic most prominent in the blocks of the central
business district). A number of blocks contain irregular obsolete platting with parcels of varying
size and configuration including interior land-locked parcels and parcels of limited depth.
Obsolescent Streets
In Obsolescent streets include local residential streets in the northwest portion of the Study Area
between State Street and the Fox River from Big Timber Court on the north to Frazier Avenue on
the south. Streets in this portion of the Study Area contain only gravel or a semi-permanent surface
materials and lack curbs, gutters and storm drainage.
Streets which are narrow in width, lack curbs, gutters, sidewalks and contain mostly gravel
ON pavement include McBride Street along the east side of the Fox River north of Jefferson Street and
Wellington Avenue along the east side of the Fox River south of May Street.
UPI
Conclusion
NogBlocks in which 20 percent or more of the buildings or sites are obsolescent are indicated as
characterized by the presence of obsolescence to a major extent. Blocks in which less than 20
percent of the buildings or sites are obsolescent are indicated as characterized by the presence of
,., obsolescence to a limited extent.
The analysis of the combination of obsolete buildings, obsolete platting and obsolete streets,
indicates that "obsolescence"is present to a major extent in 96 blocks and to a limited extent in 40
blocks.
Elgin Central Area TIF Eligibility Study 17
January 14, 2002
4. Deterioration
■• Deterioration refers to any physical deficiencies or disrepair in buildings or site improvements
requiring treatment or repair.
• Deterioration may be evident in basically sound buildings containing minor defects,
such as lack of paint, loose or missing materials, or holes and cracks over limited
areas. This deterioration can be corrected through routine or normal maintenance.
MP
• Deterioration which is not easily correctable and cannot be accomplished in the
course of normal maintenance may also be evident in buildings. Such buildings may
NI be classified as minor deficient or major deficient buildings, depending upon the
degree or extent of defects. This would include buildings with defects in the
secondary building components (e.g., doors, windows, porches, gutters and
downspouts, fascia materials, etc.), and defects in primary building components
(e.g., foundations, exterior walls, roofs, etc.),respectively.
• All buildings and site improvements classified as dilapidated are also deteriorated.
Discussion
Building Deterioration. The analysis of building deterioration is based on the survey methodology
and criteria described in the preceding section on "Dilapidation." Of the total 1,927 buildings, 915
(47.5 percent) of the buildings in the Study Area are classified as "deteriorating" or "deteriorated."
As noted in the following summary in Table 2, building deterioration exists throughout the Study
Area.
Site Deterioration. Field surveys were conducted to identify the condition of parking and surface
storage areas. A number of blocks contain properties which contain either broken concrete or
asphalt surfaces or gravel with weed growth. These sites include, but are not limited to, the
following conditions and locations: a gravel parking area in tax block 11-128 at Jerusha Avenue
P. and State Street, a gravel site and poor cyclone fencing in tax block 11-177 south of Frazier
Avenue, and a deteriorated parking surface in the State Street Market site in tax block 11-330. All
of these areas are west of the Fox River. Blocks impacted by deteriorating site improvements on
,.. the east side of the Fox River, include the parking lot in tax block 14-241 (north of the City Hall
block), worn and deteriorated pavement and parking surfaces surrounding the oval center in front of
the Hemmens Cultural Center and in front of the U.S. Post Office. Within the overall Study Area,
PP 37 parking areas in 30 blocks were identified as containing gravel and weed-covered surfaces with
depressions and potholes.
Street Pavement, Curb and Gutter Deterioration. Semi-permanent pavements without curbs and
gutters exist on all streets in the northwest portion of the Study Area--portions of which are in the
O P
Elgin Central Area TIF Eligibility Study 18
- January 14, 2002
e{w
floodplain—and include the local streets from Big Timber Court to Frazier Avenue, between State
Street and the Fox River. The viaduct structure under the railroad at Frazier Avenue also exhibits
no deteriorated conditions. Additional street sections with deteriorated pavement, broken sidewalks,
cracked curbs and gutters or lacking curbs and gutters include Crystal Avenue (from Buckeye to
Wing Streets); Ball Street (from State Street west to rail tracks); Ludeka Place (from Ball Street
on south to the cul-de-sac); Crystal Avenue (from Mill Street to Washington Street); and Schiller
Street (from State Street to and across the rail tracks). Deteriorated curbs and gutters and scattered
potholes in street pavement include Hendee Street (from Washburn Street north to Walnut
• Avenue). On the east side of the Fox River, poor street pavement conditions are exhibited along
the section of Daniels Avenue west of Grove Street and along Wellington Avenue south of Watch
Street which is mostly semi-permanent sand and gravel, including gravel parking areas along its
on
east side. Narrow streets lacking curbs and gutters and exhibiting deteriorated and mostly gravel
pavement include McBride Street north of Jefferson Street (along the public works yard) and
In
Lincoln Avenue from McBride Street to Grove Avenue. Streets with semi-permanent surface
awaiting final seal coat include Cooper Avenue (from Hill Avenue to Dundee Avenue). Additional
streets with deteriorating pavement and broken curbing include portions of Brook Street, Symphony
Way and Water Street near the municipal complex.
on
In the central business district, (i) although the diagonal right-of-way that exists from the vacated
on rail line is improved with landscaping and surface improvements in some areas, other portions
contain deteriorating surfaces and (ii) most alleys require resurfacing and exhibit irregular surfaces
with settled areas.
Conclusion
R Blocks in which 20 percent or more of the buildings or site improvements are indicated as
characterized by deterioration and,provided that at least 10 percent of all buildings are deteriorating
to a major deficient level, indicate the presence of deterioration to a major extent. Blocks in which
- less than 20 percent of the buildings or sites show the presence of deterioration and less than 10
percent of all buildings are deteriorating to a major deficient level, indicate that deterioration is
present to a limited extent.
MP
"Deterioration," including buildings, streets, alleys and site improvements, is present to a major
extent in 61 blocks and to a limited extent in 98 blocks within the Study Area.
fas
■.
