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