NW
Elgin Central Area TIF Eligibility Study 19
a. January 14, 2002
ww
o
so
Table 2: Summary of Building Conditions
WEST SIDE OF RIVER
UPI
Block Sidwell Block Total Deficient- Deficient- Percent
a Count Number Buildings No.Sound Minor Major Substandard Deficient
1 11-127/11-201 1 0 1 0 0 100%
2 11-128 2 2 0 0 0 0%
3 11-129 0 0 0 0 0 0%
up 4 11-130/11-202 12 8 4 0 0 33%
5 11-131/11-205 5 3 2 0 0 40%
6 11-176 1 0 1 0 0 100%
7 11-177 8 6 0 0 2 25%
IN 8 11-178/11-251 2 1 0 1 0 50%
9 11-179 8 0 8 0 0 100% .
s 10 11-180/11-254 0 0 0 0 0 0%
11 11-203 2 1 1 0 0 50%
OM 12 11-204 0 0 0 0 0 0%
13 11-206 0 0 0 0 0 0%
14 11-207 0 0 0 0 0 0%
15 11-252 0 0 0 0 0 0%
16 11-253 0 0 0 0 0 0%
Po
17 11-330 4 1 3 0 0 75%
18 11-331 0 0 0 0 0 0%
19 11-384 7 3 4 0 0 57%
20 11-385 1 0 1 0 0 100%
um
21 11-386 2 2 0 0 0 0%
*. 22 13-356/14-480 0 0 0 0 0 0%
23 13-357 13 2 10 1 0 85%
24 14-201 2 1 1 0 0 50%
IIIII
25 14-202 1 0 1 0 0 100%
s, 26 14-203 A 0 0 0 0 0 0%
27 14-203 B 1 1 0 0 0 0%
28 14-204 11 5 3 3 0 55%
NM
29 14-251 9 4 5 0 0 56%
30 14-253 5 3 2 0 0 40%
31 14-256 3 0 2 1 0 100%
32 14-259 7 1 5 1 0 86%
IP 33 14-260 2 2 0 0 0 0%
34 14-261 1 1 0 0 0 0%
35 14-262 0 0 0 0 0 0%
36 14-406 7 2 2 3 0 71%
"s" 37 14-426/14-427 8 5 3 0 0 38%
38 14-428/14-430 5 2 2 1 0 60%
39 14-429 4 1 3 0 0 75%
40 14-431 2 0 2 0 0 100%
s 41 14-457 1 1 0 0 0 0%
42 14-476 23 10 11 2 0 57%
43 14-478 21 16 4 1 0 24%
44 14-479 3 1 1 1 0 67%
no 45 23-228 9 4 5 0 0 56%
46 23-231 16 8 8 0 0 50%
47 23-232 17 9 8 0 0 47%
48 23-234 5 3 2 0 0 40%
in 49 24-101 0 0 0 0 0 0%
50 24-102 20 6 13 1 0 70%
51 24-105 5 3 0 0 2 40%
52 24-153 2 0 0 0 2 100%
gm 52 Subtotal-West Side 258 118 118 16 6 54%
Elgin Central Area TIF Eligibility Study 20
"" January 14, 2002
■s
w
Table 2: Summary of Building Conditions
EAST SIDE OF RIVER
so
uo Block Sidwell Block Deficient- Deficient- Percent
Count Number Total Bldgs No.Sound Minor Major Substandard Deficient
53 11-226/11-255 6 1 4 1 0 83%
54 11-226 1 0 1 0 0 100%
ups 55 11-401 13 3 10 0 0 77%
56 11-451 8 2 1 2 3 75%
57 11-452 11 3 7 1 0 73%
58 11-453 16 7 4 5 0 56%
w 59 11-482 16 5 10 1 0 69%
60 11-483 9 8 1 0 0 11%
61 11-484 12 7 5 0 0 42%
62 11-485 8 4 4 0 0 50%
n o 63 11-486 8 3 5 0 0 63%
64 11-487 11 7 4 0 0 36%
65 12-212 18 11 6 1 0 39%
66 12-233 1 1 0 0 0 0%
w 67 12-236 2 0 1 1 0 100%
68 12-252 16 13 3 0 0 19%
69 12-253 10 5 5 0 0 50%
70 12-254 6 4 2 0 0 33%
im 71 12-255 13 5 8 0 0 62%
72 12-256 22 19 2 1 0 14%
73 12-257 2 2 0 0 0 0%
74 12-258 • 3 0 1 1 1 100%
M 75 12-259 8 4 3 0 1 50%
76 12-329 18 13 5 0 0 28%
77 12-331 16 11 5 0 0 31%
78 12-333 12 7 5 0 0 42%
OM 79 12-357 14 5 8 1 0 64%
80 12-358 13 6 7 0 0 54%
81 12-359 6 5 1 0 0 17%
82 12-360 12 8 4 0 0 33%
moi
83 12-361 10 3 7 0 0 70%
84 12-362 6 2 1 3 0 67%
85 12-376 24 15 8 1 0 38%
on 86 12-377 3 3 0 0 0 0%
87 12-379 10 7 3 0 0 30%
88 12-380/12-451 32 18 14 0 0 44%
89 12-381/12-454 38 14 24 0 0 63%
90 12-382/12-456 21 10 11 0 0 52%
sin
91 12-383/12-460 40 27 12 1 0 33%
92 12-401 7 5 2 0 0 29%
93 12-402 12 5 7 0 0 58%
94 12-405 24 16 8 0 0 33%
Pm
95 13-101 14 10 4 0 0 29%
96 13-102 20 12 7 1 0 40%
97 13-103 13 7 6 0 0 46%
s 98 13-104 23 13 9 1 0 43%
99 13-105 13 7 5 1 0 46%
100 13-106 17 10 7 0 0 41%
101 13-107 3 2 1 0 0 33%
- 102 13-108 4 3 0 1 0 25%
103 13-109 10 5 3 0 2 50%
Elgin Central Area TIF Eligibility Study 21
ur January 14, 2002
x
IP
. Table 2: Summary of Building Conditions
EAST SIDE OF RIVER
en
w Block Sidwell Block Deficient- Deficient- Percent
Count Number Total Bldgs No.Sound Minor Major Substandard Deficient
k`" 104 13-126 13 7 6 0 0 46%
105 13-127/13-201 23 16 7 0 0 30%
I. 106 13-128 22 9 12 1 0 59%
107 13-129/13-203 48 29 18 1 0 40%
108 13-130 7 4 2 1 0 43%
109 13-131 28 9 17 2 0 68%
IN 110 13-132/13-206 52 28 23 1 0 46%
111 13-133/13-209 56 34 21 1 0 39%
112 13-151 11 2 7 2 0 82%
113 13-152 0 0 0 0 0 0%
Wo 114 13-153 12 7 5 0 0 42%
115 13-154 6 4 2 0 0 33%
116 13-155 21 13 8 0 0 38%
117 13-156 15 6 9 0 0 60%
1110 118 13-157 1 1 0 0 0 0%
119 13-158 1 1 0 0 0 0%
120 13-159 5 5 0 0 0 0%
121 13-160 3 2 1 0 0 33%
OW
122 13-161 12 7 5 0 0 42%
123 13-176 16 8 8 0 0 50%
124 13-177 16 11 4 1 0 31%
125 13-179 20 15 5 0 0 25%
0111
126 13-180 13 8 5 0 0 38%
127 13-181 16 10 6 0 0 38%
128 13-182 23 16 7 0 0 30%
129 13-183 19 16 3 0 0 16%
ow
130 13-204/205 1 1 0 0 0 0%
131 13-301/302 15 7 7 1 0 53%
132 13-303 4 2 2 0 0 50%
133 13-304 13 3 10 0 0 77%
ow
134 13-305/306 4 3 1 0 0 25%
135 13-307 10 4 5 1 0 60%
136 13-308 11 4 7 0 0 64%
ow 137 13-309/310 13 8 5 0 0 38%
138 13-311 14 5 9 0 0 64%
139 13-326 2 1 1 0 0 50%
140 13-327 17 12 5 0 0 29%
ow 141 13-328 0 0 0 0 0 0%
142 13-329 6 3 2 1 0 50%
143 13-330 23 12 10 1 0 48%
144 13-331 24 16 8 0 0 33%
On 145 13-332 15 8 7 0 0 47%
146 13-353/13-354 10 4 5 1 0 60%
147 13-355 0 0 0 0 0 0%
148 13-376 24 12 12 0 0 50%
• 149 13-377 25 18 7 0 0 28%
150 13-378 34 7 24 3 0 79%
i., 151 13-379 10 5 5 0 0 50%
152 13-380 28 11 13 4 0 61%
OF 153 13-381 /24-127 25 11 11 3 0 56%
154 13-382 16 14 1 1 0 13%
Elgin Central Area TIF Eligibility Study 22
P" January 14, 2002
ii
w
am
us
Table 2: Summary of Building Conditions
EAST SIDE OF RIVER
um
um Block Sidwell Block Deficient- Deficient- Percent
Count Number Total Bldgs No.Sound Minor Major Substandard Deficient
, 155 13-403 1 1 0 0 0 0%
156 14-226 3 1 1 1 0 67%
ow 157 14-227 4 1 2 1 0 75%
158 14-228 11 4 5 2 0 64%
159 14-229 12 3 8 1 0 75%
160 14-230/14-231 2 1 0 1 0 50%
Wo 161 14-232/14-233 4 0 2 1 1 100%
162 14-234 8 7 1 0 0 13%
0- 163 14-236 20 4 10 4 2 80%
164 14-237 14 8 4 2 0 43%
• 165 14-238 12 3 9 0 0 75%
166 14-239 0 0 0 0 0 0%
"'' 167 14-240 0 0 0 0 0 0%
168 14-241 0 0 0 0 0 0%
OW 169 14-242 5 1 2 2 0 80%
170 14-276/14-277 5 5 0 0 0 0%
171 14-278 1 1 0 0 0 0%
172 14-279 6 2 4 0 0 67%
PP 173 14-280/14-281 7 5 2 0 0 29%
174 14-282 2 2 0 0 0 0%
A.
175 14-283 10 7 3 0 0 30%
176 14-284/14-285 14 9 5 0 0 36%
u! 177 14-432 2 1 1 0 0 50%
178 14-433 9 3 4 2 0 67%
179 14-434 8 5 3 0 0 38%
180 14-435 7 2 5 0 0 71%
O 181 24-126 10 10 0 0 0 0%
182 24-176 10 1 8 1 0 90%
183 24-177 21 4 14 2 1 81%
184 24-326 3 1 1 1 0 67%
ui
132 Subtotal-East Side 1,669 894 693 71 11 46%
0 52 Subtotal-West Side 258 118 118 16 6 54%
184 Total Proposed Area 1,927 1,012 811 87 17 47%
am
RP
Pe
IP
ut-
Pm
Elgin Central Area TIF Eligibility Study 23
s• January 14, 2002
6,
Pm
f,
w
5. Illegal Use Of Individual Structures
Illegal use of individual structures refers to the presence of uses or activities which are not
permitted by law.
Discussion
No evidence of illegal use has been documented as part of the exterior analysis of the Study Area.
upo
Conclusion
PP
The results of the analysis indicate that the factor of"illegal uses of individual structures" is not
found to be present in the Study Area.
IP
6. Structures Below Minimum Code Standards
VP
Structures below minimum code standards include all structures which do not meet the standards of
zoning, subdivision, building, housing, fire, property maintenance or other governmental codes
+�r applicable to the property. The principal purposes of such codes are to require buildings to be
constructed and maintained in such a way as to sustain safety of loads expected from the type of
occupancy, to be safe for occupancy against fire and similar hazards, and/or to establish minimum
standards essential for safe and sanitary habitation. Structures below minimum code standards are
characterized by defects or deficiencies which, according to City code standards, are a threat to
health and safety.
NIP
Discussion
is Based on the exterior survey, 104 of 1,927 structures exhibit advanced defects over major portions
of visible components which are below the City's building and property maintenance codes.
Additionally, mapped code violation data by the City's Department of Planning and Neighborhood
Services indicate that for the time period of TPAP's exterior survey, 55 percent of exterior code
violations for the Kane County portion of the City, as documented by the City, were in the Study
PP
Area. The presence of structures below minimum code standards are indicated to be present within
most blocks and,moreover, involve an extensive number of properties in each block.
Conclusion
PP
Blocks in which 20 percent or more of the buildings contain advanced defects are indicated as
,,. characterized by the presence of structures below minimum code standards to a major extent.
Blocks in which less than 20 percent of the buildings are below minimum code standards are
considered present to a limited extent.
PP
Elgin Central Area TIF Eligibility Study 24
January 14,2002
it--
UP
en
The results of the analysis indicate that the factor of"structures below minimum code standards"is
present to a major extent in 36 blocks and to a limited extent in 93 blocks in the Study Area.
®' 7. Abandonment
Webster's New Collegiate Dictionary defines Abandon as "to give up with the intent of never again
um
claiming one's right or interest"; or"to give over or surrender completely;to desert."
Conclusion
upp
Based on the analysis of the properties within the Study Area, "abandonment" as a factor is not
found to be present.
8. Excessive Vacancies
Excessive vacancies refers to the presence of buildings which are unoccupied or underutilized and
UM which represent an adverse influence on the area because of the frequency or duration of vacancies.
Excessive vacancies include properties which evidence no apparent effort directed toward their
occupancy or utilization.
OOP
Discussion
U. Within the Study Area, vacancies include vacant buildings and vacant space within buildings
including vacant storefronts or vacant space on upper floors. Vacant buildings or buildings with
vacant space include mostly commercial and industrial buildings and are located in blocks in the
"mp concentrated commercial areas of the Study Area, including (i) areas of the central business district
both east and west of the Fox River, (ii) twelve blocks scattered along the Dundee Avenue/Villa
Street commercial corridor and (iii)blocks along the entire length of State Street(Route 31). Of the
04.
1,927 buildings in the Study Area, 90(5 percent) are impacted by vacancies.
Conclusion
NM
Blocks in which 20 percent or more of the buildings are partially or totally vacant are indicated as
characterized by the presence of excessive vacancies to a major extent. Blocks with less than 20
percent of the buildings partially or totally vacant are characterized by the presence of excessive
vacancies to a limited extent.
O.
The results of the analysis indicate that the factor of"excessive vacancies" is present to a major
extent in 23 blocks and to a limited extent in 37 blocks.
U.
Elgin Central Area TIF Eligibility Study 25
P" January 14, 2002
e.
01.
9. Overcrowding Of Structures And Community Facilities
o• Overcrowding of structures and community facilities refers to utilization of public or private
u. buildings, facilities, or properties beyond their reasonable or legally permitted capacity.
Overcrowding is frequently found in buildings originally designed for a specific use and later
converted to accommodate a more intensive use of activities without adequate provision for
minimum floor area requirements, privacy, ingress and egress, loading and services, capacity of
building systems, etc.
Discussion
The factor of overcrowding of structure and community facilities was observed almost exclusively
1. within residential buildings and primarily in blocks with larger homes on the east side of the Fox
River. The combination of additional utility meters and mail boxes and/or exterior stairs leading to
PIP
second entries or upper floor areas indicates that a significant number of residences designed and
constructed to accommodate one or two dwelling units have been converted or re-arranged for
additional residents. Indications are that these buildings are altered either by means to provide
separate units or single additional sleeping rooms.
In addition to the conditions as stated above, the City of Elgin's Department of Planning and
Neighborhood Services has mapped overcrowding conditions over the time period 1998 to 1999
based on complaints ranging from one to seven citations for a single property for the Kane County
NIP portion of the City and indicate that 66 percent occurred within the Study Area boundary. The
d., City's data confirms the information documented by the TPAP eligibility survey.
Conclusion
"Overcrowding of structures and community facilities"as a factor is present to a major extent in 17
blocks and to a limited extent in 54 blocks. Sixty-three of the 70 blocks containing buildings
indicated as "overcrowding of structures and community facilities"are located on the east side of
we
the Fox River.
10. Lack Of Ventilation,Light, Or Sanitary Facilities
Lack of ventilation, light, or sanitary facilities refers to substandard conditions which adversely
ism
affect the health and welfare of building occupants, e.g., residents, employees, or visitors. Typical
requirements for ventilation, light, and sanitary facilities include:
• Adequate mechanical ventilation for air circulation in spaces/rooms without
windows, i.e., bathrooms, and dust, odor or smoke producing activity areas;
Elgin Central Area TIF Eligibility Study 26
""" January 14, 2002
• Adequate natural light and ventilation by means of skylights or windows for interior
rooms/spaces, and proper window sizes with "openable" sections to provide the
*■ required amounts of ventilation based on the ratios of room size to window areas;
and
• Adequate sanitary facilities, i.e., garbage storage/enclosure, bathroom facilities, hot
water, and kitchens.
Conclusion
Conditions of the lack of ventilation, light, or sanitary facilities have not been documented as part
of the exterior survey and analyses undertaken within the Study Area.
11. Inadequate Utilities
Inadequate utilities refers to deficiencies in the capacity or condition of infrastructure which
services apropertyor area, includingbut not limited to, storm drainage, water supply,
g � sanitary
sewers, gas and electricity lines.
Discussion
p,„ Based on City documentation, existing water supply lines include 4-inch lines in approximately 25
to 30 percent of the area and 6-inch lines in 60 percent of the Study Area. The Illinois
Environmental Protection Agency water standards recommend no less than 6-inch lines and prefer
pp 8-to-10 inch lines as standard systems to provide adequate supply and pressure. Based on these
criteria, the entire Study Area is inadequately served by undersized water supply lines resulting in
limited flow and pressure. The northwest portion of the Study Area, west of the Fox River, is
primarily served by private wells within the residential portions and 4- and 6-inch supply lines
elsewhere.
*' With the exception of the northwest area which lacks storm sewers and is serviced primarily by
septic sanitary systems, the Study Area is generally served by a combined storm and sanitary sewer
line system—a condition typical of most older established communities.
Conclusion
Poo
The undersized water supply line system throughout the Study Area and the inadequate utility
systems in the northwest portion of the Study Area constitute a sufficient presence that the factor of
"inadequate utilities"is present to a major extent.
Elgin Central Area TIF Eligibility Study 27
*�* January 14, 2002
12. Excessive Land Coverage
�,. Excessive land coverage refers to the over-intensive use of property and the crowding of buildings
and accessory facilities onto a site. Problem conditions include buildings either improperly situated
} on a parcel or located on parcels of inadequate size and shape in relation to present-day standards of
w• development for health and safety. The resulting inadequate conditions include such factors as
insufficient provision for natural light and air, an increased threat of spread of fires due to close
proximity to nearby buildings, lack of adequate or proper access to a public right-of-way, lack of
• required off-street parking and inadequate provision for loading, service and storage.
Discussion
•
= Excessive land coverage includes parcels where building coverage is at or near 100 percent of the
lot or parcels, including single parcels with multiple buildings. Both of these types of building/lot
configurations restrict the amount of space available for off-street parking, loading or service. This
condition is widespread throughout the blocks of the central business district.
Conclusion
Blocks in which 20 percent or more of the sites or land area is impacted by excessive land
coverage are indicated as characterized by the presence of excessive land coverage to a major
extent. Blocks in which less than 20 percent of the sites or land area indicates excessive land
coverage are indicated as characterized by the presence of excessive land coverage to a limited
extent.
■. The results of the analysis indicate that the factor of "excessive land coverage" is present to a
major extent in 22 blocks and to a limited extent in 27 blocks.
13. Deleterious Land-Use Or Layout
Deleterious land-uses include all instances of incompatible land-use relationships, single-purpose
buildings converted and added on to accommodate other activities,buildings which are occupied by
inappropriate mixed-uses, or uses which may be considered noxious, offensive, or environmentally
unsuitable.
Deleterious layout includes improper or obsolete platting of the land, inadequate street layout, and
A• parcels of inadequate size or shape to meet contemporary development standards. It also includes
evidence of improper layout of buildings on parcels and in relation to other buildings.
AA.
Elgin Central Area TIF Eligibility Study 28
• January 14, 2002
fq
OM
mw
Discussion
I. Improper Platting/Layout. Improper platting/layout in the Study Area includes parcels of limited
size and depth, including parcels with widths of less than 20 feet and between 20 and 25 feet.
These narrow parcels are found predominantly in the central business district blocks. Improper
- platting/layout also includes blocks containing parcels with multiple buildings and blocks with
interior land-locked parcels or parcels that are only accessible by alleys. Another indicator of
improper/platting layout is the location of two residential areas in floodplain areas adjacent to the
• Fox River and are not suitable for development, including (i) the area on the northwest side of the
Fox River and (ii) the area east of the Fox River at the far south end of the Study Area between
Wellington Avenue and the Fox River.
Deleterious (Incompatible) Land-Use. Residential uses are inappropriately located adjacent to
commercial, industrial or public uses along several areas of the Dundee Avenue/Villa Street
corridor and in blocks around the perimeter of the central business district. In addition, several
commercial or industrial uses are inappropriately located in blocks which are predominantly
residential.
Conclusion
Blocks in which 20 percent or more of all properties indicate deleterious land use or layout are
indicated as characterized by the presence of deleterious land use or layout to a major extent.
.. Blocks in which less than 20 percent of the properties indicate deleterious land use or layout are
indicated as characterized by the presence of deleterious land use or layout to a limited extent.
�*
"Deleterious land-use or layout"exists to a major extent in 45 blocks and to a limited extent in 48
blocks in the Study Area.
OP
14. Depreciation Of Physical Maintenance
"" Depreciation of physical maintenance refers to the effects of deferred maintenance and the lack of
maintenance of the buildings, parking areas and public improvements, including alleys, curbs and
gutters,walks, and streets. The presence of this factor within the Study Area includes:
• Buildings. Of the total 1,927 buildings, 915 (47.5 percent) contain defects and exhibit
general deterioration and related deferred maintenance of exterior walls, windows,
doors,roofs, fascias, gutters, downspouts, and porches.
• Front yard, side yards, parking, storage areas and vacant lots. Properties affected
include 37 parcels in 30 blocks which contain deteriorated concrete or gravel surfaces
PP
Elgin Central Area TIF Eligibility Study 29
um January 14, 2002
IMO
of yards, parking, and storage areas which are deteriorated and poorly maintained with
weeds and debris.
""' • Alleys and streets. Deteriorated and irregular alleys exist primarily in the blocks of the
central business district. Deteriorated street pavement, curbs, gutters or streets with
semi-permanent surfaces include the streets in the northwest portion of the Study Area,
west of the Fox River and portions of Ludeka Place, Symphony Way, Crystal, Daniels,
Lincoln, Cooper and Wellington Avenues, and Ball, Bird, Pine, Schiller, Hendee,
McBride,Brook, and Water Streets.
Conclusion
Blocks in which 40 percent or more of the buildings, premises or sites exhibit depreciation of
physical maintenance are indicated as characterized by the presence of depreciation of physical
imp maintenance to a major extent. Block in which less than 40 percent of the buildings, premises or
sites exhibit depreciation of physical maintenance are characterized by the presence of
depreciation of physical maintenance to a limited extent.
o• The results of the survey and analyses of"depreciation of physical maintenance"within the Study
Area indicate that this factor exists to a major extent in 81 blocks and to a limited extent in 77
blocks.
15. Lack Of Community Planning
Discussion
OP
The Study Area encompasses the City's oldest settlement area, the core of which was developed in
"- the late nineteenth and early twentieth centuries. Much of the development pattern for this area
reflects the parcel-by-parcel approach to development typical of growing mercantile/industrial
towns at the turn of the century. In addition, many of the current block and use patterns are based
on the early patterns that were first established without the benefit of development controls or a
plan with reasonable policies and standards for development. The sustained impact of the lack of
community planning is evidenced in a variety of ways throughout the Study Area, including the
"a age, design, size and layout of buildings, arrangement and mix of parcels, proximity of
incompatible uses, and building conversions.
Conclusion
N, "Lack of community planning"as a factor is present to a major extent throughout the Study Area.
ise
Elgin Central Area TIF Eligibility Study 30
January 14, 2002
PO
IV. ELIGIBILITY CONCLUSIONS
s•
The Study Area meets the requirements of the Act for designation as a Conservation Area. Of the
total 1,927 buildings, 1853 (96.2 percent) exceed 35 years of age. In addition to age, there is a
ow
reasonable presence and distribution of eleven of the fourteen factors listed in the Act. These factors
include:
1. Dilapidation
2. Obsolescence
3. Deterioration
4. Structures below minimum code standards
5. Excessive vacancies
6. Overcrowding of structures and community facilities
7. Inadequate utilities
8. Excessive land coverage
w..
9. Deleterious land-use or layout
10. Depreciation of physical maintenance
11. Lack of community planning
• The distribution of conservation factors is indicated in Table 3 and illustrated in Figure 4,
Distribution of Conservation Factors.
"" The conclusion of this Eligibility Study is that the Study Area is in need of revitalization and guided
growth to ensure that it will contribute to the long-term physical, economic, and social well-being
of this central area of the City. The Study Area is not yet a blighted area but appears to be declining
and deteriorating and may become a blighted area. The presence of the conservation factors
indicates that the Study Area has not been subject to sound growth and development through
investment by private enterprise, and would not reasonably be anticipated to be developed without
wo
the adoption of the redevelopment plan for the Study Area, of which this Eligibility Study is a
part.
■.
OPP
Elgin Central Area TIF Eligibility Study 31
January 14, 2002
Or
�E:
i i i I I I I i i ' 1 ~ 1 ' 1 ' 1 ` I ' I ' i i i
TABLE 3: Distribution of Conservation Factors • = Factor Present to a Major Extent
WEST SIDE OF RIVER 0 = Factor Present to a Limited Extent
Z.
1:11c o
C U C 0 5 s` -° 0 0 ° w
o 0 - 0 a -0 0 0 °i :: a) w. Total
:«. o co w 0 0 > d 3 J O N > a) 3 ca cu 0 rn
d C v 'y .5 0 r_ 0- H 0 o .r, u CID, c C .a Factors
Block Sidwell Block 0 R w ar o 0 c u F m , v w 0 > '' y n 6, E c Present in
Count Number Q p p o m , ins) , w > O i > , c o w c°, o = o o. E _i 0 o. Block
1 11-127/ 11-201 • • • • • • 5
2 11-128 • • • • • • 6
3 11-129 • • • • • 5
4 11-130/11-202 • • • 0 • _ • • • 7
5 11-131 / 11-205 • 0 • 0 • • • • 7
6 11-176 • • • 0 • • • 6
7 11-177 • • • • • 0 • • • 8
8 11-178/11-251 • • • • _ • • • 6
9 11-179 • • 0 0 • • • • 7
10 I 11-180/11-254 • • • • 4
w 11 11-203 • • • • • • 5
`v 12 11-204 • _ • • 3
13 11-206 • • • • 4
14 11-207 • • • 3
15 11-252 • _ • • 3
16 11-253 • • • • 4
17 11-330 • • • • • • • 6
18 11-331 • • 2
19 11-384 • • 0 0 • 0 0 0 • 8
_20 11-385 •• • 0 •• • _ • 0 • 7
21 11-386 0 0 0 • •• •• 0 •• 7 —
22 13-356/14-480 • C • 2
23 13-357 • • 0 0 0 • • • • 8
24 14-201 • 0 • • • • 5
25 14-202 • • • • • • 5
26 14-203A " " ` ' ` • • • 3
27 14-203 B • • • 2
28 14-204 • • • • • • • • • 8
29 14-251 • • 0 0 "• • 0 • 7
30 14-253 • • • • 0 • 0 • 7
31 14-256 • • • • • . • • • • • 9
! I I I I I I I I a a I I i I I I ' I I
TABLE 3: Distribution of Conservation Factors • = Factor Present to a Major Extent
WEST SIDE OF RIVER 0 = Factor Present to a Limited Extent
-a c o
0 rn
u C C = co R C d
O d ° d H o C ..>+'
° a' Total
w u R U) m o > d 3 J o N > d O m R a a,
C `o > ; u •y 5 o W. R 2, y •to o 7, - m o m c Factors
Block Sidwell Block a) m h w - ` c 0 0 d u c m ' � > w m a >,.'- -se E Present in
Count Number a — '° m d ii x co > co m c " 1110 _ 0K ° d H d t O ° — Block
a o 0 , o = , t6 .0 w > , 0 _1 > > a o o- E _iOa
32 14-259 • 0 • 0 0 • • • • 8
-
33 14-260 • 0 • • • 4
34 14-261 • 0 • 0 • 4
35 14-262 0
36 14-406 • • • • • • • • • • 9
37 14-426/ 14-427 • 0 0 0 0 0 • • • 0 i • 1 10
38 14-428/ 14-430 • _ s 0 0 • • • • • • 8
39 14-429 • 0 0 0 • 0 • 0 • 1 8
40 14-431 • 0 0 0 • • • 0 •• 8
41 14-457 • • • • 3
w 42 14-476 • • • 0 0 0 • • • • 7 9
43 14-478 • • 0 • • • • 1 6
44 14-479 • • _ • • • 1 6
45 23-228 • • 0 • • 1 • • • 7
46 23-231 • • 0 0 • • • 6
47 1 23-232 • • 0 0 _ 0 • • • • • 9
48 23-234 • • 0 • • • 5
49 24-101 0
50 24-102 • • • • 0 0 • • • • • 10
51 24-105 • • • to • • • • 7
52 24-153 • • • • • • • 1 • • 8
lab
P -
0 W —
CCCCO -4 -4 - -4 -4 -4 -41vC0) 0) �,�oC) C) C) C) C) 0, (4, 0, (7, (3, c, c, O rn D
CO N - O CD CO -.4 D) 01 A CO N J O (D Cb —1 D) CT A CO N J C3 (D W -4 C7) 01 A W C a N w
N m
r- Ulm
- cn C "
ryZ a m 0
J J J J J J J J Al J J J J J J J J J J J .JJ. ...1 -a J. J J J J Al. N
N N N N N N N N N N N N N N N N N N N J .-• --• --+ -.. J J J J J J C) Cm 0 u r
W W CO W W W W W N N N N N N N N N N N A A A A A A A A A1. N -- 3 - -n
CA CA 01 CT cT co co N U1 U1 CT 01 cT 01 U1 CT CO Co J CO CO CO CO CO co CT Ui CA CD N -a Cr CO
J O OD Co V W J (0 CD CO V Q) Ui A W N C W N -1 CT CA A CO N W N --i J CT -+ CD LT
'
O
m rt
01CTI . _
O Mr
0
• • • • • • • • • • • • • • • • • (III • • • • • • •I• • • • • Age ~`
n
• • • Dilapidation N
o
. — -- — 2
d
• • • • () • • 00 • • 0 • 0 • • . 00 • • • • • • • • • • 0 Obsolescence c
-.-_- *. -- - -_ -, Eft7
0000 . 000 • • 00 . 00 • 0000000 • • • 00 • Deterioration n
o"
Illegal Use o
in
00 000000 • 0 00 • 00000 0 . 0 . 0 • Structures
below code
0 • 0 0 0 • • Excessive
_ Vacancies M`
0 • • • 0 • 0 0 Overcrowding
r
Lack of Light,
Ventilation
Inadequate
• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Utilities
Excessive land "`
• • 0 0 • • 0� • • • O 0 • 0 •
coverage
u u
0 0 0 0 0 • • 0 0 • • 0 0 • • • • Deleterious land co v ,•,
use C) 0
Depreciation of m m
0000 . 0000 • 00 . 00 • 000 . 000 • • • 0 • physical > > MI
maintenance $ o
Lack of
se
• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Community m7 o '
Planning aX
v m
we
W ye) -1
✓ V -4 CD -! CD -J CO co O co D) co -J CO A CO U1 Co V -1 CO C) U1 -4 CD CA O -4 A CO 0 CD 7 O 01
x 7 N
, 7
r
ma
TABLE 3: Distribution of Conservation Factors • = Factor Present to a Major Extent
EAST SIDE OF RIVER 0 = Factor Present to a Limited Extent
C o
CD rn c CO
c c c c c m c m
° m 55 °' m w c = • Total
o u ig m CD 0 2Ni c > m 3 Zi o R > m o o m •c
v o o = c ,n •� 2 w- 3 v, •N •.-.. Ti CO C w- c Factors
Block Sidwell Block m CO °° ar a, 2 _o m a L u 45 -ma = an d m t H 5 t E c Present in
Count Number °' - 01 °' •`• m X03 > 0 m CO r X0 Win 0 .0n3 10 ° `-° Block
Q 6 O 6 = o, .0 w > 0 > > w o G ° 00. E -10 ii:
84 12-362 • • • • •_ • • • • 7
85 12-376 • 0 O _- 0 • O _ 0 1 • 7
86 12-377 • 0 • 0 0 • 5
87 12-379 • • O 0 0 •• 0 O _ 0 • 9
88 12-380/12-451 • • 0 - 0 ' 0 • 0 0 • 8
89 12-381 /12-454 • 0 O _ 0 _ 0 0 • 0 0 • 9
90 12-382/ 12-456 • 0 0 0 0 • 0 • 7
91 12-383/12-460 • 0 • 0 0 0 • 0 • • 9
92 12-401 • • 0 0 0 • • 0 0 • 9
93 12-402 • 0 0 0 • 0 0 0 • 8
w 94 1 12-405 •• • O _ 0 0 •• _ 0 0 •• 8
95 13-101 • • O 0 • 0 0 0 • 8
96 13-102 • 1 0 • 0 0 • • • 7
97 , 13-103 • • O 0 0 •• 0 • 7
98 13-104 • • • _ 0 0 0 • _ • • 8
99 13-105 • • • 0 0 • • • 7
100 13-106 _ • _ • 0 0 0 • 0 0 • 8
101 13-107 • _ 0 0 • • 0 • 6
102 13-108 • 0 • • • • • 0 • 8
103 13-109 • • • • • • 0 • • _ • 9 _
104 13-126 • 0 0 0 0 • 0 0 • 8
105 13-127/ 13-201 • _ _ O 0 0 0 •• 0 •• _ 7
106 13-128 • • • 0 0 • • • 7
107 13-129/13-203 5 • •• 0 0 •• 0 •_ • • 8
108 13-130 • • • O •• • • 6
109 13-131 • • • - 0 0 0 • 1 • • 8
110 13-132/13-206 • • _ 0 _ 0 0 0 • _ 0 • 8 -
111 13-133/13-209 • • O • • • 0 0 • 8
112 13-151 • • • 0 0 0 • 0 • • • 10
113 13-152 • • _ 2
114 13-153 • • 0 0 1 0 I • 0 0 • 8
I '' 1 ' 1 * 1 ! i 1 ! I i i 4' 1 4 1 1 - 1 & 1 ' 1 '' 1 t
TABLE 3: Distribution of Conservation Factors • = Factor Present to a Major Extent
EAST SIDE OF RIVER 0 = Factor Present to a Limited Extent
'n4-
m c o
o v C s C CO- c CD
O d 'i3 rn C d0
o o w. m h -o d m o t*6 0> 0 ' o c6 Total
P d `o 0 > u .y u 0 .4- a Q ai .y R d ti v c o Factors
Block Bidwell Block m Co U) ,a; as 5 o o u d () c v = 5cn > an d p, >,c u co
Present in
Count Number cn — � 0 0 b d x10 > co m i0 +• x o m w 0 t t6 `0 0 Block
Q b O = to .n w > 0 _I > .E w c) 0 = 0 a E _I
115 13-154 • • • 0 0 • • • 7
116 13-155 • 0 0 0 0 • 0 0 • 8
117 13-156 • • 0 0 • r • _ 0 • • 8
118 13-157 • 0 • • I • 4
119 13-158 • r • • • 3
120 13-159 • 0 _ • • 0 • 5
121 13-160 • 0 • 0 0 • 5
122 13-161 • • 0 • • • • 6
123 13-176 , 5 • 0 0 0 ` • 0 • 7
124 I 13-177 • • • O 0 • 0 • • 1 8
w 125 13-179 • • 1 0 0j O i 0 • 0 I 0 • 1 9
a.
126 13-180 • • 0 0 0 1 0 • 0 1 0 • 9
127 13-181 • • 0 0 0 • 0 • 7
128 13-182 • 0 0 0 0 0 • 0 • 8
129 13-183 • 0 0 0 • 0 0 • 7
130 13-204/205 • • 2
131 13-301 /302 • • 0 • • • • 0 • 8
132 13-303 • • 0 0 • • • • 7
133 13-304 • • 0 0 0 ` 0 • 0 • • 9
134 13-305/306 • • 0 0 • 1 • • • 0 r • 9
135 13-307 • • 0 0 0 • • 0 0 • • 10
136 13-308 • • _ 0 0 0 • • • 7
137 13-309/310 • • O 0 • 0 • 0 • 8
138 13-311 _ • 0 0 0 0 • • • 7
139 13-326 5 0 I • • • 4
140 13-327 • • 0 0 • • _ 1 0 • 7
141 13-328 0
142 13-329 • 0 0 0 • • • • 7
143 13-330 • 0 0 0 0 0 • • • 8
144 13-331 • • 0 0 • 0 0 • 7
145 13-332 • • 0 0 0 • • • 7
1 ' 1 ' 1 - 1 # 1 ' 1 I 1 . 1 1 ' 1 1 I t i 1 - 1 , 1 1 1
TABLE 3: Distribution of Conservation Factors • = Factor Present to a Major Extent
EAST SIDE OF RIVER 0 = Factor Present to a Limited Extent
v ,�
'o c o
•
c 0 °
o c c a,
c c 0 H o =
E
o d awm43 m 'o °' c a > oya •c
Total
:ot0 a)u (Do > 3 _io m a,
-o m . Lv u, 'u o c7,. can) • L U Rc c Factors s
` EEcBlock Sidwell Block ao ` _ 3 ; N �> -Y wcm = m m m m y c Present i
n
a, — .a w m w m x ci va, , r x o7, srFRo
co
Count Number a p o o = co .o w > o _1 > 5 m w u cm o a E m o a Block
146 13-353/13-354 • 0 0 • _ • • • I 6
147 13-355 f • 1
148 13-376 • _ • 0 0 0 0 _ • • • 8
149 13-377 • • 0 0 0 0 • 0 • 8
150 13-378 • • 0 •• 1 0 0 • 0 • • 9
151 13-379 • 0 0 0 • • •• 6
152
0 0
•
0 •
•
153 13-381-/324-127 • • 0 - 0 _ 0 O` I • 0 0 • • 10
154 13-382 • 0 0 0 0 • 0 0 0 • 9
155 13-403 I • • • 3
w 156 14-226 • • • • • • • _ 6
157 14-227 • • • I • • • • • 8
158 14-228 • • I • 0 0 • 0 • • 8
159 14-229 • • • • I • • • 6
160 14-230/14-231 • • • • 0 • • 6
161 14-232/ 14-233 • • • • • • • 0 • • 9
162 14-234 • 0 0 • 0 • 0 • 7
163 14-236 • • • • • 0 0 • 0 0 • • 11
164 14-237 • • • • 0 0 • • • 8
165 14-238 • • 0 , 0 , 0 • 0 0 • 8
166 14-239 1 0 I- • 0 • 4
167 14-240 0 0 1 • 0 0 • 6
168 14-241 0 0 I • 0 • 5
169 I 14-242 • • • • 0 • • 6
I
170 14-276/ 14-277 0 I 0 0 I 4
171 14-278 • • 0 0 • 4
172 14-279 • 0 0 • • • 5
173 14-280/14-281 • 0 _ 0 0 0 • 0 • 7
174 14-282 • • - • 0 • 4
175 14-283 • • 0 • _ - • 0 • 6
176 14-284/ 14-285 • 0 0 •• • 0 • 6
TABLE 3: Distribution of Conservation Factors • = Factor Present to a Major Extent
EAST SIDE OF RIVER 0 = Factor Present to a Limited Extent
v ,I-
-a O
0 c c r c_co f6 c 0
o w -a a, m
c c 0 Q, a O >+
'F, 0 c 0 2 0 0 0 $ J O CO > C, 0 CO O CO) Total
ca a L m 3 0 a '� o 95 15 c a 'a a, •c Z ro c 9- = c Factors
c, o o Ta 3 m e -g �. d•..-_' m `m �ri)' L 'v, _c Y E c Present in
Block Sidwell Block . m c .La. oii) x 0 > 0 d c�a w, x o m d r c° o `°
Count Number Q p O O = cn w > O -I > c 7 w c, o 7 0 a E .� 0 a Block
177 14-432 • • O • • • 5
178 14-433 • • 0 • • • • • 7
179 14-434 • • 0 0 • • • • • 0 • 10
180 14-435 • • O O • • • • • 8
181 24-126 _ • 0 • • 3
182 24-176 • • • 0 • • • • 7
183 24-177 • 0 ' 0 • 0 0 • •• • • 9
184 24-326 • • I • 1 • • • I • 6
Total Blocks with the Factor Present(Both sides of river)1 1 1 _
Major Extent 161 9 96 61 0 36 23 17 0 180 22 45 811 180
w Limited Extent 0 1 40 98 0 93 f 37 54 0 0 27 48 77 0
00
184 Total 161 10 136 159 0 129 60 71 0 180 49 93 158 1801